For Marietta Murphy, the pastoral setting of Princeton Park seemed like the perfect place to raise her five daughters. They could have the freedom to ride their bikes, and she could have a garden. And rents at the South Side housing complex were affordable.
But nine years later, each of her girls suffers from respiratory problems, including asthma and recurring bronchitis, requiring constant treatment. Murphy blames pervasive mold in her townhome – and a landlord who has done nothing about repeated flooding.
Standing water pools in the basement and mold permeates the air in her home. Walls bubble from water damage, and lead chips falls from windows and door frames onto porches and into gardens. Tenants are living in unsanitary and hazardous conditions while Preston Higgins Jr, the development’s owner, rakes in millions.
Princeton Park tenants are organizing to improve conditions, and they’ve filed a class-action lawsuit against Higgins over mold and lead issues – and violations of Chicago’s landlord tenant ordinance.
Built in the 1940s, the Princeton Park Homes complex occupies a six-square block stretch of land west of the Dan Ryan between 91st and 95th Streets. A century ago, this 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, and the new residents needed affordable housing options.
Princeton Park Homes were built to house black middle-class railroad workers and their families. Today the complex is still almost entirely African American, filled with working families that pay market-rate rent.
The development maintains much of its original appeal. Inside Princeton Park the city’s grid system is abandoned for curving streets and cul-de-sacs, and front lawns of townhomes are well manicured. Princeton Park’s website boasts of the impressive gardens and fosters a healthy competition among residents vying for an annual garden and lawn award.
Princeton Park residents take pride in their yards, but their sense of well-being stops at the front door. Residents report widespread problems with basement flooding and leaky windows and walls that cause mold to grow and ruin their belongings. Children test positive for lead poisoning. Rodents and insect infestations are plentiful.
Lakisha Jones, a single mother of two who’s lived in Princeton Park for two years, suffered six floods in just over a year. A two-foot-high water line marks the height of the most recent flood in her basement. Jones lost baby books and winter clothes, and she’s had to replace a washer – and then purchase a new $400 motor for the new washer after yet another flood.
And after her home was flooded with water contaminated by feces and decaying animals, she and her 9-year old son contracted bacterial infections that sent them to the hospital with oozing sores and fevers.
Today she doesn’t take any chances – industrial-strength bleach is a regular purchase and is used to combat the mold that creeps up walls and drips from her ceiling. Each time it rains, 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,” she said. She’s complained to the management office numerous times, but “Princeton Park has failed to fix any of the safe and unsanitary conditions inside the property.”
In their lawsuit, tenants charge that Princeton Park owners pass the cost of maintenance and repairs on to tenants in violation of Chicago’s Residential Landlord-Tenant Ordinance.
Under the ordinance, landlords are responsible for maintenance unless damage is caused by tenants; charges for general wear and tear should not be passed on the tenants. But the lease at Princeton Park states that “Lessee must make his own repairs… at Lessee’s expense.”
It’s not for lack of money, with rents for nearly a thousand two- and three- bedroom units ranging from $650 to $800 a month, the owner takes in as much as $750,000 each month. According to Dun & Bradstreet, Preston Higgins & Co. nets $1.9 million in profits each year.
Tenants charge that Princeton Park has turned the development’s hazardous conditions into money-making opportunities while allowing the buildings to slowly deteriorate. In addition to their monthly rent, Princeton Park tenants pay for all repair and maintenance visits and all outside contractors. Additional fees range from $5 to unstop a toilet to $45 to clean grease traps, and even more for security doors, wiring, or piping. Tenants end up bearing the lion’s share of the financial burden for apartment condition and repair requests.
A year or so into her residency, Marietta Murphy’s kitchen sink needed repairs. The aging plumbing system was overburdened and regularly flooded. Princeton Park charged her for each maintenance visit.
“I have no idea how much extra they have charged me because its tacked onto the rent each month, and with additional fees and yearly rent increases, it’s hard to keep track of,” she said.
In addition to paying maintenance visits each time flooding occurred, Murphy has lost three washers and dryers and a deep freezer in her nine years at Princeton Park. The owners don’t really care, she said. ”The office told me there was nothing they could do and that I shouldn’t put anything of value in the basement,” she said. ”They told me I should get renters insurance.”
Murphy points out several vacant homes where tenants voiced complaints to the management office and to Higgins to no avail. ”You better believe Higgins is not living like we are living out here,” she said. ”And if he were to come out here and live one month in the summer with the floods, he’d move out of here.”
