Detroit’s housing crisis demands urgent attention and swift action. In a city where the majority of housing stock is aged and many properties need extensive repairs, only 10% of rental homes meet the city’s inspection standards. This alarming statistic underscores the pressing need for reforms to ensure safe and habitable housing for all Detroit residents.
City officials are responding with a proposed amendment to the rental ordinance. Spearheaded by At Large Council Member Mary Waters, this proposal aims to facilitate compliance for landlords, target habitual violators, and overhaul a program allowing tenants to escrow their rent if their home fails to meet safety standards. The Detroit City Council’s Public Health and Safety Standing Committee is currently reviewing this amendment, which seeks to create more quality and safe housing for Detroit residents by ensuring more landlords comply with the regulations.
The Detroit Housing Resource HelpLine, a vital lifeline for tenants, has received an overwhelming number of reports from residents dealing with substandard living conditions. By early July, over 970 callers had voiced concerns about their property conditions, prompting the city to assist with relocations and intensify efforts to improve rental policies.
One of the primary focuses of the proposed changes is to crack down on negligent landlords. Despite issuing 100,000 blight tickets over the past five years, the city has struggled to collect more than 20% of the fines owed. To address this, the proposed ordinance would increase fines and introduce additional penalties to strengthen enforcement. For example, the penalty for failing to obtain a certificate of compliance would rise from $250 to $400 for the first offense, $500 to $650 for the second, and $1,000 to $1,150 for subsequent violations. Additionally, the city would gain the authority to file liens on properties for unpaid tickets, adding more weight to the ticketing process.
Revamping the escrow program for tenants is another crucial aspect of the proposal. The current program, which allows tenants to withhold rent if their property fails to meet safety and health standards, has proven difficult to use. Since its inception in 2018, only 138 renters have enrolled, with less than 20 participants each year. Furthermore, only 12% of applicants were recently eligible. The program’s stringent requirements, such as the need for a written lease, proof of rental payments, and identification, exclude many Detroiters who may not have these documents. The proposed amendments aim to ease these eligibility requirements and shift the program’s administration from the Buildings, Safety Engineering, and Environmental Department to the Housing and Revitalization Department, increasing capacity to process applications and follow up with residents.
Streamlining the compliance pathway for landlords is essential to increasing the number of compliant rental properties. Detroit Future City estimates over 82,000 rental properties in the city, yet by the end of last year, only 8,731 properties had a certificate of compliance. The current process is burdensome and expensive, particularly for “mom-and-pop” landlords who own one or two properties. Compliance costs can range from $942 to $1,267 and take up to a year. The proposal seeks to simplify this by combining property inspections for home condition and lead safety, reducing fees, and focusing on 15 core health and safety measures rather than the current 37-point checklist, which includes non-safety-related cosmetic requirements.
Changes to lead inspection requirements are also on the table. The current lead inspection process, which takes four to seven hours, is considered too stringent and impedes compliance with rental regulations. The proposal advocates for a nationally recognized lead safety model targeting the most common causes of lead poisoning, such as damaged lead paint. This would involve visual assessments and dust wipes, eliminating the need for an initial lead inspection and risk assessment upon rental registration. In 2021, Detroit reduced the frequency of lead hazard level checks from annually to every three years, raising concerns among activists and residents. The proposed changes aim to strike a balance between ensuring safety and facilitating compliance.
The comprehensive reforms proposed by city officials reflect a commitment to addressing the housing crisis and ensuring safe, quality housing for all Detroit residents. By targeting negligent landlords, revamping tenant protections, and streamlining compliance processes, the city aims to significantly increase the number of compliant rental properties. These changes are not just bureaucratic adjustments but vital steps toward creating a healthier, safer, and more equitable Detroit.
As the community awaits the implementation of these changes, it is crucial to stay informed and engaged. The success of these reforms depends on continued advocacy and vigilance from residents, ensuring that the voices of Detroit’s tenants are heard and their needs are met. The proposed ordinance is a significant step in the right direction, but it is only the beginning of a long journey toward housing justice in Detroit. By holding landlords accountable, supporting tenants, and fostering a collaborative spirit, Detroit can overcome its housing challenges and build a future where every resident has a safe and decent place to call home.
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