HomeMy WebLinkAboutMN-RHAC-1991 CITY OF ITHACA
RENTAL HOUSING COMMISSION
Minutes of the Meeting of January 10, 1991
Present: Pierre Clavel, Ed arm 'dy, Mark Finkelstein, Carol Mallison, Terry
Pasco, John Schroeder, Pam Zinder.
Absent: John Efroymson, Valerie Grinston.
Public: Timothy Terpening, Orson Ledger.
Carol Mallison, vice-chair, presided; and introduced new Commissioners
DfrmIdy and Pasco.
Minutes: The minutes of the meeting of December 13, 1990 were approved.
Guest Speaker: Acting City Judge Marjorie Olds addressed the Commission.
Her comments included the observations that (1) availability of printed
information for tenants is not a problem; (2) security deposits are a
problem, and an ordinance such as a Syracuse measure limiting the period
within which a landlord must return a deposit seemed worth examining; and
(3) there is a substantial number of tenant-landlord conflicts before city
court and small claims court -- ten cases per week in the former, and
perhaps an equal number in the latter.
Public Comment: Mark Miller noted the impending availability of a new
private business providing a tenant-landlord matching service -- at 272
2000. Tim Terpening requested future Commission discussion of alledged
discrimination against non-residents in the issuance of plumber's licenses
by the City Building Department and Board of Plumbers. Orson Ledger argued
against the "Pogo Parcel" subsidies planned by the city on the grounds of
current market depression and the potential draining of affordable housing
demand from Collegetown units.
Information Group: John Schroeder gave a preliminary report on the
Southside Survey report, which had not yet been delivered in the final form
based on previous commentary by the Commission; and on the Pogo Parcel
plans now working their way through the City's decision machinery ("Pogo
Parcel' Development Guidelines" are attached to these minutes) .
Budget: Carol Mallison and Mark Finkelstein reported a proposed Commission
budget of $1500 for 1991; which the Commission voted on and approved.
Policy Group: Pierre Clavel- reported on a set of meetings involving
Stephanie Fried and others since May; and agreed to set forth a list of
policy issues in a memorandum, which is attached to these Minutes.
AS a�r�'I�e,
City of Ithaca ���,�cG1 /y1 /
0 Rental Housing Commission
Minutes of February 14, 1991 Meeting
Present: J . Efroymson, P . Clavel , E. Dormady, M. Finkelstein,
C . Mallison, T. Pasco , J . Schroeder, P. Zinder.
Public Present: Larry Beck, Barbara Blanchard, Myra Malkin,
Tim Terpening, Steve Hurtzberg, Mark Miller arid_asaQQ.ia.te .
Minutes: Minutes accepted from previous meeting.
Meeting: Tim Terpening raised his concern that current
plumbing regulations discriminate against property owners
who do their own work. He was advised that the concern should
be aired to the plumbing board.
Theresa Alt from the Mayor' s Office stated that information
referal is difficult - no particular office to send calls .
Mark Miller reported to the Commission that his Housing
Solutions business was in operation.
John S . suggested that because of extreme differences ,
Collegetown would be an appropriate location for the
next survey. This difference would help test the mechanism.
The question of legality was discussed concerning obliging
landlord to furnish information to the city .
P . Clavel said he would advertise for grad student help.
The possibility of a future public forum was discussed. It
was decided that any such meeting would have to be structured
and planned ahead. Myra Malkin stated that while landlords
are interested automatically, tenents must be alerted to attend.
Pierre C . recommended that a grad/worker be• employed to look
into renter' s inclinations.
( 1)
Meeting (Cont. ) : John E. read message from city engineer
that a $25 charge will be assessed on those wanting their
meters read.
It was announced that pending negotiation, West Village ' fl-.‘`i C' /4°1
a (r'c..i 1 o
ware—t-o be sold by Abbott Associates �ty. Ithaca
Housing Authority,wou' d minis rat/th
er o ati,,dns,
The oper . ' - :.. o ing o ered urch e to otHer
p v- e non-profit oncern .
Carol M. agreed to forward a written budget request to the
mayor.
Ed D . assigned to Policy Working Group.
Terry P. assigned to—Re y-Working Group.
Barbara B. will recommend a 1st Ward representative for
the Commission.
Th L S. 5 „may
O"t 1
John S . has mailed results to those landlords who requested it.
Pogo Parcel development will be offered to the Mutual Housing
and private concerns.
Ass ac,4'I-,dG-)
The Board of Zoning Appeals objected to the level of discretion
the affordable housing variance would afford them, according
to Barbara B. Pierre C . stated that the variance should
only be allowed if rent is controlled as term of variance.
Mark F. stated that although BZA may not be the best venue ,
the ammendment' s progress should be watched.
John E . noted that an organization already existed for landlords ,
but none for tenents . Requested that the Policy Working
Group draw up a recommendation for a rental housing office .
(2)
7 Do r-r1"-1..G0-7
Approved
CITY OF ITHACA rcC l ) q y l
Arf-, .
• RENTAL-ROUSING COMMISSION
MINUT.ts OFa°MARCH 14, 1991 �1 l
p►^c.sd-n�: C 1 a u ak, D o M b,,....1 r • �.. \ M-o N•z %, �"t h 1c•,7�.r 41, . Fes...,.fiZ
U.s •r.
NEW MEMBER George Frantz was Introduced to the commission .
MINUTES of the [/14/91 meeting were amended : to read
" West Village and Maple Hill are likely to be sold
by Abbott Associates to the Ithaca Housing Authority"
also., "Terry P . assigned to supply working group "
• ana, "John S. has mailed results of the Southside
Survey to the landlords who requested it "
r1
No PUBLIC COMMENT .
CORRE'SPUNUENCE--notice was receives from the Mayor ' s ottice
that $15OU has been approved tor the commission ' s 1991
budget .
WORKING GROUP REPURIS
John E. reported on the plan to develop a rental housing
resource guide . It is anticipated that we use 1 stuQ'nt
intern to compile the intormation . Cost tor interns will De
• $/5U each-- 1 to complete the survey ( this summer) and 1 to
compile the resource guide .
3
rhc \/ 14/91 p . [
A decision to tlir.e :1 i,ri,tern tor the Col legetown housing
survey was moved by Ed D . , seconded by Terry. P , , passed .
Mark F . opposed the resolution on the basis that it the
commission is interested in completing this task ,
commission members should complete the work and return the
budget dollars to the City . George F . and Pierre C .
abstained .
Decision to hire 1 student intern to compile a resource
guide was moved by John S. , Seconded by Terry P. , passed
with b in tavor , 1 opposed , and 2 abstaining .
Members of the policy working group ( Pierre , Ed , Terry )
reported that they had met to discuss the merits and
possibilities ot an Ithaca Rental Housing ottice ( see
attached proposal ) . Such a resource might serve as a
central source ot rental housing intormation tor both
tenants and landlords .
Intormation group will develop a time line tor
conducting the Col legetown survey .
-- lerry Pasco
0 Mental Housing Commission
A,.oril I1. I g2I
Minutes
•
Attendance: Commissioners Present—Teny Pasco,Mark Finkelstein, Carol
Mallison,John Efroymson,John Schroeder.
Commissioners Absent— Pierre Clavel, Ed Dormady,George
Frantz, Pam Zinger.
Members of Public —Tim Terpening,Myra Malcolm.
Approval of Two minor corrections —(1)All commissioners were present;
March 14 (2)The heading on page 2 should read 4.3114191."The corrected
Minutes: minutes were approved unanimously.
Public T.Terpening stated his belief that the mutual housing project
Comment projected for the Pogo Parcel site on the Northside is
unnecessary and unwise at this time,and feels that the city
ought not to be subsidizing this project.J. Schroeder replied that
— unlike most government subsidized affordable housing
projects —this mutual housing concept involves a one-time
subsidy only, instead of continuing subsidies over time; he
stated it was an experiment deserving a chance.
Correspondence J. Efroymson reported on a tenant who states his landlord
to Commission: forbade him to have black friends visit his apartment.After
discussion, twas agreed that M. Finkelstein would be available
to the tenant as a facilitator,with additional help from C.Mallison
if necessary.
Policy Wori<on an Ithaca rental housing resource manual is in
Working Group: progress.
Information A draft of questions to be asked in the upcoming Collegetown
Working Group: rental housing survey was discussed at length and amended,
to clarify how many occupants are permitted to live in a unit at a
given rent level,and to clarify which utilities are included in the
rent
•
2
o
Supply-Side This working group posed the question: Is there a role the
Working Group: Rental Housing Commission can play to help the homeless
population? Problems involving the housing code,red tape,
support services, and transitional housing were discussed.
The working group will be suggesting possible commission
initiatives to alleviate such problems in the future.
Plans for a community forum on rental housing issues are
proceeding. Perhaps the forum could be piggy-backed with a
Loaves and Fishes dinner.One idea would be to have one or
more experts on housing issues help ansvw questions.The
forum could occur as early as June.
Status of BZA J. Schroeder reported that this proposed ordinance revision is
Zoning Variance being rewritten yet again by the city attorney's office, and will be
re: Affordable reconsidered by the Planning and Development Committee
Housing when the new draft is ready.The provision of affordable housing
remains among the possible criteria for granting an area
variance.
Status of Two Cornell interns have been hired for the summer.
Cornell Interns: Miguel Comacho will conduct the Collegetown survey,and
Joan Bailey will work on the rental housing resource guide.
—J. Schroeder,who wishes his
computer program had all the cute little
graphics and odd typefaces that other
commissioners insert into their minutes.
•
Etna p ,;( 4'
1
RENTAL H0TJUIn OH ISSIO2°
'.inutes of the Meeting of Hay 23 , 1991
1. '_'resent : Pierre Clavel, Mark Finkelstein, John Efroymson, Carol Hallison,
Terry Pasco, John Schroeder of the Commission, Summer workers Joan ?Dailey
• and Miguel Camacho, members of the public Myra Malkin, Amy Simrell.
2. Amy Simrell, executive director of HOPS, Inc. , presented an account of the
problems her organization had building a new 10 unit single room occupancy
rental structure. She focused on rigidities in the city interpretation of
the state building code, which she attributed to the city building review
officer. This, she said, is costing us affordable housing. Examples
include:
a) xcessivel; :pensive fire warning strobe lights were required in all
units, for persons who do not hear.
b) IIOHES' requirement that rooms be lockable caused the city to require a
Motel classification for the building, raising other issues and
expenses.
c) The city denied a sideyard variance in a case where the building being
renovated was very close to a neighboring building, resolved by the
construction of a masonry barrier wall at great expense.
d) In another case the city required a deadbolt on the front door of a
building housing six psychiatric patients. The mechanics of the bolt
would be difficult for these particular patients, with the result they
would tend not to lock the building at all, defeating the purpose of the
requirement.
In a subsequent comment, Simrell noted the failure of a trickle—down effect
of the reported oversupply of high—end rental housing. HOLM still cannot
find single occupancy apartments inthe 1400-500 range. Commissioner Pasco
commented that rents are currently rising in the 1200-300 range.
Commissioner Finkelstein notes a report from County Housing Director Poston
that the overall housing market is now eased except for SfO and larger
family units -- the units of most importance to the low income population,
other Commissioners responded.
2 . John Efroymson asked for input to Joan Daley on the resource guide
questionaire. The sense of the meeting was the output should include :
a) Collection of data for a resource guide as to what each agency provides
of use to renters and landlords.
b) Develop a sense of what is offered, duplicated, and what is omitted and
still needed.
4. A ro dosed nubile meeting was postponed, pending discussion in the June
meeting of this Commission.
ASP_4yCd GS a i+��✓1�lCGL
Ithaca Rental Housing Commission
ivieeting ;v;inutes
June 1991 7
Covviach t�
Present: J . Bailey, M. , E.Dormady, J . Efroymson,
M. Finkelstein, C . Mallison, M.Malkin, T. Pasco ,
J . Schroeder, T. Terpening, P. Zinder
Minutes:
May minutes rolled over to July meeting.
Resource provider' s questionaires mailed out.
Collegetown survey ----
-Major renovations question struck from survey as too
ambiguous and possibly privacy invasive .
" T - - • . - _ - -
p-- , ctoele 's tooc{ 4iaf tIe •Survey ref u/1`S
a-f i _o cin iase _"—a. w rii nor recess-ar, I 12e rep re se math✓ OF fiC' C' hre
e tc,Li/rl area.
-Survey area increased to be bounded by Dryden Road,
Cook Street,College Avenue and Eddy Street.
Public Forum ---
-Theme of meeting is to gather renter' s concerns
and raise broad issues to guide RHC action.
-Central location to attract general public - Pres.
Church chosen.
-Format : open mike and commission responses.
-Mid-July selected (July 17) .
BZA Affordable Housing Variance .
-Council approved process for affordable housing
variance. Contractual obligationito be specific .
4rpit ✓el W-ifl�1
Ithaca Rental Housing Commission
Minutes of July 11 , 1991 Meeting
Submitted by John Efroymson
Present: Schroeder, Mallison , Dormady, Finkelstein , Pasco, Clavell , Frantz ,
Efroymson . Public : Evan Schwartz , Myra Malkin Interns: Bailey and
Comacho
Corrections to June minutes: Re: Collegetown survey comment should read :
" It is understood that the survey results will not necessarily be
representative of the entire Collegetown area.
Correct spelling of Miguel ' s name: Comacho
We still need to approve/amend Pierre' s May minutes.
Public Comment: Evan Schwartz , IC student had contacted John E. re:
problem with lease. He had seen rental speak-out poster and tel . #. It
turns out that he actually lives in the town of Ithaca, at 229 Coddington
Rd . He spoke of his problems of getting roaches exterminated and his
attempts to get out of a lease with the owner, Eric Friedland . He and his
roommates had put down 4 months in rent. It was suggested that he continue
to negotiate with owner and use Community Dispute Resolution Center. It
was also suggested that he check with town building department for
certificate of occupancy and proper building permit.
John E. reported his communication with Eleanor Hoffman who had not been
able to use her living room area due to construction . She had asked for a
partial rent rebate from the landlord , William Olney. Olney reported that
tenant was ungrateful for other concessions and that he was prepared to go
to court. John said tenant had suggested CDRC but landlord refused . Myra
Malkin said that "partial constructive eviction" might apply. Commission
suggested that tenant check with building department to see if proper
permit had been issued for construction .
John E. and Mark reported calls from developer John Novarr re: the flyer
for Tenant Speak-out. He was upset that it seemed as if the RHC and city
were trying to cause trouble where there might be none. John pointed out
that it was Mark ( the landlord rep. on RHC) who had word-processed flyer
and been integral part of small group who had worked on Speak-out. John
and Mark believe that Novarr was somewhat satisfied that RHC is trying to
elicit tenant input to RHC process.
Policy working group: Joan reported on progress of resource guide and that
she was still receiving answers. She handed out a two page summary of
surveys received , interviews, and preliminary survey results. John E.
reported on his draft of the RHC' s answers on questionnaire and solicited
input from the group. There was a heated discussion re: our answers. Mark
F. questioned the appropriateness of saying that there was a problem with
affordability,tsince we were still collecting data. Pierre, John E. , John
S. , and Ed st ted that it seemed to be a given . Mark and Carol stated that
landlord prob ems were not mentioned such as tenants causing damage to
apts. Pierre suggested that Joan B. attempt to speak with members of RHC
individually or their replies.
,40 cor'lc(U v--S coakCk 0 U,1 r
it/■i‘te I IS" skrvey .vas only ,'a grzaft fore hat a J 4/ rerotT
Info. working group: Miguel reported that only 11 out of 600 units had
reported . Two large landlords (Jason Fane and Christopher George) had
chosen not to participate. This represents 35% of the total units. They
cited it as an invasion of privacy and gov' t meddling . A group of
Schroeder, Efroymson , Comacho, and Finkelstein will attempt to convince
them to participate. Mallison reported that at a meeting of landlords many
feel as if the mayor ' s goal is still rent control . There was some
discussion how to quell this continuing fear.
Renters' Forum: Carol reported that things are moving forward for July 17
Speak-out. Good article by Mayor in Grapevine column and posters are going
up around town . John will continue press releases to radio, print and TV.
Carol will take care of food (up to $50) . Alicia Plotkin of NLS will be
there to help answer questions. Myra strongly urged good note-taking .
George will check into getting posters on buses. Carol mentioned that we
should not assume that mayor' s office can quickly handle duplication and
mailings.
Zoning Variance: John S. reported that Common Council passed resolution
with affordable housing section in it.
Terry reported that Pat Poston , who is willing to come to address us,
stated that County is leery of projects in city because of delays.
Mark reported that he had sent for HUD report which speaks to HUD' s
interpretation of why there is a lack of affordable housing . He will share
report with RHC.
Afi r rG 141
a✓!1C✓!L1 NYCNKt5
//7/q/
City of Ithaca Rental Housing Commission
MINUTES 8/15/91
Present: Ed Dormady, John Efroymson, George Franz, Mark
Finkelstein, Carol Mallison, Terry Pasco, John Schroeder,
Pam Zinder
Interns: Joan Bailey, Miguel Camacho
Public: Myra Malkin, Shai Stahl, Tim Terpening, Sandra Wilkins
1. Approval of Minutes. July's minutes were approved with some minor
changes. Clarified that Miguel 's survey was only in draft form, not a
final report. Mark's comment regarding supply and affordability from the
survey was that no conclusions can occur since data is still being
collected.
