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Home Equity Sharing Agreements in Washington

Home Equity Sharing Agreements (HESAs) are a growing form of nontraditional financial service that allow homeowners to access a lump-sum payment in exchange for a share of their home’s future value. These agreements are increasingly marketed to homeowners who may not qualify for traditional home equity products, including seniors, communities of color, and others experiencing financial hardship. In response, the Washington State Department of Financial Institutions has partnered with a research team from Washington State University and University of Washington to assess the growth, use, and regulatory implications of HESAs across the state. This interdisciplinary team is conducting a comprehensive study of HESA market trends, contract terms, and homeowner experiences, with a particular focus on the product’s impact on vulnerable populations and potential consumer protection concerns.

Media Coverage

WSU Insider

Two people standing outside a suburban single family home

Sociology professor leads investigation into new financial products for homeowners

Read the Article

Housingwire

Washington State Capitol Building

Washington Legislature requests study of home equity investment products

Read the Article

The research team is:

  • Analyzing the structure, terms, and costs of Home Equity Sharing Agreements (HESAs) using provider data, public records, and homeowner interviews.
  • Assessing how HESAs impact vulnerable populations, including seniors and communities of color, and comparing HESAs to traditional home equity products.
  • Evaluating regulatory gaps and legal ambiguity surrounding HESAs, including their treatment under state and federal lending laws.
  • Conducting simulations to model homeowner outcomes under different home appreciation scenarios and contract terms.
  • Gathering homeowner perspectives to identify factors that shape positive and negative experiences with HESAs.
  • Producing a final report with key findings, policy implications, and recommendations to inform regulatory efforts and consumer protection strategies in Washington State.

aDepartment of Sociology, Washington State University, Pullman, Washington
bEvans School of Public Policy & Governance, University of Washington, Seattle, Washington
cRunstad Department of Real Estate, University of Washington, Seattle, Washington

General inquiries about the project may be addressed to: mariana.amorim@wsu.edu.

Raise the Age

Research shows that brain development continues into a person’s mid-20s, affecting judgment, impulse control, and decision-making. In response, the Evans Policy Innovation Collaborative (EPIC) is partnering with the Raise the Age Workgroup, co-led by the Washington State Department of Children Youth & Families Office of Juvenile Justice and the Washington State Partnership Council on Juvenile Justice to support recommendations regarding the implementation of juvenile court jurisdiction expansion to encompass 18, 19, and 20-year-olds. EPIC is specifically supporting two analyses, one on the impact of expanding juvenile court jurisdiction on service provision for juveniles and emerging adults, and one on a benefits-cost analysis of the expansion. 

From July 2024 to June 2025, EPIC is: 

  • Mapping services and supports available to at-risk and justice-involved youth across Washington State. 
  • Assessing the specific needs of Emerging Adults (ages 18–21) compared to younger youth (ages 12–17) and evaluate whether current services can meet those needs. 
  • Analyzing the impact of expanding juvenile court jurisdiction—including service capacity, infrastructure, and provider readiness. 
  • Gathering input from stakeholders and conduct cost-benefit analyses to estimate investment needs and potential savings. 
  • Publishing two reports with analyses, findings, recommendations for the workgroup 

General inquiries about the project may be addressed to: evansepic@uw.edu.

Postsecondary Education in Washington

Washington stands out nationally for its robust network of 34 community colleges and six public universities. The state has also earned recognition as a pioneer in longitudinal data systems that connect education directly to workforce outcomes. Building on these powerful foundations, we collaborate with state agencies, policy innovators, and diverse stakeholders to equitably transform Washington’s higher education landscape. Our dynamic initiatives have tackled transfer pathway redesign, expanded community college baccalaureate opportunities, improved data utilization in CTE programs, and forged strategic partnerships with individual institutions to boost student success.

Publications

Washington State Ballots Project

Washington State is known for having one of the most effective voting processes in the country, with an efficient mail-in ballot process that provides for wide-spread access to the voting process. However, the February 1, 2022 State Auditor’s analysis of the 2020 Election determined there may be systemic variations occurring due to problems with signature verification. The report indicates disparate rates of signature rejections across Washington counties, namely in rural counties and among communities of color. The Evans Policy Innovation Collaborative (EPIC) is working alongside the Secretary of State’s Office to explore practices noted in the report along with investigating individual voters’ understanding and communication around the signature verification process, and education and outreach methods.

