Ms. Murphy blames her landlord.  Mold permeates the air, standing water pools in the basement.  Walls bubble from water damage and lead paint chips fall from the window and door frames and onto porches and into gardens.  Tenants are living in deplorable conditions while the owners rake in millions.

The owner, Preston Higgins Jr., lives in a lush sweeping neighborhood with cavernous homes, horse stables, and expensive cars.  According to Spokeo.com, an online white pages, he owns two comfortable homes.  One in Lemont worth an estimated 550 thousand dollars and one in Oak Lawn valued a little lower at 350 thousand.  The owner of Princeton Park Homes has built a comfortable and safe life on the earnings from the south side housing complex.

Built in the 1940’s Princeton Park Homes occupies a six square block stretch of land between the railroad tracks and the Dan Ryan and between 91^st and 95^th streets on the south side of Chicago.  A century ago Princeton Park was a rural area populated by Dutch settlers who cultivated the land for farming.  As African Americans migrated north and Chicago grew the racial fabric of the neighborhood changed as did the need for affordable housing options for African American tenants.  Princeton Park Homes was built to house middle class black railroad workers and their families.   Today Princeton Park is still almost exclusively African American and filled with working families that pay market rate rent.  Princeton Park maintains much of its original appeal.

Inside of Princeton Park the Chicago grid system is abandoned for curving streets and cul-de-sacs and the front lawn of the townhomes are well manicured.  On its website Princeton Park Homes boasts of the impressive gardens and fosters a healthy competition among residents vying for a yearly garden and lawn award.  Princeton Park residents take pride in their yards but their sense of well being stops at the front door.  Residents suffer from widespread problems with basement flooding and leaky windows and walls that causes mold to grow and ruins their belongings.  Children test positive for lead poisoning.  Rodents and insects are plentiful.

Lakisha Jones, a single mother of 2, has lived in Princeton Park for the past two years and suffered 6 floods in just over a year.  One can easily see the two foot high water line which marks the height of the most recent flood in the basement.   Ms. Jones lost baby books, winter clothes and has had to replace a washer and then purchase a $400 motor for the new washer after a repeated flooding.  Today, Ms. Jones, is not taking any chances with cleanliness.  She and her 9 year old son suffered from a serious bacterial infection when water contaminated with feces and decaying animals flooded into her home.  It sent them to the hospital with oozing sores and fevers.  Industrial strength bleach is a regular purchase of the Jones household used to combat the mold which creeps up the walls and drips down from the ceiling.   And each time it rains, Ms Jones is nervous and checks each wall and window for signs of flooding.  “I feel like a hurricane victim, having water run down my walls.” Despite numerous complaints to the management office about the problems, Ms. Jones said, “Princeton Park Homes failed to properly fix any of the unsafe and unsanitary conditions inside of the property.”

According to the Chicago’s Residential Landlord Tenants Ordinance (CRLTO), landlords are responsible for the property’s maintenance unless the damage is caused by the tenant.   Charges should not be passed onto the tenants for general wear and tear concerns.  However, the lease at Princeton Park states that “Lessee must make his own repairs… at Lessee’s own expense”.  Instead of making the necessary repairs to units as directed by the RLTO, the owner passes the costs of the repairs to the tenants or allows the problems to fester and buildings to deteriorate.

It is not for a lack of money that the owners allow the buildings to slowly crumble.  With approximately 990 two and three bedroom units and rents ranging from $650 to $800 a month, Preston Higgins receives as much as $750,000 every month.  Princeton Park tenants pay their monthly rent and all repair and maintenance visits or any outside contractors that may be required.  The additional fees range from $5 to unstop a toilet, $45 to clean grease traps and even more for security doors, wiring or piping.  Tenants end up with the majority of the financial burden of the apartment condition and repair requests.  Princeton Park Homes has turned hazardous conditions into a money making situation. According to Hoovers.com, a website that details business profits, Preston Higgins & Co. Inc. nets 1.9 million in profits each year.

