INC NEWS - [pac2] Durham Housing Inpections

[Colin Crossman]

Mr. Wise's article in the Durham News over the weekend concerning the 
Durham RIP was generally faithful to the incubus being designed by the 
NIS. 

Many of the demerits of this plan have been discussed here in detail in 
this and other threads.  There was, however, one point of his article 
that deserves a more detailed response.  Jim repeated one glaring error 
that has been repeated many times before, and is calculated to induce 
the reader to an incorrect assumption: that Durham's rental rate is 
somehow aberrant.

In his article (http://www.thedurhamnews.com/101/story/41463.html), he 
states in paragraph 6:
"As of the 2000 census, 51 percent of Durham's 81,000 occupied "housing 
units" were occupied by renters. In Raleigh and Greensboro, the figures 
are 48 and 47 percent, respectively; in North Carolina, less than 31 
percent; nationwide, 34 percent."

However, Durham is a town that serves at least three collages - Duke, 
UNC, and NCCU. Of course we will have a higher rental population. Based 
on the 2005 Census Survey figures (from the Census website, 
www.census.gov), Durham, with 48% rental housing falls between Chapel 
Hill (with 57%), Raleigh (with 46%), and Charlotte (with 40%). 
Charlotte, with the lowest figure, also is the only city without a major 
university. When looking at cities with major universities, Pittsburgh 
has 46% (with ~64,000 rentals), Amherst, Mass has ~55% (with ~5,000 
rentals), Gainesville, Florida has ~62% (with ~30,000 rentals), 
Bloomington, Indiana has 65% (with ~18,000 rentals), and New Haven has 
an astounding 71% (with ~33,000 rentals).

When people complain that Durham has too many rentals for cities its 
size, they need to consider not cities Durham's size, but cities about 
the same size with a large university population.  Under the rental rate 
metric, Durham is in fact very well situated.  Quoting these statistics 
in a way that allows people to believe that Durham is aberrant is 
misleading.

-Colin Crossman



Ken Gasch wrote:

> Hello Cathie,
>
> I am very glad that you brought up a specific example. That is good 
> stuff.
> Thank you.
>
> I am not perfect and I also think that Rick Soles is not perfect. What 
> I do
> know is that Rick Soles has been blazing new trails when it comes to 
> trying
> to work with PAC2 and other neighborhood folks on various "problem"
> properties and problems as a whole in Police District 2.
>
> We have a new "model" in place today that we have never had in Durham. 
> May
> I humbly suggest that you, me and perhaps even Mr. Bill Anderson or Colin
> Crossman go and visit with Rick Soles together?
>
> Rick Soles and other property managers want for our neighborhoods to be
> stable and safe. They want the properties they manage to go up in value.
> They want good tenants. Every single time we have engaged a landlord in
> District 2, we have gotten to landlords that have been happy to have the
> support and understanding of the community. These "situations" have been
> fixed. All of them. I assure you that this situation will be no different.
>
> We can talk about things that I have done wrong in the past. We can talk
> about things that everyone has done wrong in the past. What happened in
> years past is water under the bridge. We must discuss and focus on our
> future.
>
> How about Friday morning?
>
> Ken Gasch
> REALTOR®/Broker
> Seagroves Realty
> Ken at SeagrovesRealty.com <mailto:Ken%40SeagrovesRealty.com>
> O: 919.220.0351
> C: 919.475.8866
> F: 866.229.4267
>
> ----- Original Message -----
> From: "Cathie McIntyre" <cathieannmc at hotmail.com 
> <mailto:cathieannmc%40hotmail.com>>
> To: <TheOcean1 at aol.com <mailto:TheOcean1%40aol.com>>; 
> <rollins at appliedinformation.com 
> <mailto:rollins%40appliedinformation.com>>;
> <david.phelps7 at verizon.net <mailto:david.phelps7%40verizon.net>>; 
> <ken at seagrovesrealty.com <mailto:ken%40seagrovesrealty.com>>;
> <pac2 at Yahoogroups.Com <mailto:pac2%40Yahoogroups.Com>>; 
> <inc-List at Durhaminc.Org <mailto:inc-List%40Durhaminc.Org>>
> Sent: Monday, March 12, 2007 10:30 AM
> Subject: Re: [pac2] Durham Housing Inpections
>
> >
> > Please let me say a bit about this whole issue of property inspections.
> > First, I think those of you who write appear to be responsible and 
> decent
> > landlords. There are, however, plenty of landlords who want only the
> > money
> > and are willing to let a property fall apart around them as they rent to
> > less and less desirable tenants.
> >
> > I have lived at 3209 Alabama Ave. for about 11 years. The property next
> > door to me has been a problem for the past 9 years. Over the years,I 
> have
> > contacted the property manager, Rick Soles, and the owners, Mr. and Mrs.
> > Mickey Broadway. Their attorney sent me a letter saying I should not
> > contact them any more. Right now the 3211A address has newspapers on 
> all
> > of
> > the windows and an unlicensed truck in the driveway. There are no
> > utilities
> > turned on, and the people do not seem to be staying there. They drop by
> > occasionally.
> >
> > The last two renters were drug dealers. The police are called to this
> > address frequently.
> >
> > I feel sorry for the poor people who live next door at 3211B -- a very
> > nice
> > family from Mexico and great neighbors.
> >
> > I tried to sell my house a few years ago but it didn't sell. People
> > commented to realtors that the place next door was the problem.
> >
> > And indeed it IS a problem. I don't know what else to do. I am not
> > wealthy
> > enough to go to court over this, but I'd sure like to know how to 
> get this
> > property declared a nuisance.
> >
> > I applaud the idea of property inspections for rentals. Landlords 
> must be
> > held accountable and all people have the right to fair and decent 
> housing.
> >
> > Cathie McIntyre
> >
> >
> >>From: TheOcean1 at aol.com <mailto:TheOcean1%40aol.com>
> >>To: rollins at appliedinformation.com 
> <mailto:rollins%40appliedinformation.com>, david.phelps7 at verizon.net 
> <mailto:david.phelps7%40verizon.net>,
> >>ken at seagrovesrealty.com <mailto:ken%40seagrovesrealty.com>, 
> pac2 at Yahoogroups.Com <mailto:pac2%40Yahoogroups.Com>, 
> inc-List at Durhaminc.Org <mailto:inc-List%40Durhaminc.Org>
> >>Subject: Re: [pac2] Durham Housing Inpections
> >>Date: Mon, 12 Mar 2007 09:26:54 EDT
> >>
> >>
> >>
> >>Screening of tenants! This conversation is about to take a very 
> productive
> >>turn!
> >>David Rollins you are entirely correct!
> >>
> >>Properly screening applicants would save the landlords, the 
> community, the
> >>Police, the courts, and a few others, a whole lot of trouble!