This study poses several research questions to better understand voter experiences with ballot rejection and curing processes:

  • How do voters experience the vote-by-mail, ballot return, and ballot curing processes?
  • Using longitudinal voter-level and county-level ballot data, how have trends and patterns in ballot rejections varied over time? Do rates of ballot rejections vary by voter demographics or geographic location? How do the reasons for which ballots are rejected vary over time, voter demographics, and geographic location?
  • To what extent are challenged ballots cured by voters? How do cure rates vary by voter demographics and geographic location?
  • What are common and best practices used by county elections offices to process ballots and support voters’ efforts to cure ballots?

Key study components include:

  • Analysis of Ballot Data: The team analyzed voter- and county-level ballot data from the past 10 years of primary and general elections to analyze trends in ballot rejections across the state, with particular attention to variation by age, race, and geography.
  • Engagement with County elections Office Staff: The team interviewed county auditors and election staff in Washington State to understand current practices and expenditures around ballot curing and voter outreach as well as offer feasible recommendations based on each county’s unique demographics and resources. The project team also visited several counties in-person to tour and observe office activities during elections.
  • Engagement with Voters: The team conducted surveys and interviews with voters in Washington State who had ballots rejected in recent elections to understand their interactions with the curing process.
  • Engagement with Community Organizations: The team engaged local and statewide community organizations to understand their work to educate voters about vote-by-mail and ballot curing processes.
  • Project Advisory Board: A group of national experts in the field of ballot design, curing, and voter engagement reviewed the study design, commented on analyses, and provided recommendations to reduce the number of rejected ballots in Washington State.

Several key findings emerge about voters’ experiences with vote-by-mail in Washington State:

  • From 2012 to 2022, voters in Washington State cast nearly 45 million ballots in primary and general elections.
  • Overall, 1.5 percent of all primary ballots cast and 1.1 percent of general election ballots cast were rejected across elections from 2012 to 2022.
  • Roughly 25,000 to 35,000 ballots were rejected statewide in each general election since 2012.
  • A very small percentage of all ballots cast were rejected for missing a signature or having a signature that does not match what is on file – usually about 0.5 to 0.6 percent of all ballots cast.
  • Roughly half of all ballots rejected in primary elections and in many general elections arrive late to county offices.
  • There is evidence that voters of color often have higher ballot rejection rates than White voters. For example, Hispanic and Asian voters had ballots rejected at twice the rate of White voters in the 2020 General Election (1.3 percent and 1.2 percent versus 0.6 percent). Black voters experienced ballot rejections in the 2020 General Election at a rate about fifty percent higher than White voters (0.9 percent versus 0.6 percent).
  • Self-identifying male voters have slightly higher ballot rejection rates than self-identifying female voters in both primary and general elections.
  • Younger voters have a much higher ballot rejection rate than older voters. Nearly 5 percent of voters 18 to 25 years old had ballots rejected in the 2022 general election, compared to 0.8 percent of voters 46 to 65 years old and 0.3 percent of voters 66 or over. Younger voters are much more likely to have ballots rejected due to signature mismatch than older voters.
  • In primary and general elections since 2020, about 60 percent of ballots with signature challenges (missing signature or mismatched signature) have been cured before county elections officials submit election results to the State.

The report concludes with recommendations for research, policy, and practice to reduce the number of rejected ballots, increase ballot cure rates, and improve the voter experience in Washington State:

Ballot Envelope Design

  • Employ five ballot envelope design principles that would enhance the voter experience:
    1. Make the text easier to read;
    2. Use visual cues to draw attention to important information;
    3. Create space between sections;
    4. Create a clear layout;
    5. Put information where voters will find it.