The city has fined Preston Higgins LLC and Princeton Park LLC several times for code violations regarding flooding as well as noncompliance with lead abatement. But for Higgins, as for many landlords, such fines seem to be considered a cost of doing business.
Tenants want the city to do more. They’re meeting regularly with the Metropolitan Tenant Organizations and pressing city officials to help deal with the basement flooding proactively.
At a recent tenant meeting, several residents expressed concern about steps management has taken toward lead abatement. When door frames in a majority of the townhomes were found to contain lead, maintenance workers tacked aluminum strips to cover the lead paint. But tenants say the strips are flimsy and often fall off.
Tenants say they wish Higgins would work with them to improve their living situation. They love Princeton park for what it could be – a safe, pleasant and affordable neighborhood that fosters community. But they feel like they are investing in Preston Higgins rather than their community.
“I strongly believe that if Mr. Higgins would meet with this tenants once a month that this could be a much better place,” said Murphy. ”Our rent is helping him go to Hawaii, buy luxury cars, and go to those five-star restaurants. Without us, he would be having White Castle and McDonald’s like we do.”
All 15 Comments
How can I get into this lawsuit?
I do not know the answer to this question.
I stayed at Princeton park in 2016 and it was the worst decision in my life the landlord was just a rude inconsiderate all he cared about was money and didn’t about anything not even his property
I am appalled at the information I am reading about, notwithstanding the picture I see. I grew up in Princeton Park. My family moved into Princeton Park, about 1943, when I was a baby. I am searching for information about Princeton Park in 1940-1954. I don’t remember us living with mold, or lead, but I could be wrong. I know that our basement often flooded from the hard rains. My father had to put blocks under the washing machine and dryer to prevent them from being ruined. I enjoyed my life there.
This is an out rage no one should have to be subject to these conditions in their living quarters these defects can be taken care of immediately if management would take responsibility for paying residents so sad so sad !!!
I too lived in Princeton Park from 2005 to 2015 my mother Develop COP D and I had severe asthma, I experience all the problems does listed above the mold the Flooding basement Living Room bedroom Doing rain Have to pay for repairs and maintenance man’s Stilling items
I am not sure if it is possible but it seems like someone should look into a class action against the owners.
While living in princeton park it was so much mold I had three seizure once I moved it never happen again or never before me breathing in this mold made me sick you may contact me for more information
Recently my family moved due to mold also. They were fined by the city as well.
I’ve been served with eviction papers for not paying two months rent. However, I been calling once a week since october reporting waterin the basement and haven’t got a redponse yet. For the past two weeks I’ve been reporting a shortage in the circuit box according to comed, and still no response. why do they expect to get their money and not redpond to sny issued.
I understand your frustration with not receiving necessary repairs. The law will state that after sending the landlord a 14 day written notice regarding the problem that a tenant may reduce the rent to reflect the diminished value of the unit. Reducing the value to zero is not recommended. A zero valuation would say that the unit has no value. In any case you should consult with an attorney if you must go to court.
Princeton Park receives those awards because there is a small section of residents who have been there for a long time and they grow their garden. Princeton Park is not a bad place to live. There are bad sections! I lived in Princeton Park from 2005 to 2011. We had problems with our basement flooding every time it rained. It was literally like Princeton Park turned into a lake. So if you had anything in your basement do expect to use it again because more than likely it will be damaged. There was word of a lot of break-ins in the neighborhood. We never had a break-in thankfully, but we knew who the little boys were that were doing it. I would not recommend moving there if you are looking for somewhere nice to stay. The only reason we moved their is because my great-grandmother was one of their first residents and we resided in her exact town home. All in all its not a bad place but I would not raise my children there.
How does Princeton Park Homes continue receiving yearly awards from the Chicago Defender Newspaper doing the September Flower show ? Specially when their are so many tenant issues. The outside event is given because of the great maintenance of Mr. Higgins property . This is being written in the newspapers every year.
We welcome either positive or negative comments from each and every current and past tenant at this complex. We are especially interested in security deposit interest violations, terminations of leases after 6 months, Section 8 tenants and their interreaction with the landlord about maintenance and repair issues.
Berton Ring’s law firm along with Paul Bernstein’s office is assisting on the Class action. The landlord is being represented by a major law firm in the Country.
I’ve ben a tenat off & on since 1958. The Bright family moved here about 1953. There is a lot I would like to share. So please feel free to contact me