HUD Tenants Form Association, Win Big

HUD tenants recently had concerns about bed bugs, issues with re-certification, retaliation by management, and the use of their community room in their building.  Management at first did nothing to resolve the complaints.  Tenants called MTO and building organizer David Wilson went to the building and informed them of their rights.  Tenants in the Park Shore East building located at 6250 S. Harper then formed an association.

Tenants know that while committed individuals can make change, collective efforts are far stronger than the actions of individuals.  The tenants association requested a meeting with management.  Building management told the tenants they heard their issues and that they would be taken into consideration. At the next tenants’ association meeting, the leadership announced that the management brought in specially trained dogs to check for bed bugs and management agreed to extended time for the community room. It takes a tenants association to assert your rights,  and organizing get the goods!

If you want to form a tenants association, call 773-292-4988 and request to speak with a community organizer.  

 

MTO Tenant Champion – Mr. Green

I was sad the day I learned that Mr. Green had passed.   No one can remember the first day that Mr. Green began volunteering in the MTO office but it was a while ago, before we moved to our current location at 1727 S. Indiana.  He first became involved with MTO because his HUD building was in terrible shape and he wanted to start a tenants association.  He threw his whole self into organizing the tenants, who then voted him to be the association’s president.  The tenants under his leadership gathered for monthly meetings, wrote and met with HUD officials, joined with other HUD tenants and even protested outside of HUD’s offices and in the end, the tenants won many of their demands.   HUD paid for the rehab of his entire building.

Mr. Green was so much more than president of Lake Vista Tenants’ Association.  He was a dedicated volunteer who always gave to MTO.  He would come to the office nearly every day to volunteer on the hotline, sharing his knowledge with thousands of tenants in need.  Mr. Green was in many ways MTO’s messenger.  His wheelchair was an MTO billboard hosting signs that read, ”Housing is a Human Right” or “Tenants Know Your Rights”.   He collected thousands of signatures in support of the Source of Income laws for Section 8 tenants.  He would pass out MTO know your rights flyers on buses, at rallies or in his neighborhood.  Sometimes I would ask tenants how they heard of MTO.  They responded, “The guy in the wheelchair gave me your number.”

For Mr. Green, it was MTO and the Cubs that stirred his passion.  He was so happy the year Cubs finally won a world series.  He came into the office with a huge smile on his face and said we did it.  After a few high fives coupled with some baseball gossip, he sat down to begin answering tenants calls for help.  There will never be another Mr.  Green.  To MTO and the tenants he helped, Mr. Green was a hero and a champion of tenants’ rights. by John Bartlett

The Power of Organizing

I went to went to Lake Vista Apartments almost three weeks ago at the beginning of September.  The building looked amazing.  Almost everything is new.  The first floor was WOW. I wished I had taken pictures of the building when we started because the change is incredible.  I would move in there, it looks so good.  Seeing the change reminds me of the power tenants have when they work together.

I first went to the building almost 13 years ago and it was a mess.  Lake Vista tenant Mr.  Green called our hotline because he wanted to start a tenants association.  Mr. Green believed in housing equity. He did not think it fair the low-income residents in his building should live in fear because of poor security.  Tenants complained of being robbed in the hallways and parking lot.  With MTO’s help, tenants formed the Lake Vista Tenants Association and elected Mr. Green as President.

His first step as president was to set up an all tenants meetings with the manager and the property owner.  At the meeting, Mr. Green laid out the tenants demand for 24-hour security.  While the owner did not agree to that, the owner did agree to install security cameras in the parking lot, laundry rooms and throughout the first floor.  Security improved.

Improved security was just the beginning for the Lake Vista Tenants Association.  The building was old and in need of maintenance.  The building had pests, mold, appliances and cabinets that were as old as many of the residents.  As President, Mr. Green made sure the tenants understood the RLTO and that they engaged with HUD, the holder of the purse strings.  Mr. Green and the other tenants testified every year at MTO’s HUD Tenants Town Hall.  The tenants association challenged the owner as well as HUD officials to take care of the problems and make the building better for the senior residents. In the end, the owner and HUD officials agreed to rehab the entire complex.

The $14 million rehab is complete. The tenants have new meeting and exercise rooms, new cabinets, remodeled kitchens, and it is all repainted.  Unfortunately, Mr. Green did not get a chance to enjoy the new construction of the building as he is with his Lord but I am proud to say he played a huge role in it. Organizing works.  By David Wilson, Community Organizer

Region 5 HUD Bed Bug Memo

Metropolitan Tenants Organization, in partnership with Region 5 HUD, Georgia HAP, Shriver Center, Community Investment Corporation, and several other agencies and community organizations, is happy to announce the completion of our guidelines memo on the best practices of bed bug control. Region 5 HUD distributed this memo to all Region 5 HUD property owners and agents in March 2011. Members of this partnership conducted much research on the best practices of bed bug control and on already existing HUD policy on general pest control to create this document.