2 . Correspondence. John E. received correspondence from 8 tenants this
month. They included lease/security deposit questions. Other types -
final walkthrough of a rental unit, exterminating and allergies, flooding
caused by tenant, and tenant's rights without the presence of a written
lease.
3 . Joan's Report - status of Resource Guide. Commission reviewed the
draft and made suggestions. The purpose of the guide and the audience it
is intended for was discussed. The guide would be available to providers.
Some of the suggestions included changes in topic and service indexes,
adding a map, and discussion on the topics included in the agency and
service indexes. Other discussions included how complete the book should
be? Should private landlords be added? It was decided that only non-
profit agencies could be listed.
4. Miguel 's Report. Miguel received a very low response rate from
landlords. The response rate was at 7% which was statistically too small
to make any conclusions. One possible reason for the low response rate
included the myth that the Commission was formed to study and impose a rent
control program. Discussion regarding the origin of this myth pursued.
Miguel wanted to meet with a subcommittee to decide where to go with the
survey. He wants to explore how other municipalities gather information on
rents and vacancy rates. How do other area receive this information
without contacting property owners or tenants?
Next meeting: Thursday, September 19 at 3 : 30 p.m.
Respectfully submitted,
Pam Zinder
Rental Housing Commission
Meeting Minutes
September 1991 9/6.7/7/
Attending: E. Dormady, J. Schroeder, G. Frantz, J. Efroymson,
P. Clavel, T. Pasco, M. Finkelstein, C. Mallison, P. Zinder,
T. Terpening, L. Parker, J. Bailey, M. Comacho
August minutes amended and approved:
Correct spelling of George's name: Frantz
Carl Foyer brought concerns about lead in drinking water to
the Commission' s attention. He stated that about 800 homes
were known to receive water through lead service. As a result
of a change in EPA acceptable standards for lead
concentration in water service, from 50 ppm to 20 ppm, his
water' s lead concentration will become unacceptably high, at
44 ppm. The City Water Department is in the process of
testing 60 homes ' water supply. His concern that renter' s
water be tested in a reasonable proportion was noted, and it
was agreed that a letter urging the Water Department to
include renters in the testing be sent.
Tim Terpening believes we should remain informed about the
activities of CHAS. It was noted that Pam Zinder is a member
of CHAS and will be able to inform the Commission of
pertinent actions by CHAS.
John Efroymson related two communications from tenants.
1 Security deposit not returned,
2 Plumbing fixtures removed from apartment; parties
agreed to double back rent during period of deficiency.
Final comments made on Joan Bailey's resource guide. The
guide will be presented in final form at the October meeting.
It was moved and seconded to accept Mark Finkelstein's
language into the minutes stating: The Rental Housing
Commission accepted with thanks the Rental Guide prepared by
Joan Bailey, Cornell summer intern, and commended her for her
remarkable dedication and performance, going far beyond the
call of duty. Joan B. submitted recommendations to the RHC,
to be discussed at the next meeting.
Miguel C. presented his interim report on the Collegetown
survey. His findings were inconclusive because of lack of
cooperation from Collegetown landlords. He and J. Schroeder
will meet to finalize the report. He was also thanked for his
efforts by the Commission.
Submitted: October 10, 1991, Ed Dormady.
CITY OF ITHACA
RENTAL HOUSING COMMISSION
MINUTES OF MEETING OF NOVEMBER 14, 1991
Page Two
ADDRESS TO THE RHC. The Commission then welcomed Pat Poston, who
•I
addressed the Commission in her role as Director of Housing for the Tompkins
County Department of Social Services.
Pat stated that there was a lack of data as to the personal circumstances of clients. The
level of rent subsidy available from the state is very low. Therefore attempts are often
made to qualify people for Section 8 assistance, a federal program providing rent subsi-
dies. There is limited availability of Section 8, but it is a wonderful tool. There seems to be
less turnover currently of people with Section 8. The greatest need is for housing for single
people and large families.
The CHAS report prepared by Tricia Norton of the City Planning Department is very help-
ful and could become a good basis for progress, but Pat expressed concern about the possi-
ble impact of statements regarding the CHAS report contained in the memorandum from
Daniel Hoffman, chair of the City Planning and Development Committee . Chair
Efroymson suggested that all commissioners obtain a copy of the draft CHAS report.
Pat stated that there has been a phenomenon of people coming into Tompkins County to
obtain a higher level of support services, though most such people do have local ties. Pat
mentioned that the proposal to limit security deposits to one month contained in the
November 14 memo from the Policy Committee would frustrate the ability of DSS to get
problem tenants into housing, because frequently it is only by offering larger security
deposits that DSS is able to persuade landlords to accept such tenants.
Next meeting December 12, 1991.
Respectfully submitted,
Mark Finkelstein
Commissioner
' I
,;
e iii n n Ayr ,v�7rePi
1111
���°ec( as �i 2-,
` 1491
i1
CITY OF ITHACA
RENTAL HOUSING COMMISSION
MINUTES OF MEETING OF NOVEMBER 14, 1991
5 IN ATTENDANCE. Commissioners: John Efroymson (Chair);
Pierre Clavel; Ed Dormady; Mark Finkelstein; George Frantz;
Carol Mallison; Terry Pasco; John Schroeder; Pam Zinder.
Public: Joan Bailey; Larry Beck; Joel Harlan; Myra Malkin; Dolph Orthwein; Tim
Terpening.
(ii MINUTES. The minutes of the October 1991 meeting were read and adopted._____
,v` PUBLIC COMMENT. Mr. Beck presented a proposal for the use of property tax cred-
its to reduce the cost of rental units for those in need of affordable housing.
N
♦POLICY COMMITTEE. This committee distributed a proposal dated November 14, 1991
entitled "Proposed Resolution to City Council." The proposal calls for: 1. the creation of
a position of Rental Housing Officer to be financed with an annual fee of$12 per rental
unit; 2. the conducting of an annual housing census of the supply, condition and cost of
housing; 3. the regulation of security deposits, including limitations on the amount that
may be collected, the form to be used to determine apartment condition; mandatory refer-
ral of disputes to mediation; and the award of treble damages and lawyers fees to tenants
in the event of a landlord's failure to comply with the security deposit provisions.
There was some preliminary discussion of the proposal by members of the Commission
and the public, but it was agreed that the December 1991 meeting of the RHC would be
largely devoted to a full discussion.
CITY OF ITHACA �N1 i hklc3 0� //13 72-
RENTAL HOUSING COMMISSION do not s�'o f7 u,'ltcf�+e� �ir5
orml s ire Lapro`e- 1- J
MINUTES
December 12, 1991
Commission Members: Pierre Clavel, Ed Dormady, John Efroymson, Mark
Finkelstein, George Frantz, Carol Mallison, John Schroeder, Pam Zinder
Absent: Terry Pasco
Public: Robert Balder, Joan Bailey, Larry Beck, Barbara Blanchard,
Anne Clavel, Margot Flacco, Mark Goldfarb, Sharon Gracen, Mark Haag,
Kathy Hovis, Neil Howard, Julie Kirby, Mathew Lyons, Myra Malkin,
John McPherson, Dennis Merryfield, Scott Raynor, Judy Saul, Ed Swayze,
Tim Terpening, Philip White, Jr.
The minutes dated November 14, 1991, were approved as written.
Public comment, largely in response to the Policy Committee's proposed
resolution, included the following:
• Larry Beck: public regulation of private contracts would have to be
done with a great deal of consideration regarding impact.
• Mark Goldfarb: tampering with private business relationships removes
the incentive to provide housing to some households.
• Neil Howard: annual fee charged to the LL will be passed on to the
Tenant as extra rent; fifteen days to return Sec. Dep. is too short, can't
even repair some units in that time; says state law allows 45 days.
• Philip White, Jr.: why is the proposal patterned after a community so
different from ours?
• Mark Haag: Tenants often leave for other states and countries;
even though costs can be collected by law, it's not practical to do so
given the distance, thus the need for Sec. Dep.; may take a week just to
get a local bank to release the Sec. Dep.
• Tim Terpening: serious parking ticket problems on Schyler Place
should be an item on next month's agenda; wants minutes sent to him.
• Barbara Blanchard: please send the Policy Committee's proposed
resolution to the Housing Providers Network and the Homeless Task
Force for comment.
• Judy Saul: Community Dispute Resolution Ctr. handles many
LL/Tenant cases; proposes mediation by choice, not mandating
compromise; please use their agency as a resource, don't "order"
people to use it.
Y
• Joan Bailey: Tenants who leave the area have equal difficulty getting
Sec. Dep. back; if LLs want information from the Commission to justify
number and types of housing problems, they should also be willing to
provide information to Commission regarding vacancies, damage, etc.
• Scott Raynor: recommends use of check-in lists to help avoid
Sec. Dep. disputes.
Commission discussion of the Policy Committee's proposed resolution
focused first on the section regarding Sec. Dep. Heated and animated
debate included many points, arguments and speeches. Points such as the
following were made:
• for starters, see memos, one each from Mark Finkelstein, Carol
Mallison and George Frantz.
• don't limit the availability of housing by restricting Sec. Dep.
• foreign students are particularly vulnerable when they leave for home
and their Sec. Dep. needs are an important issue to address.
• returning Sec. Dep. in fifteen days is too quick for practical purposes.
• what happens if LL/Tenants don't agree when they first fill in the
check list?
• regarding penalty to LL of "up to twice the amount wrongfully
withheld" (#6) - this amount is excessive, one additional amount is
more reasonable (ie. total due is doubled, not tripled).
• the people who have created this proposal (Policy Working Group) are
not experienced with rental management or the impact their proposal
will create.
• if the proposal is passed, it will serve to raise rents as LLs attempt to
offset costs that can't be collected through Sec. Dep. and other fees,
charges that ultimately could be returned to the tenant under current
practice, while increased rents will not.
• the proposal shifts the constitutional burden of proof to one side only,
the LL (#5), and allows only one party to be penalized if in the wrong,
the LL (#6); same expectation must be made of both parties.
• what exactly is wrong with the current system available through Small
Claims Ct. and Community Dispute? Let's correct current system
before creating whole new system with unforeseen problems.
• provide more education to both LLs and Tenants on how to avoid Sec.
Dep. problems, along with what to do when a problem arises.
• up-front costs vary so much from LL to LL, it would be good to have
something consistent that both LLs and Tenants could expect.
• many LLs do not charge more than one month's rent as a Sec. Dep.
now; therefore, up-front costs are not always unmanageable.
• apparently the City can't "see" there's a housing problem and this alone
creates a problem. Rental Corn. Min. 12/12/91, Page 2
• the issues presented center around an unequal balance of power
between LLs and Tenants, one that unfairly favors LLs.
• cleaning costs are routinely withheld from Sec. Dep., regardless of how
clean the unit was when vacated; procedure required to obtain the
$20. - $30. withheld is too involved and then LL benefits.
• burden of proof regarding Sec. Dep. being wrongfully withheld should
not rest solely on the Tenant, as it does now.
• what mechanism can we create that would ensure no one is unfairly
taken advantage of, LL or Tenant?
• the City itself has created an imbalance of power favoring LLs by
restricting development so that it results in a seller's market.
• the use of a Housing Board of Review could be an option for dealing
with LL/Tenant disputes.
• Cornell University is, by far, the biggest LL in town; do we expect them
to abide by this proposal?
• the proposal is intended to address occasions when Sec. Dep. is
withheld with no justification and is not intended to penalize anyone
where there is a valid dispute of fact.
• as a Tenant, this commission member would be willing to pay $12.00 a
year to cover the cost of a Housing Officer.
• the proposal should be passed on to Common Council now; no, it
should not.
Housing Officer: Discussion moved on to the proposal of creating a Housing
Officer. No conclusion was reached regarding either the Sec. Dep. or the
Housing Officer portion of the proposal. It was agreed that the proposal
would be returned to the Policy Working Group for further revision. The
revised version will be included on the agenda for the next Commission
meeting.
Supply Side Working Group members met with Larry Beck to discuss further
his idea of creating a tax abatement for LLs who lower rents to an affordable
level for low-moderate income households. The working group is interested
enough to pursue the idea further.
There will be three vacancies on the Commission beginning January 1st
when two Commissioner's terms end (Pierre Clavel and Pam Zinder) and
when John Efroymson joins Common Council. Commission members agreed
to recommend that Mayor Nichols re-appoint both Pierre and Pam to their
position on the Commission, if they wish to continue. Recommendations
can be directed to the Mayor for the third position to represent the City's
2nd Ward. Commission members also supported a resolution, made by Mark
Finkelstein, thanking John for his services as Commission member and
Chair. Rental Corn. Min. 12/12/91, Page 3
a
Public Comment:
• Information and Referral's third highest number of calls is in regards to
LL/Tenant issues; ranking higher than that are calls about marital
issues.
• it would be a good idea to talk to LLs who have already developed
process/procedures for avoiding/dealing with Sec. Dep. issues, like
those who use a check-list now, and take advantage of what has
already been developed and learned by them.
• just how big a Sec. Dep. is too big? LLs don't seem to have a limit.
• recommends that LLs and Tenants should use a check-list to avoid
Sec. Dep. disputes.
• if cases go to court, the system isn't working.
• court system is too intimidating for many.
• creation of a centralized housing information center makes sense.
• Tenants don't have a choice but to rent, LLs could choose another
profession.
• the proposal promotes the idea that consistent and responsible
business practices will be followed.
• the Commission spent months preparing, re-writing and approving
the housing resources information book. It should be willing to put the
same very careful thought, consideration, attention and time into
proposing a piece of legislation.
• let Tenants pay for Housing Officer position.
• rental management is a business relationship and Tenants are treated
as customers who LLs want to come back.
• if marital issues get a higher number of calls than LL/Tenant issues,
perhaps the City should set up a Commission to study these.
• is the vacant spot on the Commission going to be filled with a Master or
a Slave?
The next meeting will be on Monday, January 13, 1992, at 5:00PM.
Respectfully submitted,
Carol Mallison
Rental Corn. Min. 12/12/91, Page 4
COLLEGE TOWN RENTAL HOUSING SURVEY
REPORT TO THE ITHACA RENTAL HOUSING COMMISSION
August 15, 1991
By
Miguel Camacho
City of Ithaca
108 E. Green Street
Ithaca, New York 14850
1
PURPOSE
This survey was conducted to test a questionnaire to be used
as a methodological tool for retrieving pertinent statistical
information from landlords regarding housing conditions in Ithaca.
At one level the survey tool would be tested within the conducted
survey, and at another level it would extract desired housing
information from Ithaca's Collegetown.
GEOGRAPHIC AREA
The targeted area for testing the survey was defined by a
subcommittee from the Ithaca Rental Housing Commission. The outer
streets of this parameter are Dryden, College, Cook, and Eddy
Street. Properties on both sides of these streets were included
within the targeted area.
SURVEY METHODOLOGY
1. Several questions regarding housing conditions were placed into
a survey questionnaire. Many of these questions were taken from a
prevous survey.
2 . The names and addresses of all property owners within the
targeted area were identified using the Ithaca Building Department
records.
3. A mailing directory of the property owners was developed and a
survey questionnaire was sent out to the corresponding owner of the
properties within the targeted parameter.
4. The date of June 8 was set as the closing date for receiving all
survey questionnaires from landlords. Landlords that did not
2
return their survey questionnaire within one week of the closing
date were then called by the surveyor to request their cooperation
in completing the questionnaire.
FINDINGS
Of the 611 units identified within the targeted parameter,
information regarding only 46 units were correctly returned,
comprising only a 7 percent of all units surveyed. Of the 46
units, 27 questionnaires were for single rooms, the remaining 19
questionnaires identified information for 19 apartments large than
a single room.
The following breakdown is for the 19 returned questionnaires,
of units larger than a single room.
Amount Unit Type
1 Studio
5 One bedroom apartments
7 Two bedroom apartments
2 Three bedroom apartments
3 Four bedroom apartments
0 Five bedroom apartments
1 Six bedroom apartments
By viewing the limited totals of information for each
apartment type, statistical conclusions are impossible to be made.
For example there were no 5 Bedroom apartment surveyed. Only one
Studio and one Six Bedroom apartments were surveyed. These totals
are far too small to be statistically significant, and for
estimations of averages and deviations of the average. Generating
statistics for the 5 One Bedroom apartments and the 7 Two Bedrooms
apartments will be skewed, even though these apartment types
represent the largest totals surveyed. Averages generated will
3
produce incorrect results. For example the average rent for either
a One or Two bedroom apartment is higher without utilities then
with utilities included.
Twenty-seven units surveyed were for single rooms. This total
was generated from two landlords. Fourteen units were owned by 1
landlord and thirteen by another. Once again, any statistical
inferences will be skewed, since these totals do not come from a
large pool.
Questionnaires for an additional 36 single rooms were also
returned. The forms only included information regarding the total
rent for the building and not for each unit, making these
questionnaires unusable.
ACCESSIBILITY OF OUESTIONNAIRE
Of all the surveys returned, 81% correctly completed the
questionaire. It can be determined that landlords had little
difficulty in completing the questionnaire. Of those surveys not
returned, the landlords were contacted, and the majority indicated
that they did not wish to participate with the survey in general
and not for any particular reason. Many landlords indicated that
they did not recognize the city's need for obtaining such general
information. No landlord indicated to the surveyor that the
questionnaire itself was to difficult to complete or that the
survey asked an excess of questions.