A year or so into her residency, Ms Murphy’s kitchen sink needed repairs.  The aging plumbing system was overburdened and the regular floods began.  Princeton Park charged Ms. Murphy for each maintenance visit.   She said, “I have no idea how much extra they have charged me because it is tacked onto the rent each month and with additional fees and yearly rent increases it is hard to keep track of.”

In addition to paying for maintenance visits to combat the effects of flooding Ms Murphy has lost three washer and dryers and a deep freezer in the nine years she has lived in Princeton Park.  The owners really don’t care.  When I complained, “The office told me that there was nothing they could do and that I shouldn’t put anything of value in the basement.  They told me I should get renters insurance.”

Ms. Murphy pointed out several homes that are now vacant, tenants who voiced their concerns to the management office and to Higgins to no avail.  She says, “You better believe Higgins is not living like we are living out here.  And if he was to come out here and live one month in the summer with the floods, he’d move out of here.  All we need are solutions, and if you are not a part of the solution then you are part of the problem.”

Preston Higgins LLC and Princeton Park LLC has been fined by the city several times for general code violations regarding the flooding as well as non-compliance with lead abatement.  The tenants wish the city would do more.  The city only gets involved if a tenant calls 311 and requests an inspection.  During a recent tenant meeting, several tenants expressed concern about the steps management took towards lead abatement.  Door frames in a majority of the townhomes were found to contain lead and maintenance tacked aluminum strips to cover the lead paint, but the strips are flimsy and often fall off.

The residents of Princeton Park Homes are fed up.  They anticipate a heavy winter and worry about what next spring will bring.   A class action suit has been filed to address mold and lead.  Tenants and the Metropolitan Tenants Organization are meeting regularly to work together and are pressing to involve city officials to help deal with the basement flooding.  The tenants wish Mr.  Higgins would work with them to improve their living situation.  They love Princeton Park for what it could be – a safe, decent and affordable neighborhood that fosters community.  Ms. Murphy says, “I strongly believe that if Mr. Higgins would meet with his tenants once a month (which he has not done) that this could be a much better place.”  Instead, tenants feel like they are investing in Preston Higgins, rather than in their community.  Ms Murphy remarks,  “Our rent is helping Mr. Higgins go to Hawaii, buy luxury cars, and go to those 5 star restaurants, without us, he would be having White Castle and McDonalds like we do.”

Written by Sara Mathers and John Bartlett

Special Thanks to Princeton Park Homes Tenants, Cecilia Nemeth, Paul Bernstein, and MTO Staff.

Photo:  Mold in a second floor bedroom caused by flooding

Goal:

The Metropolitan Tenants Organization has a mission to organize, educate, and empower tenants to have a voice in decisions that affect the affordability and availability of safe and decent housing for all.  Tenants throughout Chicago call our hotline seeking advice on their rights. The role of the hotline counselor is to educate and empower tenants to exercise their legal rights.

Classification:

Part-time (12 hrs/week) must be able to work afternoons

Duties and Responsibilities:

• Listen to tenants’ issues
• Assist callers in developing a strategy to solve their problem
• Refer tenants to appropriate agencies
• Maintain knowledge of current laws
• Learn updates as new laws are passed
• Send out written materials to callers
• Identify potential supporters

Qualifications:

• Ability to clearly communicate legal information
• Ability to learn and become familiar with Chicago’s residential tenant laws
• Implement MTO’s mission statement
• Bilingual (English / Spanish)
• Computer literate
• Excellent customer service skills

We hope that his story will inspire to become a member and support our work.  We are very thankful for everyone’s support throughout the year!  Happy Holidays from all of us at MTO!

To find out the history of building code violations at any address, click here.  You can also find the link on the right-hand side of our website by clicking on the official Chicago seal.

Learn more: Chicago Municipal Code

Call our hotline at 773-292-4988 1-5 pm Monday-Friday to speak with a counselor about your rights when building codes are violated.

We hope that her story will inspire you to support our work and become a member.  We are very grateful for everyone’s support throughout the year.

- Low Income Energy Assistance Program (LIHEAP) Direct Vendor Payment (DVP) helps income-eligible households in the form of a one-time benefit payment to the utility companies applied directly to the energy bill.