> >>
> >>Anderson
> >>
> >>In a message dated 3/12/2007 5:19:47 A.M. Eastern Daylight Time,
> >>rollins at appliedinformation.com 
> <mailto:rollins%40appliedinformation.com> writes:
> >>
> >>
> >>
> >>
> >>My past rental tenants know me as a fair and evenhanded guy, even those
> >>against whom I've had to begin eviction proceedings.
> >>
> >>My point is that you should screen your tenenats carefully. When I moved
> >>down here from NY and had to rent a house my references were barely
> >>investigated, even though my divorce left me with terrible credit.
> >>Becoming a landlord
> >>carries significant business risks, if and if you're no more choosy than
> >>the
> >>credit card companies who flood my mailbox than you shouldn't be
> >>surprised
> >>to have a few
> >>writeoffs.
> >>
> >>I'm from New Orleans, where they still have drive through daquiri stands
> >>and
> >>I wouldn't be surprised if you could drink a beer at the magistrate's
> >>desk!
> >>
> >>dcr
> >>
> >>--- Original Message ---
> >>From:"TheOcean1 at aol.From 
> <mailto:TheOcean1%40aol.From>:"The<TheOcean1 at aol.The 
> <mailto:TheOcean1%40aol.The>>
> >>Sent:Sun 11-3-07 16:30
> >>To:"david.phelps7 at To:"david.phelps7<david.phelps7 at david.phelp 
> <mailto:david.phelps7%40david.phelp>>, "David C.
> >>Rollins" <rollins at appliedinforollins@app>, "ken at seagrovesrealty,
> >>"ken at sea<ken at seagrovesrealtyken@>, "pac2 at Yahoogroups.,
> >>"pac2 at Y<pac2 at Yahoogroups.pac <mailto:pac2%40Yahoogroups.pac>>,
> >>"inc-List at Durhaminc., "inc-Li<inc-List at Durhaminc.inc 
> <mailto:inc-List%40Durhaminc.inc>>
> >>Cc:
> >>Subj:Re: [pac2] Durham Housing Inpections
> >>
> >>
> >>
> >>
> >>I have to agree with Dave Phelps here, and would even offer a suggestion
> >>to
> >>David C Rollins, and anyone else who's old ethics are tired.
> >>
> >>Ken was evenhanded suggesting that landlords should provide decent
> >>housing
> >>and fix problems in units, while tenants should pay the rent they've
> >>agreed
> >>to, and not cause problems to their units.
> >>
> >>You might re-examine your own posting, to see if it may be a public
> >>airing
> >>of your own internal debate. Perhaps your own "young ethics vs old
> >>ethics"
> >>discussion. Easy to understand someone down on their luck due to divorce
> >>or
> >>lots of other reasons, spending their last $10 on a bottle of wine.
> >>Just take exactly what you mentioned, and imagine running into yourself
> >>today, as Dave Phelps eluded.
> >>
> >>Old David, (the real estate investor) visits his property where he's
> >>evicting the tenant and he's lost 3 months rent so far. He opens the 
> door
> >>to find
> >>young David sitting in the dark, eating ice cream, with a bag of weed in
> >>his
> >>lap next to a take out box from the Angus Barn. You might suddenly find
> >>you
> >>have older ethics than you thought.
> >>
> >>This isn't intended as a slam, just a recommendation to look again at
> >>the
> >>present David, one who still remembers and understands the young David's
> >>perspective and chosen course of action, yet also understands current
> >>David, the
> >>landlord's logical action.
> >>
> >>We can understand without acceptance, because we've been there and done
> >>some of that, but that doesn't mean we still agree. I'm confident that a
> >>little
> >>introspection might reveal that the Old David learned enough from the
> >>Young
> >>David, to change his course and his actions enough to call himself a
> >>real
> >>estate investor today.
> >>Otherwise he might still be sitting in the dark, and would have no beer
> >>to
> >>offer.
> >>
> >>With an unusually high percentage of rental vs owner occupied homes in
> >>this
> >>city, Durham needs all the well-balanced landlords and tenants it can
> >>get.
> >>Our city-wide collective advertising could say:
> >>
> >>"Want to rent, own or invest in a truly great place? If you intend to
> >>pay
> >>your rent or mortgage and expect to maintain the property as if you are
> >>participating in the re-birth of a neighborhood, come to Durham! All
> >>others
> >>need
> >>not apply."
> >>
> >>The buildings aren't what is making Durham a destination for cool
> >>people,
> >>it's the cool people who are already here! Where else could you find
> >>real
> >>estate investors who can still remember what it was like to be at a low
> >>point,
> >>looking up? I'd like to think Durham is the place you'll most likely
> >>encounter
> >>the landlord who'll extend a gentle hand to the tenant struggling to pay
> >>the
> >>rent, while they slam a hammer down onto the one that pays with profits
> >>from