RESERVATIONS
The findings generated in this report cannot be considered
conclusive in reference to established standard statistical methods
4
for the following reasons. 1. The survey's targeted area was not
selected as a random sample. The area was predefined by a
subcommittee of the Rental Housing Commission. 2. The accumulated
information is not a census, since information for only 7
percentage of the area's unit was gathered. 3 . The results are too
small to produce any accurate statistical conclusions. 4. Any
results or findings will be skewed since landlords owning numerous
totals of properties did not participate. Landlords owning
numerous totals of units have substantially different types of
dwellings (newer and large multiplex apartments) and also represent
an extremely large amount of units not represented in the survey.
RECOMMENDATIONS
The statistical tool (survey) did not generate reliable information
and was not properly tested, since many landlords declined to
voluntarily participate in the survey. The objective in this
survey was two fold, first to test a survey tool, and second to
gather information on housing conditions within Ithaca's
Collegetown. Neither of the two objectives were met. To meet
these objectives the following recommendations should be
considered.
1. Establish mandatory participation for all landlords to list all
pertinent housing statistics requested by the Rental Housing
Commission. Then statistical inferences can be derived from this
resource.
2. Another survey of this area should not be done, since similar
probles will be confronted. Instead research should be conducted
5 _
on how other cities extract relevant information on housing
conditions, with minimal landlord and renter participation. For
example, other cities use newspaper ads as an indicator of vacancy
rates and apartment rates. Information regarding this type of
survey is not known by the Rental Housing Commissioners. Gaining
information about other survey methods should be acquired in order
to determine other options for obtaining information on housing
conditions within Collegetown and Ithaca.
3 . Other methods of obtaining housing information should be
considered such as conclusions drawn from the U.S. Census or other
established statistical abstracts.
4. The survey questionnaire appeared to be a reliable tool for
extracting the desired information, since most participants were
able to successfully complete the form. This form can be refined
and used as a standard form for mandatory participation of
landlords in obtaining desired housing statistics.
6
College Town Rental Housing Survey
Statistical Summary
RESPONSES
Property owners mailed to 78
Surveys never returned 66
Surveys received thus far 12
Reporting no rental units 1
Returned surveys from Landlords owning 10 units or more 4
Returned surveys from Landlords owning 10 units or less 7
Returned surveys form Landlords owning 10 units large 0
then a single room
RENTS
Average Rent by Number of Bedrooms, with all or part of Utilities
Included and with Utilities Separate.
Utilities Utilities
Number of Total Included Separate
Bedrooms Unit Rent Unit Rent Unit Rent
Room 27 276 27 276 0
Studio 1 270 1 270 0
1 5 345 3 341 2 350
2 7 596 5 575 2 650
3 2 945 2 945 0
4 3 1100 2 1100 0
6 1 1440 1 1440 0
7
VACANCY RATE
Only one Two Bedroom apartment was surveyed as vacant. No
conclusions can be drawn from this information.
OTHER RENTAL CHARGES
Security Deposit Required - 41
Security deposit less then one month's rent 13
Security deposit more then one month's rent 28
Advance rent Required 42
Advance rent less then one month's rent 0
Advance rent more then one month's rent 15
Advance rent equal to one month's rent 27
Other Deposits 8
Other Deposit less then one month's rent 0
Other Deposit more then one month's rent 0
Other Deposit equal to one month's rent 8
Interview with Ed Swayze
Ed' s Info and referral service uses a log sheet data base to
record and categorize calls . Since they had received a one shot
deal in -funding from the Bar Assoc for lawyer referral , their
figures ' fdr 1st quarter 1989 reflect shift in statistics on his
spreadsheet.. The shift in some of his figures is also due to a
more thorough breakdown into specific categories and the fact
that other agencies are picking up some of his work/calls .
Landlord/tenant problems constituted 211 of 7 , 851 in 1990,
their third largest category. Also , even though they serve the
coun ,: they.bulb= f the calls come from the city. DSS provides
their maj orA fundling source, the city of Ithaca and United way
also provide/some funding. Their Info and referral guide should
pay for itself , via the price they charge to cover the printing
costs but Ed has not really set up a spreadsheet system to track
sales .
Masked about- other agencies . Ed said that Comunity dispute
resolution has funding „to provide help to Mobile Home owners .
Cornell Legal Aid -can be-a problem since funding dries up each
semester, so that it gets to be pointless to keep making
referrals . On issue of pro-bono work, NLS has a pro-bono
referral as does,, the Bar Assoc, maybe Displaced Homemakers .
A number of .trie calls they get inquire as to whether or not there
is a tenants group. Ed also said that he has no way of knowing if
the referrals they make can successfully resolve the caller' s
problem.
We discussed at length an- idea of Edtis to set up some kind
of social service computerized data base, which could be accessed
from a couple of centrally located computer'berminals , in the
mannerxof CUINFO. Ed has talked to some people at Cornell about
this as well as Finger Lakes Library system. Ed wants to have a
community information conference in Sept to discuss his plan for
cooperative information sharing. Ed says that keeping his data
base up to date is a real problem, volunteers don not want to
come in just to do..,data entry and he feels having the data base
maintained £nd updated in a professional mai'fner is essential .
Interview with Pam -tinder - Cornell Off-Campus Housing
'.-Pam:candmk, discuss, la number_ f problems faced by students
when seeking rental housing. Many` problems-ire related "tol
security deposits . There is no clear language as to how much of
an advance rent landlords can ask for and there is no specified
time for the return of a sec deposit. Many students are not
familiar with buiding code requirements and may not realize what
constitutes a violation. Students may be under a great deal of
pressure to sign a lease when viewing an apartment and may be
unaware of or intimidated into ignoring defects and problems .
Renting as is can be a problem if students accepted certain
conditions without getting in writing what landlords have agreed
to take care of . Getting security deposits returned is a major
problem. There is no clear language on what constitutes
"clean"and there are often problems when landlords start to
insist upon extensive cleaning before money is returned. The
fact that many students are from out of state or out of the
country is taken advantage of by the landlords . they can rely on
the fact that the costs involved in legal fees and transportation
in getting back to Ithaca preclude many students from trying to
retrieve their money if the landlord balks at paying.
Some problems that are unique to the student rental housing
market are;
-problems with roomates not paying their share, leaving others
with their bills , also a problem with utilities .
-other tenants in building not properly disposing trash and
recyclables .
-problems with students renting rooms in a house
-problems with what constitutes a "furnished apartment" Furniture
is often unsuitable or not specified in lease.
-problems with international students not realizing that it is
essential to put everything in writing. There can be a real
clash of cultures as many of the students , particularly the
Indian students expect that a verbal agreement is to be honored
and are understandably upset upon realizing that verbal
agreements don't grant them any legal basis for any grievance.
Cornell off Campus housing does not offer any legal advice.
Students are referred elsewhere , often to the A. G. ' s office for
legal problems . Many problems have own variations , even when
students realize there is an obligation on their part, they often
feel that their case is the exception. It is difficult at times
to give a precise legal answer to a problem. For its part, off-
campus housing does not list any units that are not in compliance
with building dept. Although units may not be in compliance it
does riot mean that they are unsafe, the building dept may not
have caught up with them.
Pam feels that a lack of some basic tenants rights is a
problem, that more could be done in clarifying lease language on
sec deposits , as an example .
Interview with Myra Malkin - Neighborhood Legal Services
Myra explained that eligibilty for services required that
client be at no more than 125% of poverty figure for that
relevant family size . Fed regs also stipulate 12 . 5% private
attorney involvement -2 cases a year and the attorneys can choose
the type of case. NLS does not handle security deposit problems ,
they are referred to small claims court. They are more likely to
handle eviction or warrant of habitabilty. Public housing Sect 8
is provided through EOC and IHA, but there is no tenant
organization.
There is no Housing Court as such but Judge Olds is familiar
with housing issues and concerned with the rights of litigants .
One problem in legal matters is that in some situations such as
evictions , develop out of case law not statutes . Real property
Law and Real property Action and Proceedings are the pertinent
body of law. Many matters are not particularly clear, for
example landlords must give reasonable notice to enter premises
but law not specific.
•
Myra feels that a list that described some of the myths
about housing rights and issues would be a help. She also
mentioned that tenants do contribute to deteriorated housing
conditions . As for successfully resolving problems , Myra pointed
out that being "successful" might only mean getting an evicted
client another months stay. Also, many people do not meet
eligibility for legal services , yet cannot afford an attorney.
Myra also feels that the issue of an increased vacancy rate is of
little consequence to her clientele. Apartments in the higher
brackets are not affordable anyway, even at a reduced rate.
Myra also referred to the problems faced by mobile home
owners . If they have difficulties in one park and are forced to
move some of the older trailers won't be allowed in other parks .
Other bits of info- pogo parcel was considered for mutual
housing, info about block grants check with Planning Dept.
NLS is actually a branch office for Elmira, serving Tompkins
and Tioga Counties .
Interview with Carol Mallison - Ithaca Neighborhood Housing
Services
INHS does rehab work on deteriorated buildings in Northside,
Southside and Westhill . INHS buys up the properties , fixes them
and sells them. (They have come under fire for not having longer
terms for retention as not for profit housing, housing can be
sold off for speculative purposes , thereby removing it as
subsidized housing and losing the public' s investment. )
Previously funding came from federal gov't, then in the form
of block grants to the states and localities . Carol also
mentioned HUD, Housing Trust, private development. There is some
local money. DHCR is the state program that really handles
funding. INHS has instituted a "recapture clause on their
housing and also a cap on profits to remedy aforesaid problem.
INHS also has a lending program for downpayments and rehabs
for private individuals .
Carol is in charge of the rental program at INHS. INHS has
65 units which they rent to low-income people, using sect 8
guidelines . IHNS first started renting properties in 1982 .
Properties have been rehabbed and become part of rental market,
with some units being rented at market rates . They do not
generate profit for the agency, rather INHS hopes that these
units will pay for themselves without incurring any additional
expenses for the agency. Prospective tenants are screened rather
carefully for references and credit ratings . Security deposits
are not an overriding issue, reliability is .
Currently, INHS is experiencing an increase in vacancy rates
of about 3%. Estimated vacancies for the city run between 5%-
15% (Probably closer to 5%) Carol maintains that although any
increase in the vacancy rate has not resulted in decreased rents ,
she feels that tenants have more options in bargaining with
lanlords over other issues and may have more choices in general .
Although there does seem to be an increase in vacancies at the
higher end of the market, INHS also has to contend with the fact
that an increase in subsidized housing will impact their own
rental program, which must compete with the market.
Carol often has difficulties with her tenants , who number
among the hard to house clientele. But she feels that INHS
relationship with the tenants is good overall , they do not seem
to have the kinds of conflicts that IHA has with Legal Services .
I asked about other subsidized housing. Carol said that
West Village, once the red tape was cleared may be sold to IHA.
She said that this was something that the director was working
on, setting up an agency to buy what should have been an expiring
use property. INHS own projects are usually brought on line
within a year, depending upon the extent of the renovations .
On the issue of a tenants organization, Carol said that she
felt that it would be a good idea, that it would be helpful for
tenants to have their own sphere of influence and concern and to
have some control over these issues . But she added that in her
own experience with INHS it was difficult to get tenants to be
active. INHS has a Tenant Review committee but she always has a
problem, recruiting tenants .
Other problems mentioned by Carol were the building and
health codes that there can be differences between the city and
county and that the city pays more attention to the problems .
Possible housing oriented ideas - Seattle has a credit union
related to tenants .
Interview with Pat Poston - Dept of Social Services
Pat has received 3 surveys , one for DSS, one for their
emergency shelter unit and she is also on the Advisory Board for
Tompkins County Affordable Housing.
Her clientele is facing difficulties in securing affordable
housing. Only 17% of the clients get sect 8 , DSS hopes to boost
that to 25% next year and keep increasing it thereafter. The
bulk of her clients must make do with DSS housing allowance and
work with a caseworker over budgeting etc. Guidelines they use
for a single person would be $217 plus heat, but actual costs
would be more like $275-300 for SRO, which means that clients
need to continually dip into general funds just to keep a roof
over their heads . There is an ongoing need to locate DSS clients
outside of the city. Another problem is that it is not illegal
to refuse to rent to recipients of public assistance.
Currently, the hardest to house clients are single males ,
there is also a growing problem with pregnant teens . There are
also 45-50 families that are a cyclical problem and Pat stressed
that social service intervention needs to take a "holistic"
approach simply providing shelter isn' t enough. Trying to find
housing for large families is virtually impossible.
EOC has certain standards that need to be met before their
sect 8 clients are permitted to rent a place. DSS is mot as
strict, however case workers try to do home visits . . Pat
generally has a couple of interns working on issues of affordable
housing. New initiatives are the new shelter and a house that is
being set up for pregnant teens.
Other problems that are routinely encountered by DSS are
that too often clients move out and double up with relatives at
the first sign of a problem with a landlord, before going through
� .
any legal procedures . DSS ' s emergency shelter unit deals with
evictions or 30 day notices .
On Affordable Housing, Pat went over some of the items in
their draft. On the revolving loan fund, she said that they need
ed to start allocating resources . The infrastructure was a long
range problems with political overtones , the education committee
was working with other committees and talking to other towns .
Money is coming to county via sale of heating plant. On issue of
tenants Pat said that they do have a tenant filling a consumer
seat, not always easy to get someone.
Pat also mentioned that CHAS is replacing CHAPS and that
there is a Housing Service Providers Group that meets regularly
to coordinate the grant money solicitations , so that they are not
all chasing after the same funds . On county level , though it
seems difficult to achieve consensus on what to do, even taking a
stand on a land trust has not been agreed to.
Pat concluded her interview by saying that she didn't think
that the problems she faced were affordable housing per se but
rather just a question of making the right links and connections
and having providers working in conjunction with each other.
This last bit really does 't square with what she had been telling
me, it may be more a matter of her trying to be positive and
optimistic about a difficult job.
Interview with Judy Saul - Community Dispute Resolution Center
The Dispute Resolution Center is a mediation service,
staffed by trained, volunteer mediators , which members of the
community can use on a voluntary basis . People are usually
referred to them, Small Claims Court has a regular procedure for
referring potential litigants . One problem is the inherent power
imbalance between landlords and tenants , landlords often refuse
to submit to the process , since they have less to lose in terms
of money, time from work etc. Tenants are also at a disadvantage
in that leases may require tenants to pay legal fees . Only about
50% of referrals actually are put to mediation, but those that do
generally are resolved.
Judy feels that evryone concerned with rental needs more
accurate information, especially with leases and security
deposit. Again, the issue of what is clean etc comes up and that
more attention should be paid to these issues at the signing of
the lease. Judy feels that the creation of new housing stock has
put pressure upon some landlords to fix up the older stock. But
still , not enough is done with building inspections and
compliance .
The Dispute Resolution Center handles about 700 cases a year
altogether. They have about 45 volunteers (there is a waiting
list) with a good representation from the community. They do not
really have students as mediators , nor do they serve the student
population per se.
Interview with Mary Louise Battisti - Ithaca Housing Authority
Mary Louise is the director of an agency that is comprised
of 70 apartments for handicapped, elderly and 165 apartments for
seniors at Titus Towers ( I , II ) IHA also operates 70 units at the
Northside development on Hector Street. There are also 26 family
units at Southview and 10 at Overlook Terrace.
Additionally, IHA in conjunction with EOC handles sect 8
housing 417 in all . Sixty percent of sect 8 are DSS recipients
and there is a mix a large and small landlords that rent to them
224 in all . I asked about landlords refusal to rent to p. a.
recipients , Mary Louise responded that the sect 8 is usually not
a problem that the landlords know IHA and that very few people
can't find housing within 60 days.
IHA does their own housing inspections , to insure the
quality of the housing and will hold up a check, if necessary,
til housing meets their standards . Upon receiving a voucher, IHA
can refer clients to certain landlords prior to inspection.
In sect 8 there are 188 certificates , in which HUD gives an
estimated fair market rent and the client pays no more than that.
With the vouchers , the fair market rents can be exceeded and the
tenant can pay the difference. Security deposits are not taken
care of by IHA, DSS can help out with them.
Mary Louise also mentioned the problems with some area
refugees. Ithaca is a sanctuary city, in the past there have
been a number of Southeast Asians , also Russians from the Ukraine
and there is talk of having some Tibetan refugees come to the
area. With regard to public housing it can be difficult to
ascertain who are actually family members who originally leased
premises, they cannot simply be turned over to other family
members. The refugees don't always understand this and the local
people get resentful of what they consider to be preferential
treatment.
I asked about the West Village project. Mary Louise
explained that it had been under the 236 program, with a limited
partnership. There were actually more partners and since they
had defaulted they had accepted a flexible subsidy and thus were
not entitled to sell or turn it over after 20 years . Now it
needs to be maintained for 40 years and IHA is negotiating to
acquire it to keep it in the public domain.
Mary Louise also mentioned the problem with INHS, that they
should have had restrictive deeds to prevent housing from passing
out of non-profit use. She also said that IHA was buying
property to house pregnant teens . Their providers group is also
working with BOCES and a daycare center, so that the teens can
attend school .
Mary Louise also referred to CHAS, saying that it will have
a big impact upon housing and that housing authorities will have
to list all their programs in order to obtain funding.
I asked about a tenants organization and she told me that
under the Langley Act, two tenants would be elected to serve on
their board of directors. In Titus Towers the seniors have a
tenants organization, but she says there has not been enough
interest in the family units . She also pointed out that the
Ithaca Rental Housing Commission had an IHA tenant on it but that
person had resigned. She stated that she personally believes
that it is a good idea, that it would be a help in pushing for
more programs , but that it is difficult to attract people.
Interview with Marge Olds - City Court Judge
Judge Olds first discussed the problem with mutual housing.