This guidelines memo was written largely in part in response to the bad practices that have been employed by both landlords and tenants in efforts to rid their properties of infestations. Due to the dramatic spike in the frequency of calls to the Metropolitan Tenants Organization’s Tenants Rights’ Hotline regarding bed bugs, it came to the attention of MTO that there is not much awareness nor are there many protections available to renters who deal with bed bug infestations in Chicago. Since then, MTO has worked diligently to ensure that there will be more education around the issue and more protections available to renters.
MTO convened this roundtable of partners in response to these bad practices in efforts to inform renters, landlords, and private homeowners on how to eradicate bed bugs in the most safe, effective, and economical ways. Many initiatives were discussed, including an educational campaign for both renters and landlords on how to effectively deal with bed bugs and an initiative to prevent the spread of infestations by properly marking or destroying infested mattresses and other pieces of furniture that have been disposed of in alleys, in addition to the memo/policy on the use of best practices in bed bug control.
The initial goal of the roundtable was to create a Region 5 HUD bed bug policy to be distributed to all HUD property owners and agents in the region. As it turned out, federal agencies do not have the jurisdiction to write and enforce policy at the regional level. As an alternative, the roundtable decided to go ahead with writing the document as a guidance memo to Region 5 HUD owners and agents. Click here to read the document in full. The roundtable will next work on getting national HUD to create and enforce a bed bug policy on the national level.

HUD Bed Bug Memo

When Bed Bugs Attack

Bed bugs have returned, invading our hospitals, hotels, public transportation, and most unsettling of all, our homes. While bed bugs do not transmit disease, bed bugs have proven to be a serious nuisance to homeowners and renters alike, across the nation.

While New York City leads the nation in reported incidents of bed bug infestations, according to an August 2010 report released by Terminix, the Windy City does not find itself far behind – we live in the fifth most bed bug infested city in the U.S. MTO can certainly attest to this, as hotline calls pertaining to bed bugs have increased dramatically in the last two years. In 2010, MTO received 313, usually very frantic, calls with complaints of bed bugs. Two years ago, bed bug calls to MTO’s hotline were nonexistent.

In response to this sudden reemergence of bed bugs in Chicago, MTO has led efforts to create a roundtable of representatives from HUD, EPA, Chicago Department of Public Health, Illinois Department of Public Health, and other invested agencies and community organizations. MTO is actively working with this group on creating a policy proposal for HUD subsidized buildings. Among other recommendations,  MTO has proposed the following to be included in a HUD policy on bed bugs:

-Landlords should disclose any known bed bug infestations within the previous 12 months to prospective renters,

-HUD should support an initiative for an educational campaign on bed bugs and pest control,

-Landlords should hire certified/licensed pest control professionals for both bed bug inspections and treatments,

-Landlords should encourage tenant notification of bed bug sightings by never retaliating against tenants (e.g. imposing fees, threatening eviction, etc),

-and HUD should allocate a long term source of funding to help landlords and renters combat bed bug infestations.

MTO is working on the bed bug issue at the state level as well. Meron Kahssai, an MTO Healthy Homes Organizer, has been appointed to the Illinois Subcommittee on Bed Bugs, a subcommittee of the Illinois Structural Pest Control Advisory Council. MTO will serve on this subcommittee as the voice of renters and will provide the necessary insight on the plight of renters to the other members of the state’s bed bug subcommittee. The goal of this subcommittee is to create a report with recommendations to the IL General Assembly on the prevention, management, and control of bed bugs which include recommendations on an educational campaign, proper transport and disposal of bed bug infested materials, and best practices of treatment and eradication.

Tenants who have dealt with bed bugs are encouraged to join MTO’s bed bug committee. This committee is open to anyone who is interested in serving the need of renters affected by bed bugs by pushing policies for both subsidized and market rate renters. Please contact Meron Kahssai at 773-292-4980 ext. 229, if interested.

Bed bugs will be the topic of discussion at the January 20th Tenant Congress meeting at the Chicago Urban League (4510 S. Michigan). Following a presentation on bed bugs, the floor will be open for a question and answer session. This meeting is open to the public.

Affordable Housing Lottery: Apply Now

The Chicago Housing Authority is accepting applications for tenants who are in need of affordable housing.

Applications will be accepted from June 14, 2010 to July 9, 2010.  Of all applications received, CHA will randomly pull 40,000 names from the list.  These 40,000 applicants will then be placed on the Family Wait List.  If you are put on the Family Wait List, you will be contacted when a subsidized unit is available.  If you are eligible to recieve the subsidy, you will then be able to move into an apartment and your rent will be affordable based on your income.

We all know that affordable housing is hard to find, so don’t miss this rare opportunity to get on the list.

For more information about eligibility, applying, or CHA guidelines, go to CHAwaitlist.org

Testify about Your Experience as a HUD Subsidized Renter

Wednesday, June 30th will be your chance to voice your concerns to Mr. Ed Hinsberger, Chicago Multifamily HUD Director, and Mr. George Gilmore, HUD Neighborhood Coordinator.