> >>dealing drugs in the unit.
> >>
> >>I suspect David Rollins is a perfect example of the landlords that are
> >>changing this City for the better, and that very few of the slumlord
> >>types
> >>subscribe to this listserv. If Ken Gasch seemed a little prudish,
> >>because
> >>of the
> >>beer the complaining citizen was holding, since I still haven't seen
> >>that
> >>N&O,
> >>I'd bet it's because of the respect he feels for the code enforcement
> >>staff
> >>of the city. Virtually sure he feels about them as I do, that they are
> >>much
> >>like our police, but in less hazardous duty. If you need to make a
> >>Police
> >>report, it might be wise to put the beer down, especially if the Police
> >>are
> >>accompanied by press photographers.
> >>Ken and I would suggest you do so out of respect for the Police or code
> >>enforcement officer.
> >>
> >>Or put down the beer so you don't start long diatribes on the PAC2
> >>listserv
> >>from folks like me. The whole conversation could be summarized in three
> >>sentences:
> >>
> >>Ken Gasch: "Get a load of the good tenant talking to code enforcement,
> >>making the complaint with a beer in his hand. Since I drink beer myself,
> >>that
> >>wouldn't lower his credibility in my mind in the least. Not!"
> >>
> >>David C Rollins: "I don't know. There was a time in my life when I would
> >>have had some reasonable gripes and could have been holding a beer while
> >>expressing them"
> >>
> >>Dave Phelps: "People need to do what they say they are going to do when
> >>they sign a lease, or all the landlords will go broke and there'll be no
> >>half
> >>gallon containers Ben & Jerry's* "
> >>
> >>Bill Anderson: "I love this city! It's by dialogues like this, between
> >>citizens like you, that this city grows and matures, and finds the many
> >>balance
> >>points it needs to be decidedly different from other cities. And these
> >>crazy
> >>listservs that give us the place to do it!"
> >>
> >>As Durham grows, may its heart grow larger, and its fist firmer.
> >>
> >>Would like to thank you for the beer, if there's any left, and can I
> >>borrow
> >>your pressure washer?
> >>
> >>Bill Anderson
> >>*Availability of Ben & Jerry's in quantities of this size is unknown and
> >>should not be purchased without first consulting your doctor.
> >>
> >>
> >>In a message dated 3/11/2007 2:10:08 P.M. Eastern Daylight Time,
> >>david.phelps7 at david.phelps7 
> <mailto:david.phelps7%40david.phelps7>@<WBR>veri
> >>
> >>
> >>
> >>
> >>
> >>"Tired old ethics" like honoring one's commitments? Keeping one's word?
> >>
> >>I sincerely hope that as a real estate investor, you don't have too many
> >>tenants that subscribe to your own priorities of self-indulgence over
> >>financial
> >>responsibility. If you do, I recommend you buy a whole quarter pound of
> >>dope
> >>and a gallon of Ben and Jerry's before you go belly-up this time,
> >>because
> >>we
> >>all know how hard that tax-free cash can be to come by.
> >>
> >>Thanks for making Ken's point so eloquently.
> >>
> >>David Phelps
> >>Northgate Park
> >>
> >>
> >>
> >>----- Original Message -----
> >>From: _David C. Rollins_ (_mailto:rollins at mailto:rollins at mailto_
> >>(mailto:rollins at appliedinformation.com 
> <mailto:rollins%40appliedinformation.com>) )
> >>To: _ken at seagrovesrealtTo: _mailto:ken at seagrovemailto:ken at _
> >>(mailto:ken at seagrovesrealty.com <mailto:ken%40seagrovesrealty.com>) ) ;
> >>_pac2 at Yahoogroups._pac2@_mailto:pac2 at mailto:pac2 at mai_
> >>(mailto:pac2 at Yahoogroups.Com <mailto:pac2%40Yahoogroups.Com>) ) ; 
> _inc-List at Durhaminc
> >>(_mailto:inc-List at mailto:incmai_ (mailto:inc-List at Durhaminc.Org 
> <mailto:inc-List%40Durhaminc.Org>) )
> >>Sent: Saturday, March 10, 2007 2:47 PM
> >>Subject: Re: [pac2] Durham Housing Inpections
> >>
> >>
> >>
> >>Please call off your tired old ethics.
> >>
> >>I was once evicted from my apartment because my assets were frozen in
> >>divorce proceedings. Because of wage garnishment I was reduced to
> >>working
> >>for
> >>cash at a fraction of my consulting rate, and my electricity was turned
> >>off
> >>due
> >>to nonpayment.
> >>
> >>I suppose by your reasoning I should have subsisted on beans and rice.
> >>Instead I went to a nice restaurant, then bought a pint of ben & jerry's
> >>and a
> >>bag of weed.
> >>
> >>As a real estate investor I agree with your other points. Now that I've
> >>made the mortgage payments for this month, please excuse me while I have
> >>a
> >>beer. There's more on the back porch -- help yourself.
> >>
> >>Your friend,
> >>
> >>David Cordell Rollins
> >>911 W. Club Blvd. (the Cole-Couch House)