She explained that Northside, her neighborhood contained 90% of
the low-income housing in the city. That the parcel of land
owned by the city (the pogo parcel? ) was proposed for a site for
mutual housing but that the city, via the common council had been
reluctant to take on such an activist role in housing.
Marge is also involved with the county' s advisory board and
had worked on a committee to set up a revolving loan fund of
$100, 000 , which could be used as downpayments for housing. There
is evidently a similiar plan im Charlottesville . She noted yhat
Mark, who is also on both the board and the IRHC had voted
against this use of funds . Instead, his area of concern was the
deregulation of infrastructure, loosening restrictions on sewage?
etc. She also mentioned that the county can't do housing, I need
to follow up on this apropo some of the issues discussed at the
Syracuse conference.
In terms of other city services , Marge felt that IHA sect 8
housing was not up to standard. She also felt that NLS could be
more aggressive in representing clients , that often ( in
defaults? ) tenants are not represented. She handles about 10
housing cases a week.
Marge felt that Cornell ' s legal aid did a better job at
representing people and also thought that the model lease that
Pam used at of-campus housing was good but that she seldom sees
it being used. A lot of repeat landlords end up in court(perhaps
Madison laws could be used in these cases ) She also noted the
problem with tenants having to pay legal fees , as a deterrent to
taking legal action.
Marge also noted the problems with the building dept, saying
that they do not seem to have enough staff to keep up with
compliance. Perhaps an increase with fees would help overall
issue. She felt that they also tended to come down more on
newer, smaller homeowners versus some of the larger landlords.
She said that code violations can constitutes a "quasi-criminal"
act and that those go before Judge Sherman at Criminal Court.
She also noted that Pat Kennedy in the City Attorney' s office did
a good job in representing the city in these cases .
,
AGENCY LISTING
AMERICAN RED CROSS
201 W. Clinton St
Ithaca, N. Y. 14850
Tel: ( 607 ) 273-1900 Homeless Hotline ( 24 hours ) 273-9177
Hours : 3-5 Mon-Fri
Contact: Homeless Services Coordinator
The Red Cross pi =v_.deti emergency overnight. ._helte?_r. It
operates facilities for 16 crisis besIs as well as some rented
-,..- and arranges t,.. rent motel e c y
��:..%......z L,,.� _ .`..i._;;;°; ' , -... 2�:tC..,.�3�k'""'_ The Red
w' 4-
Cross __ also the central .`l _ _ <itg office for_ E_C ' _ shelter.
The Red Cross ' s homeless service coordinator works with case
managers , which can arrange _ the provision
Section� i -y 4 _ s _. of y i _ iiati
.
.t4 -e� _ . _ �e VC . and _ _€ s fo' 1r1- 11outreach
to
those `' net _=3__ into either - previous,v? two categories .
T�,. Ref'. c;
_
_ _ ... _'-._ _.,_o ,__eT.. 4te_; _ 1c ? pantries outot '.*s e:he_tE'rs .
ATTORNEY GENERAL' S OFFICE
59-61 Court St 7th floor
Binghamton, N.Y. 13901
Tel : ( 607 ) 773-7798
Hours: In Ithaca - 4th Thurs every other month 2-4pm
The attorney general , - office providesmodiatHon anc"
._ ._.se. dealing with mss`- uri- jT de _ ti _.+ -ss.....: legal
Ithaca City Hail on the fourth Thursday, _ f evey other month (Aug ,
Oct, etc) Hrom - t- -,rte c=ference room
ifBETTER HOUSING FOR TOMPKINS COUNTY, INC.
122 W. Court St
Ithaca, N.Y. 14850
Tel: ( 607 ) 273-2187
Hours : 8 : 30-4: 30 Mon-Fri
g
.i ncome , families , elderly an(' the dila led, i__ rural areas .
Detter Housing al:5e provides services for home ownership
assistance , . .t _ irt V_• e. aand counseling f-y home purchase
for
ync __ _ _ i ig _a _ a clients . _ _ gene: i. y they O.o not. yY _ . _ d,_t. a,_ ._
"
_
or. y.aafy_;2�is'.i_i_I. on l_:E1'..c>`_•'>-fit'tF'.Y: t+. issues . Callers will be
referred eLsewher for astance.
--` : k COMMUNITY DISPUTE RESOLUTION CENTER
"Y 124 The Commons -
- Ithaca, N.Y. 14850
J` Tel: ( 607 ) 273-9347
Hours: 9-5 Mon-Fri
Community Dispute Resolution is a r.t _ is i__. service which
provides an alternative to c_stly. .:r time-consuming court.
coming .rwith an agreement that satisfactory t_ all parties .
,_._ enter - . t . mediationon art basis and small
y
public t_ avail t.`__mse!vee. ,f this service . T7. _,fined mediator`
landlord/tenant _ :7 n" r fr 1l C 1 l y s- ?'- `2 in resolving
'__._ _`F � and... ;:� to +-'.._ � _.._ y � �.L'l"`C'a- _._
The Community :
arrangement with the Division of is s i. ` enj Comm_.ni _y Renewal
to handle problemstmolla i__.`e c,wners whore tenants
trailer 'arks . Mobile homeowners shcald first call the D CR in
order to have their case referrec. to Cemrsunity Dispute Resol.,ation
Center. ,see .:t'j'rc nhi__ " )
COMMUNITY SUPPORT SERVICES
201 E. Green St 2nd floor
Ithaca, N.Y. 14850
Tel: ( 607 ) 274-6333
Hours: 8: 30-4: 30 Mon-Fri
-._ ,_nizy :Zug p_. _ ,_'r. i is ,_"sem: ,.._.. gement program 1-'__.
person.`. dealing with long-term sychiatric issues . X055 primarily
r_ A.to.`L'n_-.: from-..,., i- ._: F u.:.,i..::.-r 1 o service. providers ai a'_i in turn,
cl ._. nTwith managing f ^ginC _s� 7 arranging 'G c_-`Z their merlical
needs 'Y e ;iv__nr- ..L}_"r services . some cases , C2 may serve
as the payee ...or a client ' s SocialSecurity or Veteran' s
be
e+.. ..#.n} -
Z \. h I those ..s_+ , C S._ a : _ helps with arrangements for
_._ient_. t s housing needs by signing his/her./her i easse and making g ien_w.
payments out
of +- ._ client ' s senefi __ .
{ CORNELL COOPERATIVE EXTENSION OF TOMPKINS COUNTY
Consumer Helpline
} {4.5 Willow Av Ithaca,
N.Y. 14850
Tel : ( 607 ) 272-2292
Hours: 8: 30-5pm (winter) 8-4pm (summer)
Co -n_ l Cooperative Ext.en.s ion -r;ms a consumer helpline •_. .:-'A,a
_ i_er s _,_•_t _ smo,. -' i '- _._ .ti_na- ... __ --_._c and referrals for
l .. ,,ti r,7 I-.y.-. r issues .. Th vic
available
le ._7 the
s-7c-leral public and. br:-shures frcm their literat=e rash
Ren.- .mart*, Tenant
. i s Rights* , For Rent : A Consumer Cu'('... t
CORNELL LEGAL AID CLINIC
G40 Myron Taylor Hall
Cornell University
Ithaca, N.Y. 14853
Tel: ( 607 ) 255-4196
Hours : 8: 30-4: 30pm Mon-Fri
Lega_.,. _ Aidp'. _�_._v legal services in .. _`Ti- ..�3-:. _ _..
+'. residents - Tompkins ns ^E my LegaLservices are
. ' '-ty Cornell
- y. l t z students
} under the
'.f. ..
rot_ s clientsaccepted f=-- y 'jfire s en _a}i_ n. To ... _
considered for representation, must meet .tr
.a t'1 i _.1 criteria. S1 i -.-a ._.'-_ interviews. ar _ conducted. .a
c1ap'peintment only. The Clinic i.." unable t serve "a, a1: adv; - C-
capacity.
_ _: ifor persons othor-_hothan a-_ _.:-...._r clients . ._t. _:'._,.". — to
other. helping agencies can be provided, where appropriate_
CORNELL OFF-CAMPUS LIFE (housing)
115B Anabel Taylor Hall
Cornell University
Ithaca, N.Y. 14853
Tel: ( 607 ) 255-5373
Hours: 9-12, 1-4: 30pm Mon-Fri
The Off-Campus rife program provides members .f the _ .*- el l
community with a variety _•f information, including listings of
rental t..__.. _..,, , landlord/tenant} information Mand u J F a_�_ t=��.
information on living Ithaca. Off-Campus Life providesrovides- - ._a.lv. .. -...ate -- v..� _hoe _ v
includinglandlord/tenant and roommate conflicts . Off-Campus
Life also maintains acomplaint file ___ landlords and has surveys
o4_ housing conditions rlone onindividual , entalunit , which iss
also cross -referenced with: thatunit ' sowner. A . o_. the rental._
units listed
izt ; Tit. Off
Ca�mp-�:s T �Lv'�` g , that
'at are located
�.in
the he
city, • . w have _ certificate of compliance which s. issued
by
the City of 7 _ - } } Lti tag Department. ( *see appendix
; )
DSS - DEPARTMENT OF SOCIAL SERVICES - TOMPKINS COUNTY
Housing Unit
301 Dates Drive, Biggs Bldg A
Ithaca, N.Y. 14850
Tel: ( 607 ) 274-5609, 5608
Hours: 8 : 30-4: 30pm Mon-Fri
__ 1F., provides ..__l La_ ..3n.. r' e7 i i `le L _.Hntl,
residents . Be-�ne'_ t s provided by flSS include a housing allowance
and DSS also works to secure section 8 heuzing for D,Sf,
re j _._ -_ . w,_ 31S0 works with r _ landlords who are willing
.. .<,_ _ t _. w-W. _ si_ :-sn__ reci7=i=t2 anj arrange.arrangeE for
recipients to receive any related social service . Client" should
_._d
always Vii„ t - ':)8''S. when fased with _1Z„ imminent housing crisis ,
such as3 n eviction, as DSS will work .... try to resolve the
problem. I__ some cases , e_ur i t_ deposit. funds mayalso be
available i-_y '!_=-er^- :—n who are not public assistance recipients .
,44 EOC - ECONOMIC OPPORTUNITY CORP OF TOMPKINS COUNTY
C. . Section 8 Housing
° •'-Y '• 301 Dates Drive, Biggs Bldg A
Ithaca, N.Y. 14850
Tel: ( 607 ) 273-8816
Hours: 9-5 Mon-Fri
The S_.s,.. along a ILIA , administers 1e .+ on41 h.
ung
for low- income f_. _liZs , disabled and elderly. �. C also
has
available -....1`eia i on tenants rights , _.._r__." t homes a_. _i tips on
finding u_._ a a _f_ housing under section 8 .
o•perates an emorgenzy zheiter for c
.. .gh vulnerability client- . rtzy- are made through
tne Cross . Contact .: : R L a L—. verfirst.
ECIC f
is one o .,_,._ .g_._-.r_c L_._a _ _ia_I.J.ni t.cl- HEA:', a heatihg
assistance program. A host of other services iz available
through (S.'or:-.munity Service ?r::gram.
FAMILY AND CHILDREN'S SERVICES OF ITHACA
204 N. Cayuga St
Ithaca, N.Y. 14850
Tel: ( 607 ) 273-7494
Hours: 9-5 Mon-Fri (answering service after 5pm)
Chil`a_ _rs Services provides counseling and
.r runaway teens . I :an , f, necessary, also
b _me 1 ess teen-, with temporary y ho .:sing with families ,
i
thrugn their
Interlm 'r- -.am TheirCredit Counsel n g
Program al,- _ offers assistance to those in need _'i help with
t "an -. al ma .,fig -.,•z. -,...._ _...:ge�..sng - -n e1_. , .�nc��ding �.�'dg ' _ing
FINGER LAKES INDEPENDENCE CENTER
West Clinton Plaza
609 W. Clinton St Suite 112
Ithaca, N.Y. 14850
Tel: ( 607 ) 272-2433
Hours: 9-5 Mon-Fri
FingerLakes . i �_ f : � _C 17enter � v _ u � a number
services for people with aisah' iitir_'- . __;_luded in those
ser-,—.. :es a w i a_.__ _s i _._._..1T ._ .... L>-. __. ,..,__ 7> 3taff members a
:viae on-site o,ialuations and recommendations to make
._ _.id .,gs rental �-'-t , _'a _1:_zs .L'.1,-- and make
ref-err l for technical financial advice for both _.nd viduals
and businesses .
FRIENDSHIP CENTER OF ITHACA, INC.
402 W. State St
Ithaca, N.Y. 14850
Tel: ( 607 ) 273-4417
Hours: 7 : 30am-3pm Mon-Fri 9am-noon Sat-Sun
a i _ - d �., _s-a
�.. _ - y at... � .. � Center_ _ �� �� .1 __._..0 , .drop- in�.. _.1-.� _ l_t 1T
center for the homeless and other low- income 1 ndiv.'..duai._ . The
t. n'i c. - "* f-, (_ `"Y.,.f-..o .{� .... -- .e=•-.w.,:c_t L.:i'..... _ _._..._ .a. �, t >'.µ ,-.;`:t r l ..',y
a number _:t other _!_cia well .
HEALTH DEPARTMENT FOR TOMPKINS COUNTY
ENVIRONMENTAL HEALTH
401 Dates Drive
Ithaca N.Y. 14850
Tel: ( 607 ) 274-6688
Hours : 8 : 30-4: 30 Mon-Fri
i:,. ;..,. - ,. .. Health �.�t�. .�._ �. _. if_i:._ -x.- _`t: } Ira
____'_ _ _ _f ds'._ in the county. They e s _
investigate public health as a•._ _i_. . Any questions or concerns
about health nasards should 'se trouht to thei",- attention.
_. _o e violations :re -,-_{=erred to code enforcement
officers . There are no. ho'..ising codes at. the (°,ounty level .
Problems related to heatelectrical wiring , fire , safety and
struct=al concerns aro the responsibility of the municiality ' s
enforcement. officer. The Health Dept alsoprovides information
on sueh topics as septic
p-ri_ a _ public
HOMES, INC. (Housing Opportunities Management and Essential
Services )
408 E. State St
Ithaca, N.Y. 14850
Tel: ( 607 ) 277-6155 or 272-1741
Hours: 8: 30-5pm business , 24 hr on call
HOMES provides residential housing for adults with
psychiatric and/or developmental disabilities and the chronically
homeless . HOMES operates community residences and supervises
clients in scattered-site _y ;y t HOMES provides training ,
assists4daily ,,
+- and provides _+v1ter support
services f o r i t s clients .
H.O.S.T. (Housing Options for Seniors Today)
- 609 W. Clinton St, Suite 109
Ithaca, N.Y. 14850
Tel : ( 607 ) 272-5484 or 272-2292
Hours: 9-4pm
forHO'ST offers information and counseling over, seniors ,
o r s
age 60
and TTt . C ; be in-tLya te_ in sharing their homes
to help
defray living expenses and.� helpwith
it -'pke and
th .,Z chores .
HOST also .�l._ Ppp�s��ti__ from t _�� ?t and older w. , wieth t;.
r
_
1 on the Horses` e _ order to be placed with
_ i. en HOST also offer : =1i_. _ _-��{ @_���v �_� � �?' _i � l C�..1F_
,financial
w
a;Inin and n=e repairs as well as other housing
options , such as senior complexes es and nursing homes . HOST is a
part _ f _ £ :_ CA7:: perativ E .. s i_n.
HUMAN RIGHTS COMMISSION FOR TOMPKINS COUNTY
301 Dates Drive Biggs Bldg A - Room 116
,7:- Z Ithaca N.Y. 14850
CT, s ' ` Tel: ( 607 ) 274-5305
Hours : 8 : 30-4: 30 Mon-Fri
Anycounty resident. whofeels that. s/he Las been victim of
discrimination as a result.. f race, color, reed national
al.
origin, sex, marital status - sexual preference , matter-;
i ._ _ _i securing rental __ _ s _. ` __ . _ _ . contact. ' . e commission.
T' E .. °, h -. _ . 7 not " 7 (2L7 . _- _a.__.__ _rd _c•fL
see appendix. _ ) •f Oity Of Ithaca
..t INFORMATION AND REFERRAL FOR TOMPKINS COUNTY
313 N. Aurora St
Ithaca, N.Y. 14850
) . 3 ,,- : Tel: ( 607 ) 272-9331
'4 ' ` {" Hours: 8 : 30-5pm Mon-Fri
Information an Referral is .r guide€ v._ social and h_2?:'an
se,--vice .i:: Tompkins - ,-rt-�r t- f t x-, C�'t_ ._.:Yi -a arc- aid a in
locating assistance for ti housing , education,
transportation, legal services , public ssistance etc
The Tompkins County H.._a.t,an Scrvicee� Resources Directory_y
published and sold by Information and Referral . Also aTaiia. le
freeCommunity ._ _- L L _✓ Guide _..._, a Guide to Volunteer
Opportunities .
ITHACA CITY COURT
120 E. Clinton St
I ,,, /' Ithaca, N.Y. 14850
Tel : ( 607 ) 273-2263
Hours: 8-4pm Mon-Fri
Both landlords and tenants may utilize Small_ Claims Court
for "put,_ for damages amounting to u-' L',.o $2 , 000 . Building
code violations constitute % qu ' =i __ _ _ :u . offense and are
prosecuted L.'1' t...he City At.t_>rneyts Office in Criminal Court.
