Residential rental unit inspection and certification program passes ZND
This morning at a packed and overflowing meeting of the City's Zoning, Neighborhoods, and Development (ZND) committee, Art Dahlberg, commissioner of the Department of Neighborhood Services (DNS), explained and spoke in support of an ordinance to establish a residential rental property inspection and certification program. As a five-year pilot program, it would only apply to Lindsay Heights and the UWM campus area. Dahlberg noted that 70-80% of complaints to the DNS in these areas concern rental properties.
Speaking on behalf of Common Council President and 15th District Alderman Willie Hines, Hines' staff assistant, Alex Runner, emphasized the presence of unanimous support among Lindsay Heights and adjacent North Side neighborhood residents for the program, which is regarded as a way to abate nuisance properties and irresponsible landlords. Answering questions from 7th District Alderman Willie Wade, Runner explained that many absentee landlords and real estate speculators are sitting on duplexes and single-family homes in Lindsay Heights, hoping to ride the wave of reinvestment there from local residents, various City programs, and the Zilber Foundation. Ald. Michael Murphy also remarked that there is a problem with out-of-state owners who hope to flip properties without making improvements and repairs.
Walking a line between strong, organized pressure in his district from landlord groups against the ordinance as well as residents for it, 3rd District Alderman Nik Kovac spoke in support of the program in the UWM area--but not citywide. Kovac noted the serious declines in owner-occupancy and property values near the campus that he said have "jeopardized" the community in recent years. Kovac and Ald. Murphy addressed other misconceptions and questions about the program, pointing out that it will be self-funded and will neither add revenue to the City nor divert funding that could go to other service divisions.
In the public testimony portion of the meeting, Michael Rosen as up first. Rosen is president of the Mariner's Neighborhood Association, president of the MATC teacher's union and an economics professor at MATC. Some audible dissent was heard from the audience he spoke in support of the ordinance, noting how landlords have a rare situation with a business that is not subject to any licenses or certification. ZND chair and 12th District Alderman Jim Witkowiak broke in to warn the audience that engaging in interruption and heckling would result in the offenders being removed by security, and there were no further disturbances.
Else Ankel, well-known for her work in Riverside Park and the creation of the Urban Ecology Center there, presented the Cambridge Woods Neighborhood Association's (CWNA) support for the ordinance. J. Gerard Cappell, president of Murray Hill Neighborhood Association spoke for his group in supporting the ordinance, and Jeff Jordan of the 3DNA speaking for himself also endorsed it. City residents who gave supporting testimony tended to be appreciative of it as a proactive, preventative tool against nuisance properties they have battled for years. Ald. Kovac summarized the response as an overwhelming "It's about time!"
A representative of the commercial realtors' association reported that their only objection is the $85 fee for the four-year certification. (It was pointed out several times that this comes to about $0.40 per month.)
Well-known landlords and activists for landlord liberties in East Side politics like former 3rd District aldermanic candidate Carole Wehner opposed the ordinance. Orville Seymer of the Citizens for Responsible Government (CRG) covered the talking points the CRG has articulated online. Tristan Pettit, president of the Apartment Association of Southeastern Wisconsin, briefly outlined the AASEW's opposition. Both Wehner and Seymer supported Kovac in his 2008 candidacy.
Introducing himself as the national expert on building code enforcement, former DNS Commissioner Marty Collins heartily endorsed the program the ordinance would create and addressed the main objections. According to Collins, the way this program works it will take much of the cost burden for code enforcement off of taxpayers. Collins also reminded the committee that the ordinance would establish a trial program, and much of the opposition is based on speculation that can only be validated or invalidated by a trial.
Commissioner Dahlberg addressed questions about how large multi-unit buildings would be handled as well as landlords with tenants on federal rent assistance through HUD and HACM, which uses its own private inspectors already at no cost to landlords. Dahlberg cited the lack of very large apartment buildings in the program areas and explained that HUD and HACM simply do not share their inspection reports with DNS. Ald. Murphy requested that the latter issue be examined to see if duplicative efforts might be avoided by having DNS receive HACM's inspection reports.
When the issue was called to a discussion among committee members, Ald. Witkowiak opposed it given the current economy, the expressed opposition, and a lack of clear provisions for inspection criteria and fees for large multi-unit buildings. Ald. Murphy and more strongly 4th District Ald. Bob Baumann articulated their support. Bauman pointed out the same type of program has been in effect for thirty years in Milwaukee for rent assistance units and rooming houses, which includes hotels and motels. Bauman also stated that the City Attorney and DNS have indicated that rental unit certification is a legal, widely used system in other cities, and it is the only option Milwaukee has to deal with clear and pressing problems in city neighborhhoods.
The ordinance passed ZND with a vote of 3-2. Witkowiak and Zielinski made the opposing votes.
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