> >>Durham North Carolina
> >>
> >>--- Original Message ---
> >>From:"Ken Gasch" <ken at seagrovesrealtyken@>
> >>Sent:Sat 10-3-07 13:52
> >>To:"pac2 at YahoogroupToToTo:"pac2@<pac2 at Yahoogroups.pac 
> <mailto:pac2%40Yahoogroups.pac>>,
> >>"inc-List at Durhaminc,,
> >>"inc-List<inc-List at Durhaminc.inc <mailto:inc-List%40Durhaminc.inc>>
> >>Cc:
> >>Subj:[pac2] Durham Housing Inpections
> >>
> >>Please correct me if I have jumped to the wrong conclusion here.
> >>
> >>I saw a photo of our good friend and housing inspector, Rick Hester, on
> >>the
> >>front page of the N&O's Durham News this morning. He was taking down a
> >>housing complaint from Gary Gentry, a tenant, who was drinking a beer in
> >>the
> >>photo?
> >>
> >>I have nothing against beer. I love beer, but this man is a few months
> >>behind on his rent and had his electricity turned off a couple of weeks
> >>ago, as
> >>per the caption, and he spends the money he does have on beer? Also,
> >>try
> >>swearing out a complaint with the criminal magistrate while drinking a
> >>beer.
> >>They will not allow it. They will tell you to come back when you are
> >>sober.
> >>Why should a
> >>civil process be any different? May we please have more details on
> >>this
> >>particular case? I am at a complete loss.
> >>
> >>To me, it seems that we are seeing a person who is giving a fraudulent
> >>complaint, under the influence, in order that he may take advantage of
> >>our
> >>system
> >>in an attempt to get a free place to live for three months. Again,
> >>someone
> >>please correct me if I have jumped to the wrong conclusion here.
> >>Someone
> >>please give us Mr. Gentry's address and/or phone number so that we may
> >>discuss
> >>this matter with
> >>him for ourselves. I just don't understand and I need to make sense of
> >>this. Or, can we get Mr. Gentry to attend a PAC2 meeting to hear more
> >>about his
> >>case? I really want to be wrong about this.
> >>
> >>I appreciate that we will have folks in our city who have fallen on bad
> >>times, but landlords have got to be paid. Our city needs rental
> >>housing.
> >>Every
> >>city does. Renting homes is a business. People are in business to
> >>make
> >>a
> >>return on their investment dollars. If people cannot profit from
> >>renting
> >>homes
> >>to our citizens, then investors take their money out of rentals and put
> >>that
> >>money
> >>somewhere else. Our supply will subsequently fall. When supply falls
> >>and
> >>demand stays about the same, prices go up. And what will happen to the
> >>dormant rental stock? It will become the boarded up homes that we see
> >>hundreds of
> >>as we drive the disadvantaged neighborhoods of our city.
> >>
> >>If a landlord provides a sub-standard unit, the tenant should not rent
> >>the
> >>unit in the first place. Vacancy is high in Durham. Consumers have
> >>much
> >>more
> >>power than we think.
> >>
> >>If something breaks within a rental unit, the tenant should report this
> >>to
> >>the landlord. If the landlord does not fix the problem, the tenant
> >>should
> >>feel empowered to report the deficiency to NIS. If the landlord
> >>attempts
> >> a
> >>retaliatory eviction for a legitimate complaint, I want to hear about
> >>that.
> >> I
> >>want to hear about it right here on the PAC2 list serve. I want to then
> >>see
> >>that landlord
> >>prosecuted to the full extent of the law. I want my community to let
> >>bad
> >>landlords and bad property managers know that we will NOT tolerate
> >>retaliatory
> >>evictions in Durham. I also want my community to help protect the
> >>rights
> >>of
> >>good landlords and property managers. By rewarding the good one, we may
> >>get
> >>the bad ones to change their business practices.
> >>
> >>I also want deadbeat tenants to know that we will NOT tolerate our
> >>investors
> >>being taken advantage of. Tenants have got to pay the rent. Tenants
> >>have
> >>got to help keep our housing stock in decent shape. Our neighbors who
> >>are
> >>tenants need to report little problems, like a leaking drain trap, as
> >>soon
> >>as
> >>they notice it rather than months later after it has already done
> >>thousands
> >>of
> >>dollars in
> >>damage by leaking all over flooring and sheet rock. This happens all
> >>to
> >>often in Durham and our neighbors who rent end up paying for it in the
> >>long
> >>run.
> >>
> >>Ken Gasch
> >>
> >>
> >>
> >>
> >>
> >>
> >>
> >>
> >><BR><BR><BR>**************************************<BR> AOL now offers
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> >>
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