Small __-a...,;._ court works with the - _a.u,. n u.Y' ism}.e Resolution
C_`.. _ _... in trying tosettle conflicts out of (Court . Xi referral
ft.rm for CDRC is issued by the clerk. If either party still
wishes to pursue the matter in `.m( 7 F Claims Court an information
booklet ,_,_• given to anyone filing ._. claim. ( see api:. _..__a _.' .1 l
ITHACA CITY BUILDING DEPT
City Hall
108 E. Green St
Ithaca, N.Y. 14850
Tel : (607 ) 274-6508
Hours: 8-5pm Mon-Fri
Ihe Building Dai.i,artment is responsible for issuing
certificates of compliance for rental unite every 3 Ieer . This
process attempts to insure. that a rental unit is kept. up to
housing _."_r_.._ L _•ga.ir.a..•...i_.:,...= and prospective tenants should ask - -
zee a..._ cel^r._..t._..,_a-._ before signing a lease . Please e :_otti , lack of
a current.ent certificate 'Roenot necessarily moan that a 7ni t i._
unsafe . Co xplain._._ about known violations _r suspected nes
.._ehoi,l,i1be brought. tothe building . ,r _•at...nt' s utten i_n. The
Building Department.. has reference material available l_ _n state
national < .des as well as excerpts from municipal us ingcodes .
Pamphlets .- n fire sr home safety. tips are also available .
( see i'fppendi_. Y )
ITHACA CITY POLICE DEPARTMENT
120 E. Clinton St
Ithaca, N.Y. 14850
Tel: ( 607 ) 272-9973 business
Hours: 8-4pm Mon Fri business , 24 hours emergency
The Ithaca Police De?-;t. is responsible for ..aw enforcement,
whichi___-..ides criminal activity such az break-ins and burglary .
The police dept. also fields complaints about noise from a
particular neighbor or. neighborhood. TypicalE y, h.. se
_,, i >-t` -.�-v often due loudparties and t a
police
department will .i. est� v-...t ' whether there i . .. violation of the.
city' s 3 r i -e. ordinance . Another s_ < J 1wl7 violation _ f
noise
.� L .fit Check _e police
ordinances.. .`.. noise due to construction. L^!r-Y!. ��.
department or +',-,e building departmentrelated +1
ordinance . Pleaseremember, not every noise i.s a violation.
Toot,eratin between ..... also ±"
or good
community relations .
ITHACA CITY RENTAL HOUSING COMMISSION
City Hall 108 E. Green St
Ithaca, N.Y. 14850
Tel : ( 607 ) 274-6501
Hours: 8: 30-4: 30pm Mon-Fri
The Ithaca Rental Housing Commission is an advisory body to
the Common Council working i4e educate '.r_..0+_1-.', +`E^.i��^T;t't. and _ .'`ii.i_.a d:_
on their rights and responsibilities .. I v does community utreac__
to }e:_ n _ and conducts monthly meetings , to which C,en,ants, ,
landlords and human service advocates can bring up problems and
Commission questions . i.:.`- ..�_^�^ilis._1._•:: :..i...'" does research on issues
of
affordable housing and the. availability. ..:}f it in the Ithaca area.
The. Commission appointive body with members representing
r y
a✓. _lr..t:l t.� , landlords n
and community. agencies
ITHACA COLLEGE RESIDENTIAL LIFE
Ithaca College
East Tower Lobby
953 Danby Rd
Ithaca, N.Y. 14850
Tel: ( 607 ) 274-3141
Hours: 8 : 30-5 Mon-Fri
7he e--;en t .,.._ ..._fF` «.__ - maintains t_i'ins =1 listing
available re nta_ -,1-1-; 1—z: . They 7,17,o provide u. guidebook for off-
campus . for students . However .- other a,-iv
counseling services are provided .
ITHACA HOUSING AUTHORITY
800 S. Plain St
Ithaca, N.Y. 14850
Tel : (607 ) 273-8629 TDD: 273-9472
Hours : 8 : 30-4: 30pm Mon-Fri
Ithaca
_ __ _ . r _ _ _ alg Authority is the administrative .. a
:
responsible for public. housing in the City of Ithaca.
It
-—- —
orate--; the Titus 7,7we-r--; buildings for elderly and handicapped.
It also administers public housing for low-income residents . IHA
is one of two agencies which handle'; Section 8 housing for the
Ithaca area. IHA maintains a list of landlords that accept Sec . e
certificates and vouchers that are issued to low- income renters .
It is then the ',-espensisi4t7 of the holder ef the seutificate to
locate a residence . After a rental unit is located, an inspection
.-, done 7-_. in.:--ore that the unit e!emple--. with see . andard .
ITHACA NEIGHBORHOOD HOUSING SERVICES
Rental Program
520 W. Green St
Ithaca, N.Y. 14850
Tel: ( 607 ) 277-4500
Hours: 9-5 Mon-Fri
The Rental P7-orarn at INH(7, irovi.des affordable rental
hous'n for ,.- ty resdents with low and moderate incomes .
Prospective tenant,,, must apply with TNI-L:- and have a go,-,d credit
rating and references . A Screening process including a home
v- it is also requred before tenant are given final approval .
7he Rental progra ' just one part of Ttflf7a Neic4thborhood
Housing Services . INHS also acquires condemned or dilapidated
houng '-,tock, rehabilitates it :- 1-,,-; sells the properties to low-
income residents who ordinarily could not afferd a home. INHS
provides financial services and home ownership services for
low--income- home owners and buyers .
ITHACA TOWN BUILDING AND ZONING DEPARTMENT
Town Hall
126 E. Seneca St
Ithaca, N.Y. 14850
Tel : ( 607 ) 273-1747
Hours: 8-4 Mon-Fri
71 -. wn funding and Zoning Department is responsible for
enforcing the Town Zoning Ordinance ( including occupancy
segulations ) building and fire codes , property maintenance and
noise o -din;:4nces . The department also performs life safety
inspections on commercial and institutional properties , and on
mTaltil.)le dwellings containing three or more unit-q . Tt also
issues certificates of occupancy upon request for any. building
upon successful completion of compliance inspection.
_, -( MUTUAL HOUSING ASSOCIATION OF TOMPKINS COUNTY
:. 520 W. Green St
Ipi)
.. ,, Ithaca, N.Y. 14850
Tel : ( 607 ) 277-4500
Hours: 9-5pm Mon-Fri
The Mutual Housing A of Tompkins County. is a
private , non-profit corporation that was created to develop, own
and manage new and enisting affordabe housing in the interests
of the Ithaca community. MHATC is composed of residents ,
representatives fres: the municipal government and business and
0
;. ileaders . Residents tc. _ a majority voice m _
. all
decison :n• actions taken by the MHA.TC . 7
M a _.asC �._ siag a a concept t.r �. _aily a,dre_ses the
housi. : neec',s of low and moderato incomehouseholds whose option-,
for affordable housing are limited. MuE. _i,s:..... housing is neither
traditional homeownership nor t",_'at._onc?. rental o'...,.,ing f rather
it is membership in an organisationwhich promoteslong-term
occupancy , c,ontinued affordability and the security of tenure t
its residents .
NEIGHBORHOOD LEGAL SERVICES, INC. (CHEMUNG COUNTY)
215 N. Cayuga St DeWitt Bldg
Ithaca N.Y. 14850
Tel : ( 607 ) 273-3666
Hours: 8: 30-12: 30, 1: 30-4: 30 Mon-Fri
NLS provides legal
assistance to low-income residents of
Tompkins and Ti ga counties . Low- income -s defined as not more
taca _25 ofpoverty ` ideli: es of the relevant family size of a
w prospective..� ..+ .'17:-. doe-•;
_-•; handle
' l . o`? i+ a_:... . . - _ ti�'
em
s _has eviction , brt doe not deal with security deposit
problems , i, refers icople with those_ _ _>_ :m:_ to small claims
court. NLS also refers clients to other appropriate a agencies
onsuch as DSS or building or health departments and makes available
' - Claims i -.
�.'✓... _.. _ . , tenant' s -....�_a t_ .-._ _.....1. _L a ui._. �i�C ia.'.:;i - _`Swr . � 1L`
appendices 7 , .J .
NYSEG (NEW YORK STATE ELECTRIC AND GAS)
P O Box 287
Ithaca, N.Y. 14851
Tel: ( 607 ) 347-4142 for customer service
( 607 ) 347-4131 for 24 hour emergency service
Hours: 9-4: 30 Mon-Fri
Contact: Customer service
_ �: t ,_
l -a. t ..s_ t ome - s; te v i�a _ a i . can.
assist renters
ent in
� _g up _ terminating ,-..t . J : e and handling i1 -Alem-, about
bills . They _....ti _ .._.vtom' _1 consumer representative which may Handl
such problems as improper termination__ _.f service and
investigators , which can check to see if there any improper
diversion .f utility service .
Prvi'e . ( .i..+`. . tenant '_7aViI='g service. f t.i r
common areas on his/her _ i )
Ren ter may contact NY EC 1-,-) get informationon a, ,-ental
1 'r FF..?' vagL.> u .i.a�tY -�.......,c , to help �...G-.>rr, a_ l..L,•...ar+5�..ta ,_.:1._ actual
ceot rental "'
r.,, a +. H,`r Renters .-,,i.e....�.. always a,.'r�-'cnge •_.o start up
and _ a.. _ateservice , instead f relying y,.__a the .andl _rd.
When Vic.. : ov _: u out of _ unit, TLrtnr. 3oid always make sure that
NYSEG h',.,. access to the mate' to insure that the * incl hill P ....,._
The w
,zenoy number should be used i.f se,-vico has lap.7e-H' c.,-
_.tt_'i'e iz a gas _:,t..._r or if renters need to start up service during
glO
AGENCY LISTING
AMERICAN RED CROSS
201 W. Clinton St
Ithaca, N. Y. 14850
Tel: (50 7) 273-1900 Homeless Hotline (24 hours) 273-9177
Hours: 3-5 Mon-Fri
Contact: Homeless Services Coordinator
The Red Cross provides emergency overnight shelter and case
management for the homeless.
A'T"TORNE Y GENERAL'S OFFICE
59-61 Court St 7th floor
Binghamton, N.Y. 13901
Tel: (60 7) 773-7798 7377
Hours: In Ithaca - 4th Thurs every other month 2-4pm
Contact: any staffperson
The attorney general's office provides mediation and
counseling for consumers, including landlord/tenant problems and
cases dealing with security deposit issues. A legal
representative from the attorney general's office is at the
Ithaca City Hall on the fourth Thursday of ever other month Aug,
Oct, etc) from 2-4pm in the th floor conference room .
BETTER HOUSING FOR TOMPKINS COUNTY .INC.
122 W. Court St
Ithaca, N.Y. 14850
Tel: (b0 7) 273-2187
Hours: 8:30-4:30 Mon-Fri
Contact: Office Manager, Executive Director
Better Housing operates affordable rental units for low-
income, families, elderly and the disabled, in rural areas.
Better Housing also provides services for home ownership
assistance, home improvement and counseling for home purchase for
income-eligible clients. In general, they do not provide advice
or information on landlord/tenant issues. Callers will be
referred elsewhere for assistance.
COMMUNITY DISPUTE RESOLUTION CENTER
124 The Commons
Ithaca, N.Y. 14850
Tel: (b07) 273-9347
Hours: 9-5 Mon-Fri
Community Dispute Resolution is a mediation service which
provides an alternative to costly or time-consuming court
procedure. Mediation is a cooperative problem solving process in
coming up with an agreement that is satisfactory to all parties.
Participants enter into mediation on a voluntary basis and Small
Claims Court has set up a referral system to encourage the
public to avail themselves of this service. Trained mediators
are experienced in handling a variety of disputes, including
landlord/tenant issues and are generally successful in resolving
conflicts.
The Community Dispute Resolution Center also has an
arrangement with the Division of Housing and Community Renewal
to handle problems of mobile home owners who are tenants in
trailer parks. Mobile homeowners should first call the DHCR in
order to have their case referred to Community Dispute Resolution
Center. (see appendix)
CORNELL COOPERATIVE EXTENSION OF TOMPKINS COUNTY
Consumer Helpline
15 Wlliow Av Ithaca,
N. Y . 14850
Tell: (60 7) 272-2292
Hours: 8:30-5pm (winter) 8-4pm (summer)
Cornell Cooperative Extension runs a consumer helpline and
offers information, educational materials and referrals for
landlord/tenant issues. Their services are available to the
general public and brochures from their literature rack include:
Rent Smartri, Tenant's Rights*, For Rent: A Consumer Guide to
Rental Housing, Apartment Inspection and Conserve Energy in Your
Apartment. (nsee appendix)
CORNELL LEGAL AID
640 Myron Taylor Ha'l'l
Cornell University
Ithaca, N.Y. 14853
Tel: (60 7) 255-419b
Hours: 8:3u-4:3upm Mon-Fri
Cornell Legal Aid provides legal assistance for low-income
residents of Tompkins County. They do not serve in an advisory
capacity persons other than their clients.
CORNELL OFF-CAMPUS LIFE (housing)
115B Anabel Taylor Hall
Cornell University
Ithaca, N.Y. 14853
Tel: (60 7) 355-5373
Hours: 9-12, i-4: 3upm Mon-Fri
The Off-Campus Life program provides members of the Cornell
community with a variety of information, including listings of
rental units, landlord/tenant information and general
information on living in Ithaca. Off-Campus Life provides
counseling for those experiencing rental related problems,
including landlord/tenant and roommate conflicts. Off-Campus
Life also maintains a complaint file on landlords and has surveys
of housing conditions done on individual rental units, which is
also cross-referenced with that unit's owner. All of the rental
units listed with Off-Campus Housing, that are located in the
city, must have a certificate of compliance A which is issued by
the City of It laca's Building Department. (Asee appendix)
DSS - DEPARTMENT OF SOCIAL SERVICES - T'OMPKINS COUNTY
Housing Unit
3u1 Dates Drive, Biggs Bldg A
Ithaca, N.Y. 14850
Tel: (607) 274-5609, 5608
Hours: 8:30-4:30pm Mon-Fri
DSS provides public assistance for eligible county
residents. benefits provided by DSS include a housing allowance
and Lass also works to secure section 8 housing for DSS
recipients. DES also works with area landlords who are willing
to rent to public assistance recipients and arranges for
recipients to receive any related social service. Clients should
always contact DES when faced with an imminent housing crisis,
such as an eviction. In some cases, security deposit funds may
also be available for persons who are not public assitance
recpients.
EOC - ECONOMIC OPPORTUNITY CORP OF TOMPKINS COUNTY
301 Dates Drlve, Biggs Bldg H
Ithaca, N.Y. 14850
Tei: (607 ) 273-8816
Hours: 9-5 Mon-Fri
The EOC, along with IHA, also administers section r housing
for low-income tenants. EOC also administers HEAP which is a
heating assistance program and has available materials on tenants
rights, mobile homes and tips on finding adequate housing under
section 8.
FAMILY AND CHILDREN'S SERVICES OF ITHAC H
204 N. Cayuga St
Ithaca, N.Y. 14850
Tel: (607) 273-7494
Family and Childrens Services assists both pregnant women
in finding housing and provides homeless teens with temporary
housing with families. Their Credit Counseling Program also
offers assistance to those in need of help with financial
management and budgeting concerns, related to housing.
FINGER LAKES INDEPENDENCE CENTER
West Clinton Plaza
609 W. Clinton St Suite 112
Ithaca, N.Y. 14850
Tel: (607) 272-2433
Hours: 9-5 Mon-Fri
Finger Lakes Independence Center provides a number of
services for people with disabilities. Included in those
services are accessibiiiy consultation. Staff members can
provide on-site evaluations and recommendations to make
buildings including rental property, accessible and make
referrals for technical and financial advice for both individuals
and businesses.
FRIENDSHIP CENTER OF IT'HACA, INC.
138 W. State St
Ithaca, N.Y. 14850
Tel: (607) 373-4417
Hours: 7:30am-3pm Mon-Fri gam-noon Sat-Sun
The Friendship Center is a daytime, drop-in hospitality
center for the homeless and other low-income individuals. The
Friendship Center offers information, counseling and referral for
a number of other social services as well.
HEALTH DEPARTMENT FOR T'ONIPKINS COUNTY
401 Dates Drive
Ithaca N.Y. 14850
re!: (b07) 274-bb88
Hours: 8:30-4:30 Mon-Fri
The Tompkins County Health Dept is responsible for enforcing
health codes in the county. Any suspected violation or questions
should be brought to their attention. Building code violations
are referred to code enforcement officers. The Health Dept also
makes available a number of informational pamphlets on such
topics as septic tanks, lead paint, radon gas and pests.
HOMES, INC. (Housing Opportunities Management and Essential
Services)
408 E. state St
Ithaca, N.Y. 14850
Tel: (607) 277-6155 or 272-1741
Hours: 8:30-5pm business, 24 hr on call
HOMES provides residential housing for adults with
psychiatric and/or developmental disabilities and the chronically
homeless. HOMES operates community residences and supervises
clients in scattered-site apartments. HOMES provides training,
assists with daily living skills and provides other support
services for its clients.
H.O.S.T. (Housing Options for Seniors Today)
b09 W. Clinton St, Suite 109
Ithaca, N.Y. 14850
Tel: (607) 272-5484
Hours: 9-4pm
HOST offers information and counseling for seniors, age 60
and over, who may be interested in sharing their homes to help
defray living expenses and to help with upkeep and other chores.
HOST also takes application from those 21 and older who wish to
be on the Homeseekers list in order to be placed with a senior
citizen. HOST also offers seniors referrals for personal care,
financial planning and home repairs as well as other housing
options, such as senior complexes and nursing homes. HOST is a
part of Cornell Cooperative Extension.