Future Research

  • Continue to examine racial and ethnic differences in ballot rejection rates.
  • Pursue research collaboration with county elections offices to measure the impact of innovative practices, such as methods of contacting voters, automatic signature verification, modified cure letter formats and methods of verification, or new ballot processing technology.
  • Investigate the impact over time of mailed signature update letters on the voter experience.
  • Pursue additional research in collaboration with tribal communities to identify obstacles and barriers facing Native American voters in Washington State.
  • Fund the work of the Washington State Election Database at the Center for Studies in Demography & Ecology (CSDE) at the University of Washington.
  • Test to evaluate areas impacting voters such as timing and methods of ballot cure notices, local contexts like drop boxes and competitive elections, and signature quality across platforms.

A Stronger Role for Community-based Organizations

  • Encourage community-based organizations to encourage voters to return ballots early and help voters learn about ballot processing and signature verification.

Strengthening Elections Administration Practice

  • Provide greater state funding for county ballot processing technology.
  • Provide state support to ensure all county elections websites provide standard information, translated materials, and links to ballot-tracking features of VoteWA.
  • Invest in regular peer learning and engagement activities for county elections staff and external groups to share innovative practices and elections administration solutions.
  • Develop statewide outreach or educational programs to inform voters about the signature verification process.
  • Encourage county elections offices to offer voters regular opportunities to provided updated signatures.
  • Create intentional partnerships with community-based organizations that work within historically marginalized communities more likely to have their ballot rejected.
  • Provide additional signature verification trainings for county elections staff and modify current signature verification trainings to ensure positive framing.

State Elections Law and Regulation

  • Update standards for ballot envelope design and ballot cure notices statewide to ensure they contain language that is easy to understand across all reading levels and for voters who prefer voting materials in a language other than English.
  • Move towards greater standardization of county administrative processes pertaining to signature verification and ballot curing.
  • Invite voters to provide self-reported race and ethnic identity at the time of voter registration.
  • Explore the extent to which ballot drop boxes could be enhanced to prevent missing signatures.
  • Scott W. Allard
  • Cali Jahn
  • Keala Aronowitz
  • Megan Ming Francis
  • Will von Geldern
  • Jessika Gill
  • Jake Grumbach
  • AK Sterling
  • Joshua Varela
  • Isaiah Wright

General inquiries about the project may be addressed to: evansepic@uw.edu.

Postsecondary Education and Employment Research Projects (PEERs)

Through collaborative research projects with community colleges, state higher education agencies, colleges and universities, and others, Postsecondary Education and Employment Research Projects (PEERs) centers its work on generating knowledge to create focused, organized, and persistent initiatives that can create equitable solutions to today’s education and workforce challenges.

Through a range of methodological approaches, the projects we take on seek to identify and address inequities that hinder American higher education from delivering on its promise to students and center community colleges as engines for opportunity and workforce development.

Click on the links below to learn more about recent PEERs research and publications.

RESEARCH PROJECTS

PUBLICATIONS

NEW & UPDATES

WHO WE ARE

Research Projects

Community College Bachelor's Degrees

We produce high-quality research, and research-to-practice information on the scale, implementation, and outcomes of bachelor’s degrees offered by community colleges nationwide.

Postsecondary Education in Washington

Through partnerships with the Washington State Board for Community and Technical Colleges, individual community colleges, and others we research new and innovative approaches to meaningful education credentials.

Community College STEM Transfer

As part of the Community College S-STEM Network (CCSN), an NSF sponsored research hub, we generate, translate and amplify research on low-income community college STEM student decision-making and pathways.

Five students sit around a table studying

Career and Technical Education

Our research focuses on the programs, quality, and academic and career outcomes of postsecondary CTE, especially CTE programs centered in community colleges.

 

Publications

Scholarly works published by our team are posted here as well as on the corresponding research project webpage. All of our reports, briefs, conference papers, academic publications and scholarly papers are externally reviewed by at least one peer reviewer who is a scholar in the field of expertise associated with the publication.

News & Updates

Who We Are

Grant Blume

Grant Blume headshot
Associate Teaching Professor;
Undergraduate Program Director
PAR 240 C

Debra Bragg

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President of Bragg and Associates, Inc.