- Low Income Energy Assistance Program (LIHEAP) Percent of Income Payment Plan (PIPP) helps income-eligible households in the form of monthly payments to the utility companies based on utility usage and monthly income.

To find the nearest intake site click here.  Appointments fill up quickly so arrive early/on time  to avoid rescheduling.  Be sure to have all of your information ready.

To apply, you will need the following:

• Proof of gross income from all household members for the 30-day period prior to the application date.
• A copy of current heat and electric bills issued within the last 30 days (if energy directly paid for).
• A copy of rental agreement (if renting) showing that utilities are included, the monthly rental amount and landlord contact information.
• Proof of Social Security numbers for all household members.
• Proof that household received TANF or other benefits, such as Medical Eligibility or SNAP, if receiving assistance from the Illinois Department of Human Services.

Income Guidelines are as follows:

Family Size                                                  Annual Income

1                                                                       $21,780

2                                                                       $29,420

3                                                                       $37,060

4                                                                       $44,700

5                                                                       $52,340

6                                                                       $59,980

7                                                                       $67,620

8                                                                       $75,260

*Remember that using the stove for heat is NOT SAFE.

With the evictions stopped, the tenants association focused on the gross building code violations and problematic housing conditions affecting all of them. The building was in bad condition.  Tenants complained about bedbugs, roaches, mice, systemic plumbing issues, an uneven porch and stairs, evidence of mold on walls and ceilings and wide-ranging apartment repair issues. After a month of meetings in the parking lot, MTO and tenant leaders engaged the City of Harvey public officials to find innovative ways to address this housing situation. After several strategy sessions between tenants and public officials – the group determined that it was time to meet with the owner and property manager to discuss solutions.

The meeting took place in late August. Prior to this meeting, building maintenance had become nonexistent. Conditions had deteriorated to such a degree the building was becoming dangerous and uninhabitable leaving it vulnerable to being condemned. During several hours of negotiations between MTO, tenants, City of Harvey public officials and the landlord; an agreement was reached.  The agreement includes bringing out certified contractors to make an assessment and conduct inspections of units to gain a better idea of the overall repair and pest issues. The owner also agreed to waive all past due rent tenants had withheld for poor conditions. A timeline and a signed agreement were developed as a means to hold each side accountable. This represents a significant win for these renters and has been a strong first step into working in the county for MTO.

The tenants understand that the fight is not over.  Now the tenants know they have power and understand the importance of organizing and building collaborations to address their housing concerns.  They are confident that their hard work will pay off.   The victory has raised tenants’ hopes and their self-respect.

Thursday, October 20, 2011 at 6:00 p.m

77 W. Washington, Chicago Temple.

A press conference will be held at 5:30 p.m.

The time is NOW to rebuild America!!!  We need JOBS, not cuts.  We need Medicare for ALL.  We need to bring our troops and war dollars home.  We need to move the money.  Let’s show them we care.  We hope to see you there!

Move the Money Campaign:

American Friends Service Committee-Chicago; ARC ’09; Arise Chicago; Chicago Alliance Against Racism & Political Repression; Chicago Area Peace Action; Chicago Political Economy Group; Chicago Coalition for the Homeless; Chicago Jobs With Justice; Chicago Labor for Peace, Prosperity & Justice (CLPPJ); Chicago Teachers Union (CTU); Committee for New Priorities (CNP); Disabled Americans Want Work Now (DAWWN); Energy Action Network; Enlace Chicago; IBEW Local 21; Iraq Veterans Against the War; Logan Square Neighbors for Justice and Peace; Metropolitan Tenants Organization (MTO); MoveOn Chicago; New New Deal Coalition; Northside Action for Justice; Portaluz; Progressive Democrats of America (PDA); Rainbow PUSH Coalition; Service Employees International Union (SEIU) Local 1; South Halsted Unemployed Action Center; Stand Up! Chicago; Southside Together Organizing for Power (STOP); Taskforce for Attendant Services; UAW Local 2320; United Communities Against Foreclosures & Evictions; United Electrical Workers (UE)

Move the Money Chicago, Phone: 773-677-9169

An article by the Chicago Reporter, “Next on the chopping block: $73 million in federal public housing money.”