HUMAN RIGHTS COMMISSION FOR TOMPKINS COUNTY
301 Dates Drive Biggs Bldg A
Ithaca N.Y. 14850
Tel: (60 7) 274-5305
Hours: 8:30-4:30 Mon-Fri
The Human Rights Commission handles discrimination cases.
Any county resident who feels that s/he has been a victim of
discrimination in matters including securing rental housing
should contact the commission. Please note that it is not
illegal for landlords to refuse to rent to persons receiving
public assistance.
(A copy or the City Of Ithaca's Fair Housing pamphlet is included
in the appendix)
INFORMATION AND :Ct;t't;KRAL FUR 'TOI`IIPISINS COUNTY
313 N. Aurora St
Ithaca, N.Y. 144850
Tel: (6U 7) 272-9331
Hours: 8:30-5pm Mon-Fri
Information and Referral is a guide to social and human
services in Tompkins County. Staff and volunteers aid callers in
locating assistance for health services, housing, education,
transportation, legal services, public assistance, etc .
The Tompkins County Human Services Resources Directory is
published and sold by Information and Referral. Also available
is a free Community Services Guide and a Guide to Volunteer
Opportunities.
I'1'HAL A CITY COURT
120 E. Clinton St
Ithaca, N.Y. 14850
Tel: (607) 273-2263
Hours: 8-4pm Mon-Fri
Both landlords and tenants may utilize Small Claims Court
for disputes for damages amounting to up to $2,000 . Building
code violations constitute a quasi-criminal offense and are
handled in criminal court. Small Claims court works with the
Community Dispute Resolution Center in trying to settle conflicts
out of court. A referral form for CDRC is issued by the clerk. If
either party still wishes to pursue the matter in Small Claims
Court, an information booklet is given to anyone filing a claim.
(see appendix)
Il'HACA CITY BUILDING DEPT
City Hall
108 E. Green St
Ithaca, N.Y. 14850
Tel: (607) 2144-5508
Hours: 8-5pm Mon-Fri
The Building Department is responsible for issuing
certificates of compliance for rental units every 3 years. This
process attempts to insure that a rental unit is kept up to
housing code regulations and prospective tenants should ask to
see the certificate before signing a lease. Please note, lack of
a current certificate does not necessarily mean that a unit is
unsafe. Complaints about known violations or suspected ones
should be brought to the Building Department's attention. The
Building Department has reference material available on state and
national codes as well as excerpts from municipal housing codes.
Pamphlets on fire and other home safety tips are also available.
(see appendix)
ITHACA CITY RENTAL HOUSING COMMISSION
City Hall 108 E. Green St
Ithaca, N. Y . 14850
Tel: (607) 274-6501
Hours: 8:3u-4:3upm Mon-Fri
The Ithaca Rental Housing Commission is an advisory body to
the Common Council working to educate both tenants and landlords
on their rights and responsibilities. It does community outreach
to tenants and conducts monthly meetings, to which tenants,
landlords and human service advocates can bring up problems and
questions. The Commission also does research on issues of
affordable housing and the availability of it in the Ithaca area.
The Commission is an appointive body with members representing
tenants, landlords and community agencies .
ITHACA COLLEGE RESIDENTIAL LIFE
Ithaca College
Hail Ithaca, N.Y. 14850
Tel:
Hours:
The Residential Life office maintains a listing of
available rental units . However, no other counseling or
landlord/tenant information is made available.
ITHACA HOUSING AUT'HORIT'Y
300 S. Plain St
Ithaca, N. Y . 14850
'T'el: (607) 273-8629
Hours: 8: 30-4: 30pm Mon-Fri
Ithaca Housing Authority is the administrative unit
responsible for public housing in the City of Ithaca. It operates
the Titus Towers buildings for elderly and handicapped. It also
administers public housing for low-income residents. IHA is one
of two agencies which handles Section 8 housing for the Ithaca
area. IHA maintains a list of landlords that accept Sec. 8
certificates and vouchers that are issued to low-income renters.
It is then the responsibility of the holder of the certificate to
locate a residence. After a rental unit is located, an inspection
is done to insure that the unit complies with sec. 8 standards .
ITHACA NEIGHBORHOOD HOUSING SERVICES
Rental Program
520 W. Green St
Ithaca, N.Y. 14850
Tel: (607) 277-4500
Hours: 9-5 Mon-Fri
The Rental Program at INNS provides affordable rental
housing for city residents with low and moderate incomes.
Prospective tenants must apply with INHS and have a good credit
rating and references. A screening process including a home visit
is also required before tenants are given final approval.
The Rental program is lust one part of Ithaca Neighborhood
Housing Services. INNS also acquires condemned or dilapidated
housing stock, rehabilitates it and sells the properties to low-
income residents who ordinarily could not afford a home. INNS
provides financial services and home ownership services for
low-income home owners and buyers.
NEIGHBORHOOD LEGAL SERVICES, INC:. (C:H iMUNG COUNTY)
215 N. Cayuga St Dewitt Bldg
Ithaca N. Y . 141550
Tel: (607) 273-3666
Hours: 8:30-12:30, 1:30-4:30 Mon-Fri
NLS provides legal assistance to low-income residents of
Tompkins and Tioga counties. Low-income is defined as not more
tnan 125% of poverty guidelines of the relevant family size of a
prospective client. NLS does handle landlord/tenant problems,
such as evictions, but does not deal with security deposit
problems, it refers people with those problems to small claims
court. NLS also refers clients to other appropriate agencies such
as DSS or building or health departments and makes available
booklets on tenant's rights and on using Small Claims Court. (see
appendix)
NYSEG (NEW YORK STATE ELECTRIC AND GAS)
Y O Box
Ithaca, N.Y. 14850
Tel: (607) 347-4142 for customer service
(b0/) 341-4131 for 24 hour emergency service
Hours: 9-4:30
Contact: Customer service
NYSEG has a customer service which can assist renters in
setting up or terminating service and handling problems about
bills. They also have a consumer representative which may handle
such problems as improper termination of service and
investigators, which can check to see if there is any improper
diversion of utility service. (i.e. tenant having service for
common areas on his/her bili)
Renters may contact NYSEG to get information on a rental
units average utility bills, to help them determine the actual
cost of a rental unit. Renters should always arrange to start up
and terminate service, instead of relying upon the landlord.
When moving out of a unit, renters should always make sure that
NYSEG has access to the meter, to insure that the final bili is
correct.
The emergency number should be used if service has lapsed or
there is a gas odor or if renters need to start up service during
off-hours.
SHERIFF - 'i'OMPKINS COUNTY
iii Waren Rd
Ithaca N. Y . 14$50
Tel: 251-1345 business, 212-2444 emergencies only
Hours: 24hr
The Tompkins County Sheriff is the enforcement officer for
evictions in Tompkins County. Evictions only occur after a
landlord has gone to court and the judge has issued a warrant for
eviction. Landlords cannot carry out evictions themselves i They
must first go through the legal process.
'inc Sheriff's Office also handles complaints about noise for
residents in the Town of Ithaca, that do not live within the City
or within some other jurisdiction. (i.e. Cayuga Heights) Callers
can find out information About noise ordinances, where applicable
and also be referred to the appropraite police department, if
necessary.
TASK FORCE FOR BA.TTEKED WOMEN Of 'TUMPKINS COUN'T'Y
P.U.BOX 164
Ithaca, N. Y . 14850
'T'el: (607) 277-3203
'Inc 'Task Force for Battered Women provides information and
referral for women in need of housing, as well as emergency
shelter.
TEEN PREGNANCY AND PARENTING PROGRAM (TP3)
609 W. Clinton St
Ithaca, N . Y . 14850
Tel: (607) 273-1055
Hours: 9-4:30 Mon-Fri
Teen Pregnancy and Parenting works with pregnant and
parenting teens up to age 21. They offer a number of services
including counseling, intervention and referrals to other
agencies. Pregnant and Parenting Teens provides assistance in
trying to secure housing and will accompany teens in looking at
apartments and also maintains a list of landlords that are
willing to rent to public assistance recipients.
WOMEN'S COMMUNITY BUILDING
100 W. Seneca St
Ithaca, N.Y. 14850
Tel: (607) 272-1247
Hours: 9-5 Mon-Fri also eve hours
The Womens Community Building provides low-cost housing for
women in transition. The Women's Community Building also offers
a number of other services for women.
Fo r dscu $sr: oti - a4— stair a., e ( /Z
MEMORANDUM
To: Rental Housing Commission Date: November 14, 1991
From: Policy Committee Subj. : Proposed Resolution to City
Council
1. Finding: There is a serious housing problem in Ithaca affecting rental
housing:
a) the ratio of median rents to median income increased markedly from the
1980 to 1990 census, and was consistently higher than the state average
and all surrounding counties;
b) A meeting with renters (Renters Speak-Out, July 1991 ) indicated
widespread concern on the part of renters;
c) Testimony before the Commission has indicated a high level of renter-
landlord conflict in the city -- on the order of 600 cases per year in
city court and in small claims court; with return of security deposits a
major issue.
2. Therefore, the Rental Housing Commission proposes the following actions by
City Council:
a) Rental Housing Officer. The city should establish the position of Rental
Housing Officer, for the purposes of:
1- Public outreach. Arrange meetings of the Commission or other city
officials within neighborhood places, like the recent Renters' Speak-
Out;
2- Provide current information on rental unit availability, pricing and
conditions, for purposes of periodic assessment by the Commission and
other public bodies.
3- Encourage more widespread information to tenants and landlords as to
rights and responsibilities, and availability of recourse in the case
of disputes, including mediation services and other steps short of
legal action.
4- Liase with the Planning and Development Committee, Housing Providers
Committee and other agencies and units.
•
b) Financing. The Rental Housing Officer and associated expenses should be
paid for out of a separate annual fee on rental units; use could be made
of the Building Department's computerized fee-billing facilities; $12
per year per rental unit, applied to Ithaca's approximately 7000 rental
units would pay $84,000 toward salary, benefits, and office expenses.
The fees would be dedicated to the purposes of the rental housing
office.
c) Annual Housing Census. The city should mandate an annual housing census
based on a statistically relevant sample on the supply, condition and
cost of housing, including rental housing. $1.00 of every fee collected
as in 1-b above is allocated to the Annual Housing Census: to carry it
out, analyze its data, and report its results to the Rental Housing
Commission and the City Council.
d) Security Deposits. The city should establish enhanced security deposit
regulation, within the constraints of state enabling legislation. Steps
recommended by the Commission include:
1) Specify that security deposits may not exceed one month's rent; may
not be used by the tenant as the last month's rent unless agreed in
the lease; owner must display a certificate of compliance.
2) No other payment or deposit beyond the first month's rent and the
security deposit may be required as a condition of rental.
3) The property owner and tenant shall follow a written check-in and
check-out procedure:
a- Upon receipt of the deposit, the owner furnishes a written check-
list in a standard form provided by the city, including an
itemized description of any damages or defects, including those
for which deductions from the previous tenant's security deposit
were made. There should also be a place for both owner and tenant
to sign, indicating approval of the check-in information. A dated,
signed copy shall be retained by both parties for purposes of
assisting in the resolution of the deposit situation at the end of
the lease.
b- The tenant has seven days after the beginning of tenancy for the
inspection and notification, i.e. final approval of the check-in
form.
c- At the end of tenancy, the owner provides a check-out form
comparable to check-in forms, containing a clear place for the
tenant's forwarding address, and for both to sign.
d- The owner who has accepted a security deposit must, after
termination of tenancy, provide to the tenant within 15 days
either in person or by mail, either: ( 1) the full security
deposit; or (2) an itemized statement showing the reasons for
withholding all or part of the deposit, receipts and estimates.
e- Disagreements between owner and tenant pertaining to items covered
in section 2-d are to be referred to mediation; owner must go
through such procedure if requested.
5) It is the owner's burden to prove compliance with the provisions. of
section (2-d), or forfeits right to the security deposit.
6) If the owner fails to provide the items or comply with the procedures
required of the owner in section 2 (d) above, and does not return the
deposit within 15 days of the end of tenancy, the tenant may recover
the money due together with damages up to twice the amount wrongfully
withheld and reasonable attorney's fees.
.cMEMORANDUM
To: Rental Housing Commission Date: July 18, 1991
From: Pierre Clavel Subj. : Rental Housing Costs vs.
Incomes
In view of questions about the claims of a rental housing affordability
problem here, I got some income and rent figures for 1980 and 1990, for the
state, Tompkins and surrounding counties. Original data are from the Tompkins
County Planning Department, which got them from the Census and the NYS
Department of Labor. The figures below are derived from theirs by me,
including the ratios in the last two columns:
Avg. Annual Wages Median Annual Rent Med. rent/ wages
•
1980 1990 1980 1990 1980 1990
NY State 15704 33666 2520 5136 . 16 .15
Broome 13884 22825 2100 3996 .15 .18
Cayuga 12792 17583 1920 3696 .15 .21
Chemung 12884 18385 1968 3492 .15 .19
Cortland 11388 18372 1968 3852 .17 .21
Onondaga 14768 23368 2220 4512 .15 .19
Schuyler 12012 17322 1848 3180 .15 .18
Seneca 14040 20216 2016 369E .14 .18
Tioga 17264 28173 1884 36( .11 .13
Tompkins 12272 22084 2508 511_ .20 .23
These are estimates, but if anything they overstate renter incomes, and
understate rents:
Census reported "median gross rent" in 1980, and "median contract rent" in
1990; the former includes, the latter often excludes utilities.
The "incomes" figure is weekly wages paid by ccur.ty employers, divided by
workers on payrolls of these same employers, times 52. Since it is a wages
figure, it tends to exclude students.
It excludes dividends, interest, and rental incomes, but seems a better
figure for renters. In any event, if you use "median family income" instead
of "average annual wages" the figures for Tompkins County show an even
greater disparity over time:
18790 30200 2508 5112 .13 .17
Certainly one can massage the data further, but meantime I pass these on for
us to consider.
BURLINGTON CODE 4 18.26
(C) Costs shall include all reasonable costs of relocation of the
displaced person or persons,including,but not limited to,moving
expenses, required rental and security deposits, and required
utility deposits.
(d) If the owner fails to pay the relocation costs within three(3)
business days from the date of receipt of the notice of the costs or
the date of posting of the costs,whichever is earliest,the depart-
ment shall pay such costs and the costs and charges incurred
shall constitute a lien upon the land upon which the dwelling or
dwelling unit is situated, and shall be enforced within the time
and in the manner ; ovided for the collection of taxes on land. .
(Ord.of 8-4-86) .•
Sec. 18.28. Apartment inspection fee.
* •s(a) An inspection fee shall be charged to the owner of every
nspecU S
rental unit in the city that is subject to periodic inspections
pursuant to Section 18-18 of this chapter. This fee shall be in an . . ' • ' •
amount determined by and dedicated solely to the cost of provid-
ing rental housing inspection services, clerical, administrative . • . • . •
•and mediation support services for the housing board of review . •
-as. and.landlord/tenant 41..4
shall be in the amount of nineteen dollars ($19.00) per unit per )4f40361/
year, except that the initial inspection fee for dormitory rooms f7! t/ I'LJocu ..
shall'be in the amount of thirteen dollars ($13.00) per unit per
year. Any surplus remaining in this fund at the end of a fiscal
year shall remain part of the fund and shall be carried forward to •
the next fiscal year.This fee shall be reviewed every three years '
by the finance board.Any change in the fee must be approved by •
the city council, except that portion of the fee dedicated to cleri-
cal, administrative and support services for the housing board of
review and landlord/tenant resource services shall sunset three •
(3)years following the enactment hereof unless specifically reau-
thorized by the city council. • •
(b) Every owner of a rental unit subject to periodic inspections
shall pay the inspection fee required by this section to the city
treasurer on or before April 1,1988,and on or before April first of
each year thereafter. The owner of a newly constructed rental
unit that is subject to periodic inspections as required in Section
18-18,or of property converted to such use,shall not be obligated
Supp.No.48 1208 •
!18-26 HOUSLKG 1 18-26
to pay the inspection fee required by this section for a minimum
of twenty-four(24)months following the issuance of a certificate
of occupancy for such unit and until the first of April immedi-
ately following such twenty-four-month period.
(c) A rental unit for which an inspection fee as required in this
section has not been paid shall be in violation of the Burlington
Minimum Housing Ordinance and subject to the penalties set
forth herein. In addition, if the treasurer determines that a per- •
son has failed to pay the inspection fee due under this section,the •
treasurer shall mail to such person a statement showing the
balance due and shall add thereto interest at a rate of twelve(12)
per cent per year from the due date until the date of payment.
The charges levied in this chapter shall constitute a lien upon the
property on which the rental unit is situated and may be enforced
within the time and manner provided for the collection of taxes . •
on property. .
•
(d) A rental unit shall be exempt from the inspection fees •
required herein if
(1) That unit is currently maintained as part of a nursing ACCs i
facility or community care home under license from the
State of Vermont;or
(2) That unit meets all three(3)of the following tests:
a. The unit is currently maintained as "affordable" hous-
ing for "low-income" or "very low-income" households, •
as these terms are currently defined by the Section 8
Program of the U.S.Department of Housing and Urban
Development; and
b. The unit is currently maintained as "affordable" hous-
ing for"low-income"or"very low-income"households
using public subsidies provided by federal, state or
municipal government(s); and • •
c. The unit is currently owned by a municipal corpora-
tion or a 501(cX3) tax-exempt, nonprofit corporation
whose purpose is creating or preserving affordable hous-
ing for low-income or very low-income households;
(3) That unit is the owner-occupied portion of a rental. unit •
which is subject to periodic inspections pursuant to Section
18-18 of this chapter.(Ord. of 2-1-88)
j Stipp.Na 48 1208.1
fy27 BUALLNGTON CODE f 18.38
Sec. 18-27. Annual housing census.