Elizabeth Meza

Meza Headshot
Senior Research Scientist

NOVA Highlights Research by EPIC on Ballot Rejection Rates

Researchers present their findings on rejected mailed ballots in Washington State
Scott Allard (left) and Jake Grumbach (right) presenting findings of the Washington State Mailed Ballots project

Washingtonians have been voting by mail for over a decade and voter turnout in Washington routinely is among the highest in the country. Despite the success of vote-by-mail, a research study by the Evans School of Public Policy & Governance at the University of Washington examined why ballots are rejected to improve the voter experience and inform efforts by state and county leaders to continue to reduce the number of ballots rejected in any election.

The Evans Policy Innovation Collaborative (EPIC) worked alongside the Secretary of State’s Office to explore ballot signature verification practices along with investigating individual voters’ understanding and communication around the signature verification process, and education and outreach methods. Through an analysis of voter- and county-level ballot data from the past 10 years of primary and general elections along with engagements, interviews, and surveys of county elections staff, individual voters, and community organizations, and the added help of a project advisory board, several key findings about voters’ experiences with vote-by-mail in Washington emerged –

Between 2012 and 2022, Washington State voters cast nearly 45 million ballots in primary and general elections. Annually, 25,000 to 35,000 ballots are rejected, primarily due to late arrival, and some for missing or mismatched signatures (0.5 to 0.6% of all ballots). There is evidence that voters of color often have higher ballot rejection rates than White voters. Voters of color, such as Hispanic and Asian voters, faced rejection rates double that of White voters in the 2020 General Election. Black voters experienced rejection rates 50% higher than White voters. Male-identifying voters and younger voters also had higher rejection rates, with nearly 5% of ballots from voters aged 18-25 being rejected in the 2022 general election. About 60% of ballots with signature issues have been corrected before final results are submitted since 2020.

NOVA and Northwest Public Broadcasting, launching a series on the significance and impact of data grabbed onto the importance of this work, particularly around the methods researchers employed to estimate race. Since Washington State does not collect racial data alongside voter registration, the study had to impute race to understand racial trends. While estimating race is not perfect, it is critical that we look at data to better understand how our systems, like electoral systems, impact and serve all people. All Washington voters should feel empowered and knowledgeable to vote.

The study concluded with a number of recommendations to improve the voter experience in Washington State and hopefully improve ballot rejection rates, including creating a universal ballot envelope design for all Washington counties, forging a stronger role and relationships with community-based organizations, encouraging increased opportunities for voters to update their signature on record, pursuing evaluation of innovative practices like text messaging and automatic signature verification, as well as plenty of opportunities for future research.

People Mentioned

Scott W. Allard

Scott Allard headshot
Daniel J. Evans Endowed Professor of Social Policy
(206) 221-4872

Cali Jahn

Innovation & Engagement Manager

Wolfle Action Lab @EPIC

The Wolfle Action Lab @EPIC is made possible by the Dael L. Wolfle Endowment for Excellence in Public Affairs. Established to honor Professor Wolfle’s (1906-2002) distinguished career and many contributions to the field of public affairs, the Action Lab supports the work of Evans School faculty and the Evans Policy Innovation Collaborative (EPIC) to convene noted scholars and practitioners and move forward solutions to the most urgent policy topics of the day.

The Wolfle Action Lab @EPIC is an important way to engage faculty in the school’s mission to “host communities to co-create solutions to pressing societal problems.” It is premised on the notion that dialogue and exchange across diverse fields of expertise is necessary for the development and adoption of solutions. The Action Lab draws upon the skilled facilitation tools of EPIC staff to host sessions where researchers, practitioners, those with expertise from lived experiences, and policymakers engage in meaningful dialogue across differences. More than simply sharing ideas, research findings, and perspectives, Wolfle Action Labs are intended to develop collaborative planning for program or system redesign, implementation strategies that can be administered in real-time, and feasible policy recommendations. The Wolfle Action Lab convenings and projects will operate consistently with the Evans School’s values of equity, courage, and public service.