HUD Subsidized Renters are invited to attend a HUD Townhall Meeting. This meeting is for property-based Section 8 Chicago HUD Subsidized tenants only.

When: Wednesday, June 30th, 2010
Time:   1:00pm till 3:00pm
Where: Access Living
115 W Chicago Ave

The Metropolitan Tenants Organization along with Access Living are providing tenants of subsidized housing a platform to address their concerns regarding maintenance and management of HUD subsidized buildings.

For more information please contact:

Metropolitan Tenants Organization
Farid Muhammad
773.292.4980 x 236
faridm@tenants-rights.org

or

Access Living
Deidre Brewster
312.640.2100 x 132

HUD Information

DEFINITIONS

HUD: Housing Urban Development; the federal department in charge of assuring affordable housing throughout the country in cooperation with local government.

CHA: Chicago Housing Authority; the local governmental power which translates HUD regulations into city policies.

Loan Servicer: The person in charge of each HUD building and unit; tenants should find out who the loan servicer for their building is for problems like repairs.

Occupancy Specialist: The person assigned to each building/unit who deals with recertification and transfer requests.

This sheet covers federal government HUD programs. Anyone living in public housing projects or holding a city certificate should be counseled using the CHA Tenants Handbook – although be aware that HUD has recently taken over some public buildings and the old rules will not apply (in many cases the rent is increased).

1) Section 221 and 236: Under these programs, properties are privately owned by for-profit owners or non-profit organizations. In return for government subsidies, owners place limits on the rents as well as the income of entering tenants.

2) Project-based Section 8: The owner of the building is paid by HUD to maintain his units at an “affordable” rent. HUD provides a loan to the owner with a limited payback plan and at a below market interest rate. The subsidy is tied to the property, so only the current tenant in the unit receives the subsidy.

PREPAYMENT & PRESERVATION

Many buildings under Sections 221, 236, or 8, which signed contracts 10-20 years ago, are now coming up for prepayment, which means that the owners can take out loans from independent lenders and therefore raise the rents; many tenants will call in panic, realizing that their rent ceiling has disappeared. The landlord must give a 60-day notice if the building is approved for prepayment.

3) Tenant-based Section 8: Tenants with Section 8 certificates or vouchers receive assistance in paying rent but are able to choose to some extent where they live. Typically, the household pays 30% of income toward rent.

a) Certificates: Using a HUD certificate, the tenant pays exactly 30% of adjusted income in a HUD-approved unit. The tenant must report any changes in income so that the rent contribution changes accordingly.

b) Vouchers: Tenants with HUD vouchers receive a fixed amount of government subsidy to be used in any unit meeting HUD quality standards. This flexibility allows the tenants to spend more or less than 30% of income for housing.

HOW HUD REGULATIONS FIT INTO THE ORDINANCE

VACATING AN APARTMENT

Moving: Tenants can only move if family size changes or if apartment is irreparably damaged {severe and verifiable health problems can also be a reason}. If the management refuses a transfer, the tenant can file a grievance and be granted a hearing by HUD. If the tenant has a voucher and wishes to move, the tenant’s local contact person or occupancy specialist is responsible for providing the correct paperwork.

Evictions: A tenant cannot be evicted without definite cause, either nonpayment of rent or extreme proof of negligent damage. HUD tenants must receive a 14-day rather than a 5-day notice for non-payment of rent. Termination of tenancy based on an alleged violation of the lease requires the same 10-day notice. If the tenant wishes to fight an eviction, a grievance should be sent to the management as well as to HUD requesting a hearing, and LAF should be contacted.

RENT

The amount of rent charged to each HUD tenant is different, since it is based on income. Tenants must report any change in income, and the management company or landlord is then responsible for sending a notice of rent change; the time line on this process will vary according to the building’s house rules and regulations.

Late Rent: If a tenant’s public assistance check arrives late, he/she should notify both the landlord/management and the social worker. It is a good idea to suggest that the tenant receive checks at a currency exchange, where proof of receipt can be obtained. The tenant has three days from receipt of the check to pay rent.

Repairs: If the tenant has had no luck obtaining needed repairs through management, the tenant’s loan officer should first be informed of the problem {although city inspectors can also be called}. Only after these two steps have been followed should a tenant use a 14-day notice.

Security Deposits: The security deposit should always equal the tenant’s rent; if the rent changes, so will the security deposit, although if rent decreases, no part of the original deposit will be returned. The tenant’s occupancy specialist can help with security deposit disputes.

Guests: Management CAN bar guests from visiting, as they must all check in at the desk, but a tenant can choose to fight a decision by getting a lawyer (LAF).

Landlord Entry: Management is supposed to give the regular 48-hour notice for entry but can require inspections and exterminations. HUD requires yearly inspections and gives management the license to judge an apartment’s neatness and cleanliness. It is difficult to prove harassment or illegal entry.