The planning department and the community and economic
development office shall jointly conduct an annual housing cen-
sus using a statistically relevant sample to collect significant
data on the supply, condition and cost of housing in the City of
Burlington. No citizen will be compelled to participate in the
census;no citizen who does participate will be identified by name
or address. Fifty cents ($0.50) of every inspection fee, collected
pursuant to Section 18.26(a) on an annual, per-unit basis, shall '
•be used to carry out the housing census, analyze its data, and .
report its results to the city council.(Ord. of 2.1-88) .
•
Secs. 18 28-18-34. Reserved. . 0 -
DIVISION 2. HOUSING BOARD OF REVIEW H5fr146:
01
Sec. 18-35. Created. • •
�� w..
There is hereby created for the city a housing board of •
review. (Ord. of 3-9-71)
Sec. 18-36. Composition; appointment.
The housing board of review shall consist of five (5) mem-
bers who shall be appointed by the board of aldermen of the
city. (Ord. of 3-9-71) •
Sec. 18-37. Terms.
Each member of the housing board of review shall serve •
for a term of five (5) years, with the exception of four (4) of
the first five (5) members appointed, who shall serve terms
as follows: One shall be appointed for a term of one year; •
one shall be appointed for a term of two (2) years; one shall • •
•
be appointed for a term of three (3) years; one shall be ap-
pointed for a term of four (4) years; and one shall be ap-
pointed for a term of five (5) years. (Ord. of 3-9-71)
•
Sec. 18-38. Terms limited.
•
At the expiration of their terms, members of the housing
board of review may be reappointed for another term or a
Supp.Na 48 1208.2 �1
rneri.ote,6140.4400./Likieit i°3/ *
109 BURLINGTON CODE f 18.120
c. 18-109. Removal of required facilities prohibited.
No owner or his agent or occupant shall cause any service
equipment or utility required by this chaptcr to rc:: eti shut
off or discontinued for any occupied dwelling let or occupied by
him,except for such temporary interruption as may be necessary
while actual repairs or alterations are in processor during tem-
porary emergencies. Owners or their agents who are repairing,
replacing or upgrading their service equipment or utilities shall .
ensure that occupants have adequate notice of service interrup-
tions and that such interruptions are limited to the shortest
possible duration. (Ord. of 8.4.86)
•
Sec. 18-110. Transfer of responsibility.
•
• Any contract between owners and their agents, owners' agents
and occupants or owners and occupants with regard to compli-
ance to this article shall not relieve either party of his direct
• responsibility under this chapter. (Ord. of 8-4-86)
Secs. 18.111-18-119. Reserved.
Sec. 18.120. Deposits. %• AfIralit4
(a) An owner may require a reasonable deposit as a conditionak,
for the rental,lease or occupancy of a rental unit as a dwelling as
security against damage beyond normal wear and tear to the •
premises which is attributable to the tenant.The deposit may not
exceed the amount of one month's rent for the unit rented, and
shall be held by the owner in an interest-bearing account. This •
deposit shall not be used by the tenant as the last month's rent
• unless otherwise specified in a written lease agreement between
the parties.No other payment or deposit beyond the first month's
• rental payment and the damage deposit described in this section
may be required as a condition of rental, lease or occupancy of a •
rental unit as a dwelling.
•
(b) At the beginning of any rental arrangement, the property
• owner(s) and tenants)shall prepare a list of existing damage to
the premises. A dated, signed copy of such list shall be retained
by both parties to the lease or rental arrangements for the pur-
Stipp.No.46 1226
•
• .
18.120 HOUSING F 18.120
pose of assisting in the resolution of the deposit situation at the
expiration of the leasehold.
(c) Upon the expiration of the term of any rental agreement or
leasehold, the owner may retain all or part of the deposit plus
interest for the actual cost to repair damage beyond normal wear .
and tear which is attributable to the tenant in order to maintain •
the condition and habitability of the unit. The owner shall give
the tenant written notice of his or her intent to withhold all or
part of the deposit not more than fifteen (15) days after the
expiration of the leasehold. Such written notice shall indicate
whether part or all of the deposit is being retained for damage to •
the premises. If a refund of all or part of the deposit is appropri-
ate, that refund including the interest shall be made within • •
fifteen(15)days of the date that the premises are vacated. At the •
time the premises are vacated,the tenant shall furnish the owner a
forwarding address to enable the owner to return all or part of
the deposit as required. If such address is not furnished within
fifteen(15)days,the owner may retain the deposit and interest.
(d) Damage beyond normal wear and tear may include the
unpaid balance in a tenant's(or tenants')account at the Burling-
ton Electric Department, which could result in a lien on the
landlord's property. Within fifteen (15) days of the expiration of
the leasehold, the tenant shall obtain (or authorize the landlord
to obtain) a final accounting of the tenant's (or tenants') account
with the Burlington Electric Department so that this portion of
damage can be withheld if necessary.
(e) A tenant, upon receiving notice of the owner's intent to •
withhold any part of the deposit because of damage beyond nor-
mal wear and tear to the premises, may object and request a
hearing before the housing board of review for a review of the
reasonableness of the owner's claim of damage to the premises.
The request shall be submitted in writing by the tenant to the
office of the clerk which shall immediately forward it to the
chairperson of the housing board of review. Hearing shall be set • .
and held by the board in the same manner as provided in Sec-
tions 18-48 through 18-59 for the review of an action of a housing
inspector. The board shall hold,a hearing, take evidence, and
may visit the premises in question for on-site inspection. The
Supp. No.46
) • 1226.1
•
•
18.120 BURLINGTON CODE F 18.200
board shall make findings and conclusions regarding the exis-
tence of damage beyond normal wear and tear to the premises,
the tenant's (or tenants') responsibility for those conditions, the
costs of repair, and the reasonableness of the withholding. The
board shall order that all, part or none of the portion of the
deposit which is withheld for alleged damage be retained by the
owner or returned to the tenant. The tenant shall receive all
remaining deposit monies and interest beyond the cost of the
damage. The board's action shall be reviewable as provided in
Section 18-59.
(0 An owner or a tenant may request a hearing before the
• housing board of review in order to resolve other issues related to
security deposits which are specifically addressed by this section.
Such hearings shall be requested, set and held as provided in
subsection(e)above.
(g) Failure of an owner or other person to notify a tenant as
provided in subsection (b) above, or to abide by an order of the
housing board of review as provided in subsection (c) above, or
failure of any person to otherwise comply with this section shall •
constitute a violation of these minimum housing ordinances and
shall be punishable as provided in Sections 18.3 and 184, and
shall be considered a minimum housing violation for all applica-
ble legal purposes.(Ord. of 3.10-86)
Secs. 18-121-18-199. Reserved.
• ARTICLE IV. HOUSING DISCRIMINATION . Aft-tt.'144a0/44;at
Sec. 18-200. Purpose: �,k;11 X2/
Whereas housing discrimination adversely affects the avail-
ability of housing to groups of persons who are affected by such
discrimination and thereby limits the availability of safe, rani•
tary, and clean housing for such persons, it is hereby declared by ' • •
the city council of the City of Burlington that such discrimina-
tion is contrary to the health,welfare,and safety of the citizens of
the city. (Ord. of 10-9-84)
•
Supp. No.46 1226.2
•
MEMORANDUM
Rent 1191
To: Rental Housing Commission Date: November 14, 1991
From: Policy Committee Subj. : Proposed Resolution to City
Council
1 . Finding: There is a serious housing problem in Ithaca affecting rental
housing:
a) the ratio of median rents to median income increased markedly from the
1980 to 1990 census, and was consistently higher than the state average
and all surrounding counties;
b) A meeting with renters (Renters Speak-Out, July 1991 ) indicated
widespread concern on the part of renters;
c) Testimony before the Commission has indicated a high level of renter-
landlord conflict in the city -- on the order of 600 cases per year in
city court and in small claims court; with return of security deposits a
major issue.
2. Therefore, the Rental Housing Commission proposes the following actions by
City Council:
a) Rental Housing Officer. The city should establish the position of Rental
Housing Officer, for the purposes of:
1- Public outreach. Arrange meetings of the Commission or other city
officials within neighborhood places, like the recent Renters' Speak-
Out;
2- Provide current information on rental unit availability, pricing and
conditions, for purposes of periodic assessment by the Commission and
other public bodies.
3- Encourage more widespread information to tenants and landlords as to
rights and responsibilities, and availability of recourse in the case
of disputes, including mediation services and other steps short of
legal action.
4- Liase with the Planning and Development Committee, Housing Providers
Committee and other agencies and units.
b) Financing. The Rental Housing Officer and associated expenses should be
paid for out of a separate annual fee on rental units; use could be made
of the Building Department's computerized fee-billing facilities; $014 /7.
per year per unit, applied to Ithaca's approximately-f000 rental units
would pay $80,000 toward salary, benefits, and office expenses. The fees
would be dedicated to the purposes of the rental housing office.
•
c) Annual Housing Census. The city should mandate an annual housing census
based on a statistically relevant sample on the supply, condition and
cost of housing, including rental housing. $1.00 of every fee collected
as in 1-b above is allocated to the Annual Housing Census: to carry it
out, analyze its data, and report its results to the Rental Housing
Commission and the City Council.
d) Security Deposits. The city should establish enhanced security deposit
regulation, within the constraints of state enabling legislation. Steps
recommended by the Commission include:
a) Specify that security deposits may not exceed one month's rent;
b) shall be held in an interest-beariing account
c) may not be used by the tenant as the last month's rent unless agreed
in the lease;
d) No other payment or deposit beyond the first month's rent and the
damage deposit may be required as a condition of rental, lease or
occupancy of a rental unit as a dwelling.
e) At the beginning of any rental arrangement, the property owner and
,AJC' ( / 0. .- tenant shall prepare a list of existing damage to the premises. A
1_ i dated, signed copy shall be retained by both parties for purposes of
- ' assisting in the resolution of the deposit situation at the end of
W/o the lease.
f) At the end of the lease, the owner retains all or part of the deposit
plus interest for the actual cost to repair damage beyond normal wear
and tear which is attributable to the tennant. The owner gives notice
of intent to withhold not more than 15 days after the expiration of
the lease.
g) The tennant, upon receiving notice of the owner's intent to withhold
all or part of a security deposit, may otject and request an
inspection by the Housing Board of Review, which then inspects the
premises or delegates inspection to the Rental Housing Officer.
h) The Housing Board of Review then makes a finding, which is enforced
on the owner if appropriate, subject to whatever appeal procedures
are in effect for that body.
.cMEMORANDUM
To: Rental Housing Commission Date: July 18, 1991
From: Pierre Clavel Subj. : Rental Housing Costs vs.
Incomes
In view of questions about the claims of a rental housing affordability
problem here, I got some income and rent figures for 1980 and 1990, for the
state, Tompkins and surrounding counties. Original data are from the Tompkins
County Planning Department, which got them from the Census and the NYS
Department of Labor. The figures below are derived from theirs by me,
including the ratios in the last two columns:
Avg. Annual Wages Median Annual Rent Med. rent/ wages
1980 1990 1980 1990 1980 1990
NY State 15704 33666 2520 5136 . 16 .15
Broome 13884 22825 2100 3996 .15 .18
Cayuga 12792 17583 1920 3696 .15 .21
Chemung 12884 18385 1968 3492 .15 .19
Cortland 11388 18372 1968 3852 .17 .21
Onondaga 14768 23368 2220 4512 .15 .19
Schuyler 12012 17322 1848 3180 .15 .18
Seneca 14040 20216 2016 3696 .14 .18
Tioga 17264 28173 1884 3600 .11 .13
Tompkins 12272 22084 2508 5112 .20 .23
These are estimates, but if anything they overstate renter incomes, and
understate rents:
Census reported "median gross rent" in 1980, and "median contract rent" in
1990; the former includes, the latter often excludes utilities.
The "incomes" figure is weekly wages paid by county employers, divided by
workers on payrolls of these same employers, times 52. Since it is a wages
figure, it tends to exclude students.
It excludes dividends, interest, and rental incomes, but seems a better
figure for renters. In any event, if you use "median family income" instead
of "average annual wages" the figures for Tompkins County show an even
. greater disparity over time:
18790 30200 2508 5112 .13 .17
Certainly one can massage the data further, but meantime I pass these on for
us to consider.
BURLINGTON CODE 4 18-26
(c) Costs shall include all reasonable costs of relocation of the
displaced person or persons,including,but not limited to,moving
expenses, required rental and security deposits, and required
utility deposits.
(d) If the owner fails to pay the relocation costs within three(3)
business days from the date of receipt of the notice of the costs or
the date of posting of the costs,whichever is earliest,the depart-
ment shall pay such costs and the costs and charges incurred
shall constitute a lien upon the land upon which the dwelling or
dwelling unit is situated, and shall be enforced within the time ..
and in the manner provided for the collection of taxes on land. • -•
.
(Ord.of 84-86) - •
Sec. 18-26. Apartment inspection fee. _
(a) An inspection fee shall be charged to the owner of every
rental unit in the city that is subject to periodic inspections
pursuant to Section 18-18 of this chapter. This fee shall be in an
amount determined by and dedicated solely to the cost of provid-
ing rental housing inspection services, clerical, administrative . •
and mediation support services for the housing board of review
--v. and landlord/tenant
shall be in the amount of nineteen dollars ($19.00) per unit per
year, except that the initial inspection fee for dormitory rooms ['7' AQ/CUA,C
shall-be in the amount of thirteen dollars ($13.00) per unit per
year. Any surplus remaining in this fund at the end of a fiscal •
year shall remain part of the fund and shall be carried forward to
the next fiscal year. This fee shall be reviewed every three years •
by the finance board.Any change in the fee must be approved by
the city council, except that portion of the fee dedicated to cleri-
cal, administrative and support services for the housing board of •
review and landlord/tenant resource services shall sunset three
(3)years following the enactment hereof unless specifically reau-
thorized by the city council. •
(b) Every owner of a rental unit subject to periodic inspections
shall pay the inspection fee required by this section to the city
treasurer on or before April 1,1988,and on or before April first of
each year thereafter. The owner of a newly constructed rental
unit that is subject to periodic inspections as required in Section
18-18,or of property converted to such use, shall not be obligated
Supp.No.48 1208
18-26 HOUSLNG 4 18.26
to pay the inspection fee required by this section for a minimum
of twenty-four (24)months following the issuance of a certificate
of occupancy for such unit and until the first of April immedi-
ately following such twenty-four-month period.
(c) A rental unit for which an inspection fee as required in this
section has not been paid shall be in violation of the Burlington
Minimum Housing Ordinance and subject to the penalties set
Forth herein. In addition, if the treasurer determines that a per- •
son has failed to pay the inspection fee due under this section,the •
•
treasurer shall mail to such person a statement showing the •
balance due and shall add thereto interest at a rate of twelve(12)
•
per cent per year from the due date until the date of payment.
The charges levied in this chapter shall constitute a lien upon the - • •
property on which the rental unit is situated and may be enforced .
within the time and manner provided for the collection of taxes
•
on property. .
(d) A rental unit shall be exempt from the inspection fees
required herein if:
(1) That unit is currently maintained as part of a nursing Aocat )44
• facility or community care home under license from the "
State of Vermont;or
(2) That unit meets all three(3)of the following tests: '.
a. The unit is currently maintained as "affordable" hous-
ing for "low-income" or"very low-income" households,
as these terms are currently defined by the Section 8
Program of the U.S. Department of Housing and Urban
Development; and
b. The unit is currently maintained as "affordable" hous- •.
ing for"low-income"or"very low-income"households
•
using public subsidies provided by federal, state or S
municipal government(s); and - •
c. The unit is currently owned by a municipal corpora- •
tion or a 501(cX3) tax-exempt, nonprofit corporation
whose purpose is creating or preserving affordable hous-
ing for low-income or very low-income households;
(3) That unit is the owner-occupied portion of a rental unit •
which is subject to periodic inspections pursuant to Section
18-18 of this chapter.(Ord. of 2-1-88)
Supp.No.48 1208.1
•
0.27 BURLINGTON CODE 4 18-38
Sec. 18-27. Annual housing census.
The planning department and the community and economic
development office shall jointly conduct an annual housing cen-
sus using a statistically relevant sample to collect significant
data on the supply, condition and cost of housing in the City of
Burlington. No citizen will be compelled to participate in the
census;no citizen who does participate will be identified by name
or address. Fifty cents ($0.50) of every inspection fee, collected --
pursuant to Section 18-26(a) on an annual, per-unit basis, shall
•
be used to carry out the housing census, analyze its data, and
report its results to the city council.(Ord. of 2-1-88)
Secs. 18.28-18.34. Reserved. • .
DIVISION 2. HOUSING BOARD OF REVIEW
13r".6.
Sec. 1845. Created. Criiview
There is hereby created for the city a housing board of •
review. (Ord. of 3-9-71)
Sec. 18.36. Composition; appointment.
The housing board of review shall consist of five (5) mem- -
bers who shall be appointed by the board of aldermen of the • .
city. (Ord. of 34-71)
Sec. 18-37. Terms. , .