Previous Projects

Policy textbooks abound but nearly all cover the same technical topics without any systematic analysis of how values drive policy decisions. In short, we face big questions that ought to center the perspective and experience of analysts who practice the art and craft of policy analysis:

  • Did the way you were trained actually translate to the work you do today?
  • How were you prepared — or unprepared — for your job as an analyst?
  • What does, or could it look like for you — and the policymakers for whom you work — to bring values into your policy analysis work?

These questions are enormously consequential when it comes to the role that policy analysis plays in addressing the urgent policy problems of our day.

In Spring 2025, we brought together policy analysts throughout the Pacific Northwest to explore questions of what policy analysis looks like in the field, how policy analysts perceive their analysis is used for public decision-making, and the type of training analysts need to excel in their work, especially in the context of values-powered policy analysis.

Project Team

Faculty:

Grant Blume

EPIC Staff:

AK Sterling
Amanda Bankston
Julianne Slate Weaver

As governments continue to lean into commitments to equity and anti-racism, they grapple with the challenges of how to actionably update their policies and processes to better collaborate with and service their constituent communities. At the local level, community-led approaches to change have the potential to be particularly effective, but can be challenging to implement in an authentic and effective way. In the Pacific Northwest, there have been many efforts to engage in this type of work by incorporating approaches informed by behavioral science, which attempt to center how people experience and engage with government policies. However, there is still a lack of extensive evidence-based best practices in this space that take an equity-forward approach to the work. Due to this, conversations that center equity and anti-racism often occur separately from conversations that center person-informed design and behavioral science approaches to pressing local issues.

In Spring 2024, we brought together leaders in both the academic and practitioner communities to explore questions of how to provide guidance and evidence-based best practices for those working at the local level on these issues. Through the unique combination of stakeholders engaged we will leverage the current state of the scholarly literature, while also being mindful of the practical constraints and challenges faced by actors within this level of government.

Project Team

Faculty:

Crystal Hall
Ines Jurcevic

EPIC Staff:

AK Sterling
Cali Jahn
Jessika Gill

Project for Civic Health

Almost daily, we see the challenges from the breakdown in civic dialogue—in the news, in community meetings, in national politics. Yet at the same time, people are also acting to counter divisiveness, develop community solutions to shared challenges, and improve dialogue across differences.

Concerned by the increasingly common dysfunction in governance at state legislatures around the country, Denny Heck, the Lt .Governor of Washington State, reached out to leaders at the Henry M. Jackson Foundation, University of Washington, and Washington State University. Together, we realized civic health demanded our collective attention. The Project for Civic Health was born.

The Office of the Lt. Governor began by convening roundtables in five Washington counties with elected officials and community leaders. Small groups gathered to talk more about the state of civic health, and, in the course of doing so, reminded each other of how much we have in common. The roundtable conversations have been distilled into a report, Common Ground for the Common Good. 

On October 19, 2023, the partners held a Civic Health Summit, where participants engaged in discussions sparked by the report that will be used to make recommendations for sustained action to improve our civic health in the State of Washington.

Visit Partnership Site

The Project for Civic Health was initiated by the Office of the Lieutenant Governor. Lieutenant Governor Denny Heck invited the Henry M. Jackson Foundation, the University of Washington Evans School of Public Policy and Government, and the William D. Ruckelshaus Center, a joint center of Washington State University and the University of Washington, to collaborate on the design and implementation of the project. The partnership was formed on a shared premise of concern for our democracy’s civic health. The partners agree that this problem is so complex that meaningful progress will require intentional and sustained effort. In other words, this is going to take a while. But we have observed an emphatic willingness to attack the problem, and an inspiring variety of efforts already underway in many Washington communities. So, yes, it may take a while, but we have many reasons to be encouraged. 

The Project initially includes two components: 

Roundtable Discussions 

The Office of the Lieutenant Governor convened a systematic exploration of the nature of the problem, its causes, and possible solutions by undertaking a series of confidential roundtable discussions around Washington State with a diverse set of stakeholders. A contracted author distilled those conversations as well as certain contextual information in the following preliminary report. 

This report reflects the views of the participants in the roundtable discussions. It is not intended to represent the views of the project partners. The report will serve as part of the basis for the Project’s second component, a day-long summit. 

Read the report: Common Ground for the Common Good.