Each member of the housing board of review shall serve
for a term of five (5) years, with the exception of four (4) of
the first five (5) members appointed, who shall serve terms
as follows: One shall be appointed for a term of one year; '
one shall be appointed for a term of two (2) years; one shall .
be appointed for a term of three (3) years; one shall be ap-
pointed for a term of four (4) years; and one shall be ap- • '
pointed for a term of five (5) years. (Ord. of 3-9-71)
•
Sec. 18-38. Terms limited.
At the expiration of their terms, members of the housing
board of review may be reappointed for another term or a
Supp.No.48 1208.2 /f�)
.y_J
ari;Le,niifootAw *
,p9 BURLINGTON CODE E 1S•126
c. 18-109. Removal of required facilities prohibited.
No owner or his agent or occupant shall cause any service
equipment or utility required by this chapter to be rcmc•:cd,shut.
off or discontinued for any occupied dwelling let or occupied by
him,except for such temporary interruption as may be necessary
while actual repairs or alterations are in process or during tem-
porary emergencies. Owners or their agents who are repairing,
replacing or upgrading their service equipment or utilities shall .
ensure that occupants have adequate notice of service interrup-
tions and that such interruptions are limited to the shortest
• possible duration. (Ord. of 8-4-86)
•
•
Sec. 18-110. Transfer of responsibility.
Any contract between owners and their agents, owners' agents
and occupants or owners and occupants with regard to compli-
ance to this article shall not relieve either party of his direct
• responsibility under this chapter. (Ord. of 8-4-86)
Secs. 18.111-18-119. Reserved.
Sec. 18-120. Deposits. J� � ✓(a) An owner may require a reasonable deposit as a condition
for the rental,lease or occupancy of a rental unit as a dwelling as
security against damage beyond normal wear and tear to the
premises which is attributable to the tenant.The deposit may not
exceed the amount of one month's rent for the unit rented, and
•
shall be held by the owner in an interest-bearing account. This
deposit shall not be used by the tenant as the last month's rent
• unless otherwise specified in a written lease agreement between
the parties.No other payment or deposit beyond the first month's
rental payment and the damage deposit described in this section
may be required as a condition of rental, lease or occupancy of a
rental unit as a dwelling.
•
(b) At the beginning of any rental arrangement, the property
owner(s) and tenant(s) shall prepare a list of existing damage to
the premises. A dated, signed copy of such list shall be retained
by both parties to the lease or rental arrangements for the pur-
Supp.No.46 1226
•
• . .
r§ 18-120 0 HOUSING F 18.120
f assisting in the resolution of the deposit situation at the
tion of the leasehold.
Upon the expiration of the term of any rental agreement or
old, the owner may retain all or part of the deposit plus
st for the actual cost to repair damage beyond normal wearar which is attributable to the tenant in order to maintain •
ndition and habitability of the unit. The owner shall give
nant written notice of his or her intent to withhold all or
of the deposit not more than fifteen (15) days after the
tion of the leasehold. Such written notice shall indicate
whether part or all of the deposit is being retained for damage to •
the premises. If a refund of all or part of the deposit is appropri-
ate, that refund including the interest shall be made within •
fifteen(15)days of the date that the premises are vacated.At the
time the premises are vacated,the tenant shall furnish the owner a
forwarding address to enable the owner to return all or part of
the deposit as required. If such address is not furnished within
fifteen(15)days,the owner may retain the deposit and interest.
(d) Damage beyond normal wear and tear may include the -
unpaid balance in a tenant's(or tenants')account at the Burling-
ton Electric Department, which could result in a lien on the
landlord's property. Within fifteen (15) days of the expiration of
the leasehold, the tenant shall obtain (or authorize the landlord
to obtain) a final accounting of the tenant's (or tenants') account
with the Burlington Electric Department so that this portion of
damage can be withheld if necessary.
•
(e) A tenant, upon receiving notice of the owner's intent to
withhold any part of the deposit because of damage beyond nor-
mal wear and tear to the premises, may object and request a
hearing before the housing board of review for a review of the
reasonableness of the owner's claim of damage to the premises.
The request shall be submitted in writing by the tenant to the •
office of the city clerk which shall immediately forward it to the
chairperson of the housing board of review. Hearing shall be set '
and held by the board in the same manner as provided in Sec-
tions 18-48 through 18-59 for the review of an action of a housing •
inspector. The board shall hold.,a hearing, take evidence, and
may visit the premises in question for on-site inspection. The
Supp. No.46 1226.1
18.120 BURLINGTON CODE 4 18.200
board shall make findings and conclusions regarding the exis- -
tence of damage beyond normal wear and tear to the premises,
the tenant's (or tenants') responsibility for those conditions, the
costs of repair, and the reasonableness of the withholding. The
board shall order that all, part or none of the portion of the
deposit which is withheld for alleged damage be retained by the ' -
owner or returned to the tenant. The tenant shall receive all
remaining deposit monies and interest beyond the cost of the
damage. The board's action shall be reviewable as provided in
Section 18-59.
• (f) An owner or a tenant may request a hearing before the
housing board of review in order to resolve other issues related to
security deposits which are specifically addressed by this section.
• Such hearings shall be requested, set and held as provided in
subsection(e)above. •
(g) Failure of an owner or other person to notify a tenant as
provided in subsection (b) above, or to abide by an order of the •
housing board of review as provided in subsection (c) above, or '
failure of any person to otherwise comply with this section shall •
-
constitute a violation of these minimum housing ordinances and -
shall be punishable as provided in Sections 18-3 and 18-4, and •
shall be considered a minimum housing violation for all applica-
ble legal purposes. (Ord. of 3.10-86)
Secs. 18-121-18-199. Reserved.
ARTICLE IV. HOUSING DISCRIMINATION A4V-t/L'll4W1441144:a.
t
Sec. 18-200. Purpose:
Whereas housing discrimination adversely affects the avail-
ability of housing to groups of persons who are affected by such
discrimination and thereby limits the availability of safe, sani-
tary, and clean housing for such persons, it is hereby declared by
•. the city council of the City of Burlington that such discrimina-
tion is contrary to the health,welfare,and safety of the citizens of
the city. (Ord. of 10-9-84)
Supp. No.46 1226.2
1
MEMORANDUM
To: Rental Housing Commission Date: December 18, 1991
From: Policy Committee Subj. : Revised Resolution to City
Council
Finding: There is a serious housing problem in Ithaca affecting rental
housing:
1. The ratio of median rents to median income increased markedly from the 1980
to 1990 census, and was consistently higher than the state average and all
surrounding counties;
2. A meeting with renters (Renters Speak-Out, July 1991) indicated widespread
concern on the part of renters;
•
3. Testimony before the Commission has indicated a high level of renter-
landlord conflict in the city -- several hundred cases per year in small
claims and city court; with return of security deposits a major issue.
Therefore, the Rental Housing Commission proposes the following actions by
City Council:
1. Rental Housing Officer. The city should establish the position of Rental
Housing Officer, for the purposes of:
a) Provide for public outreach. Arrange meetings of the Commission or other
city officials within neighborhood places, like the recent Renters'
Speak-Out;
b) Provide current information on rental unit availability, pricing and
conditions, for purposes of periodic assessment by the Commission and
other public bodies; including the performance of a rental housing
census.
•
e) Encourage more widespread information to tenants and landlords as to
rights and responsibilities, and availability of recourse in the case of
disputes, including mediation services and other steps short of legal
action.
d) Liase with the Planning and Development Committee, Housing Providers
Committee and other agencies and units.
e) Assist in monitoring and enforcing the provisions of the ordinance.
f) Update the rental housing guide and serve as general staff for the
Commission.
g) The City Council should establish appropriate job qualifications for the
position including knowledge of rental property and leases, conflict
management, tenant concerns and the applicable law.
2
h) The Rental Housing Officer and associated expenses should be self
supporting out of a separate annual fee on rental units; use could be
made of the Building Department's computerized fee-billing facilities;
$4 per year per bedroom, applied to Ithaca's approximately 19,000
bedrooms under rent would pay $76,000 toward salary, benefits, an annual
housing census and office expenses. The fees would be dedicated to the
purposes of the rental housing office. The fee system and dedicated
amount for the rental housing office would be reviewed by the city
council at the end of two years based on a professional evaluation of
the services provided related to the fees charged.
2. Annual, Housing Census. The city should mandate an annual housing census
based on a statistically relevant sample on the supply, condition and cost
of housing, including rental housing. A portion of every fee collected in
SEC. 1 (h) above is allocated to the Annual Housing Census: to carry it
out, analyze its data, and report its results to the Rental Housing
Commission and the City Council.
3. Security Deposits. The city should establish enhanced security deposit
regulation, within the constraints of state enabling legislation. Steps
recommended by the Commission include:
a) The property landlord and tenant shall follow a written check-in and
check-out procedure:
1) Upon commencement of occupancy (transfer of keys), the landlord shall
inform the tenant that the tenant may inspect the dwelling unit and
notify the landlord of any damages or defects which existed before
the beginning of occupancy. The landlord Shall furnish a written
checklist in a standard form provided by the city, including an
itemized description of any damages or defects, including those for
which deductions from the previous tenant's security deposit were
made. There should also be a place for both landlord and tenant to
sign, indicating approval of the check-in information. A dated,
signed copy shall be retained by both parties for purposes of
assisting in the resolution of the deposit situation at the end of
the lease. Any disagreements may be referred to the rental housing
officer for a factual determination to be added to the record by
either or both parties.
2) At any time after the commencement of tenancy, either landlord or
tenant shall, upon discovery of damages or defects not included in
the original checklist noted in SEC. 3 (a) (1) , immediately notify
the other party in writing with reference to the original checklist.
Any disagreements may be referred to the rental housing officer for a
factual determination.
3) At the end of tenancy, the landlord provides a check-out form
comparable to check-in forms, containing a clear place for the
tenant's forwarding address, and for both to sign.
4) The landlord who has accepted a security deposit must, after
termination of tenancy, provide to the tenant as soon as possible and
3
within not more than 30 days, either in person or by mail, either:
(1) the full security deposit; or (2) an itemized statement showing
the reasons for withholding all or part of the deposit, receipts and
estimates, and forwarding any balance of the deposit.
5) Disagreements between landlord and tenant pertaining to items covered
in SEC. 3 may be referred to mediation; parties are strongly
encouraged to go through such procedure if requested.
b) The security deposit is the property of the tenant until proven
otherwise. It is the landlord's burden to prove compliance with the
provisions of SEC. 3, or forfeits right to the security deposit.
c) In the event that the landlord has unreasonably failed to return all or
part of the security deposit, treble damages and reasonable attorneys'
fees may be awarded. Failure to comply with procedures listed in SEC. 3
(a) may be a factor for the court to consider.
d) Past practices of the landlord regarding return of security deposits may
be a factor in awarding treble damages and attorneys fees.
e) Repeated failure to comply with security deposit sections of ordinance
may he cause for court to impose punitive fines.
f) Section (3) does not apply in the case of tenants who are not required
to pay a security deposit.
g) Section (3) does not apply in the case of tenants who have failed to pay
the full rent required in the lease by the time of the end of tenancy.
John Lloyd Petry
373 Luce Road
Groton, New York 13073
607.533.7610
City of Ithaca Rental Housing Commission
City Hall
108 East Green Street
Ithaca, NY 14850
Attention: Clavel, Dormady, & Efroymson
December 23, 1991
Dear Sirs,
"The legitimate purpose of government is to do for a community of people whatever they
need to have done, but cannot do at all in their separate and individual capacities."
-Abraham Lincoln.
This quotation always pops into my mind when I read of governments attempt to duplicate what
it already does, or to provide an unnecessary service to its constituents. Having just read the
December 13th Ithaca Journal story on your proposal for a new position to deal with
landlord/tenant disputes, I felt compelled to write to you on the matter.
Applying what Lincoln said, I am left with a question concerning your plan. What is it your
proposal would do that a landlord or tenant cannot do "in their separate and individual
capacities?" Of course, the question was rhetorical. The answer is Nothing!
Landlords and tenants enter into a purely voluntary contract which is mutually agreed upon. If a
landlord wants too much for a deposit, the tenant can go elsewhere. No tenant has ever been
forced or coerced into paying an unreasonable deposit. It's a free market! The tenant can simply
walk away. Is there anything simpler than that? If the deposits are unreasonable the landlord
will eventually be forced to lower it by the market. This underlying principle of our economic
system needs no additional governmental interference.
The issue of landlords who fail to return deposits is also a "red herring." If a dispute arises over
the return of a deposit, the parties are free to work it out themselves, utilize private attorneys, use
a dispute resolution center, engage private arbitration, or file in small claims court. I had the
opportunity to observe closely Ithaca's city court for the last fifteen years. I can assure you that
deposits/landlord/tenant claims are heard there quite often.
Unless I'm mistaken, taxpayers already pay to maintain the court for just such actions. I would
be interested in knowing what research you did into the small claims court cases heard on this
topic. And even more so, it might be telling to determine if more claims are brought into the
court by landlords or tenants. I would also be interested in which group more commonly
prevails in city court. I must confess to doubting that this has been done, since it would have
quickly pointed out that all citizens (being landlord or tenant), and being so aggrieved already
have recourse!
City of Ithaca Rental Housing Commission
- Page 2-
There are many laws protecting tenants already. They prevent unwarranted evictions,
harassment of tenants, withholding of personal property, cutting off utilities, unwanted
intrusions, etc.. What will this new officer do or offer that is not already done?
And what of the rights of those who wish to seek redress by means other than the city's
enforcement mechanism? Will it be mandatory for disputes to be addressed through the city? If
so, doesn't that abrogate their rights of redress that already exists under present laws? There may
be an interesting legal challenge to the authority of the city to enforce such ordinances where
existing (state) laws already apply.
As a retired police officer from the City of Ithaca, I went on (perhaps hundreds of) calls related
to the landlord/tenant relationship or tenant/neighborhood relationship. We were even trained in
handling such civil matters- and I mean specifically landlord/tenant disputes. I've mediated
dozens of resolutions to such problems. I'll concede that there are good landlords and bad. But
the fact is there are also good and bad tenants. And nothing anyone can do- and certainly no
enacted law, will change that. Ever.
I relate the following observations to you based upon my career, which incidentally, and I spent
most all of it in "College Town" (meaning the beat area including everything east of Aurora
St.).
One afternoon a few years ago I observed a colorful, mimeographed flyer posted to a utility
pole. Upon closer examination, I discovered it was an advertisement for a "come to our trash the
house party!"
It gave a time and address, and instructions to "bring your own tools." I went to the address in
the 200 block of Linden Avenue. On the front porch there, they had taken a bedsheet and tied it
to the porch posts- creating a large banner. Spray painted upon the sheet was a similar
"advertisement." I stopped and investigated. After knocking on the door, I was invited in (they
did not know who I was initially). Upon entering I observed holes (obviously punched and
kicked) in the plaster and lath walls. A TV sat upon the floor, its screen shattered. There was
food thrown on the walls, "throw away" cups, once containing beer, were squashed all over the
floor. There were broken chairs, spray painting on the walls- in fact, much more than I could
adequately describe here.
What struck me was the lack of need to further "trash" the place. Short of hiring a
wrecking-ball, they had already done thousands of dollars in damage to the place. Without
much real authority, I ordered the sheet torn down and the party cancelled. I informed them that
if they had the party I would instruct the night shift to arrest the tenants for not having a "party
permit". Fortunately my "authority" went unchallenged and the party never really got off the
ground. In my casual conversation with one of the tenants, he outlined a list of grievances
against the landlord. If legitimate, the landlord had indeed treated them unfairly- and their
landlord had such a reputation. Obviously, this was not a legitimate manner of recourse.
City of Ithaca Rental Housing Commission
- Page 3-
Had these "boys" gotten away with it, they would have done several thousand dollars damage,
left town as graduated seniors, and left the landlord with only a fraction of the money required to
cover required repairs.
I went to a party call on Hillview Place where the tenants had torn the whole suspended ceiling
out of a three bedroom apartment. Just for fun! I was in a house once where two tenants
smashed through an interior wall to make adjoining apartments! Perhaps you should let a
landlord take you on a tour of some of his/her properties after the parties this next spring. See
for yourself just what landlords have to put up with. Pictures just couldn't do justice to what you
would see. You must also smell the beer and urine, and see the "don't give a damn" attitude of
the tenants even when confronted about their behavior.
My observation is that students (and let's be realistic- they are the majority of renters here) are
much less responsible than the landlords. Therefore, the landlords require at least as much
protection from their tenants as you seem to think the tenants need from them. While my
aforementioned examples may be anecdotal, they are in fact quite common occurrences- as most
any city cop will tell you.
And where will the city's "do-goodness" end? I'll bet there are many more people who feel
ripped off by their auto repair shops than by the landlords. Why don't we regulate that business?
Perhaps we should enact laws or create a person to regulate what local colleges charge for
tuitions! After all, almost everyone seems unhappy about the tuition rates and school
curriculums.
Item Pricing was another "can of worms" the city felt compelled to get involved in. What ever
happened to common sense? If I don't like the way a store does business, I shop elsewhere! If I
like price tags, and Wegmans doesn't have them- I'd go to a store that has them. But government
now believes that it must get into every detail of how a business does its business. Your
proposal is just such a law.
I suggest that before the city goes about trying to put other "houses" in order, it should get its
own house in order first. I suggest you abandon your efforts. You are "opening a can of worms"
for no apparent reason.
I would be happy to discuss the matter with any of you, or appear in person at the next hearing.
Very y
kli
....
Ji -4'
ietry
th