Civic Health Summit 

On October 19, the partners held a day-long summit in which participants engaged in discussions sparked by the report that will be used to make recommendations for sustained action to improve our civic health in the State of Washington.

Read the Civic Health Summit Newsletter

Read the Civic Health Summit Proceedings

General inquiries about the project may be addressed to: evansepic@uw.edu.

Evans School research team studies ballot rejections to improve voter experience

Vote by mail ballot, envelope and pen on table

Registered voters in Washington State will be receiving their vote-by-mail ballots in the next few days. Washingtonians have been voting by mail for over a decade and voter turnout in Washington routinely is among the highest in the country. Despite the success of vote-by-mail, a research study by the Evans School of Public Policy & Governance at the University of Washington has been examining why ballots are rejected to improve the voter experience and inform efforts by state and county leaders to continue to reduce the number of ballots rejected in any election.  

For a ballot to be valid and counted, it must meet three conditions: Completed ballots must be placed in an official ballot drop box by 8 p.m. on election day or postmarked by election day. Ballot envelopes must be signed by the voter. And, that signature must match the voter’s signature on file with their county elections office. For most voters the signature to match is the one on your driver’s license or state ID, because people commonly register to vote when getting or updating their driver’s license and the Department of Licensing. 

County elections offices process ballots and decide whether the signature from the ballot envelope matches what is on file. Ballots without a signature or without a matching signature are thus “challenged” and voters have the opportunity to “cure” or correct their ballot. Counties send out ballot cure letters within 24 hours of a ballot being challenged, which invites voters to submit by mail or in-person a signature verification that cures the ballot. If voters have a phone number on file, they also should receive a phone call from their county election office. Challenged ballots are rejected if they are not cured at the time election results are certified, which occurs about three weeks after election day. 

Study director and Evans School Professor Scott Allard reports that roughly 98 to 99 percent of ballots cast in November elections since 2012 have arrived on time with an envelope signature that matches the voter’s signature on file. “Even with this level of success, far too many ballots are rejected each election,” according to Allard. Although each general election is a little different, the study finds that about one-half of rejected ballots in November elections without a presidential or midterm congressional election (a.k.a. off-off-year elections) are simply received late. “Off-off-year elections like those this November get less media attention and less public discussion, which makes it easier to forget to return your ballot on time,” Allard notes. 

Project team member Calista Jahn observed several counties processing ballots in November 2022, “it is clear from watching county election offices work that they process ballots carefully and securely and receive training in signature matching that ensures integrity in the voting process. Our election workers are focused on ensuring elections have integrity and that all valid ballots are counted.” The study finds that about 1 in 8 rejected ballots lack a signature, with roughly one-third of rejected ballots challenged for signature mismatches in off-off-year elections.  

UW researchers found, however, that about 60 percent of all challenged ballots in November elections are cured before counties certify their final election results. “While this shows that ballot curing processes work, we should still have it be a goal to reduce the number of ballots needing to be cured,” Allard said. 

The Evans School study team final report will be delivered to the Secretary of State in early November, but other key findings stand out as voters prepare to fill out their ballots in the next few weeks. 

With these results in mind, the study team offers three simple guidelines for voters this election season. “First, sign your envelope,” notes Professor Allard. “Second, when you sign your envelope – sign your name as you do on your driver’s license or state ID. Third, mail or deposit your ballot early – ideally the week before election day, which this year is on Tuesday, November 7, 2023. This will ensure your ballot arrives on time and that you have time to cure your ballot before election day, just in case you forget to sign the envelope or signed too quickly for there to be a good match.” 

Voters can go to the Secretary of State elections website and follow their ballot through processing. Allard recommends that voters contact their county election offices with any questions they have about their ballot. He notes that voters also can go to their county election office websites to learn more about vote-by-mail and about ballot curing processes. “Sign your envelope, sign with your license signature, and return your ballot early,” encourages Allard. 

People Mentioned

Scott W. Allard

Scott Allard headshot
Daniel J. Evans Endowed Professor of Social Policy
(206) 221-4872

Cali Jahn

Innovation & Engagement Manager