Housing Improvement Action Strategy Plan

1. Housing Improvement Action Strategy Plan An “implementation guide” to help improve housing and related conditions

2. Housing Focus Group Background Participation • A “grass roots” community involvement effort • Sponsored by Department of Development Services • Participants included a variety of citizens from varied backgrounds and expertise, including attorneys, property owners & managers, and renters • Over 80 persons on a contact list to receive monthly newsletters on the group’s progress, including neighborhood groups and City Council, with active and regular participation by many on the contact list Notes: 1 Chairman; 2 Vice Chairperson, * Members of Steering Committee

3. Housing Focus Group Background (cont.) Approach • Between Dec 2004 and February 2005 the Focus Group developed initial strategies and concerns under the various housing themes, including: • TENANT & LANDLORD ACCOUNTABILITY • INCREASE SUPPLY OF DECENT, AFFORDABLE HOUSING • REWRITE CODES TO BETTER SERVE EVERYONE; • A Working Committee composed of property managers and owners, citizens and staff met between March and May 2005 and developed specific Action Steps for the strategies; and • The Action Steps were recommended to the full Housing Improvement Focus Group.

4. Housing Focus Group Background (cont.) Results • With few changes, the Focus Group approved the Action Steps in June 2005; and • Prioritized all the Action Steps for each subcategory Since prioritization identified importance among the Action Steps, initial implementation can be guided by these priorities. However, all of the proposed Action Steps are worthy of implementation, and the Focus Group urges that all be given serious consideration. The Action Steps form a comprehensive “implementation guide”, arranged in an orderly fashion for a systematic approach in improving housing and related conditions within our community. The priority steps are listed first.

5. Tenant and Landlord Accountability Improve Tenant Responsibility • Request financial & business community provide special financial management workshops and prepare video program about proper financial management. • Others: • Request Property Managers association to encourage and use “sweat equity” account to credit work performed by tenant in maintenance and up-keep • Request Wilson Appearance Commission to involve Property Managers Association and together develop sponsorship by business community for programs to reward tenants for yard and unit upkeep

6. Tenant and Landlord Accountability Improve Complaint & Enforcement Process • Recommend establishment of Housing Appeals Board under GS 160A-446 to hear appeals from enforcement and/or institute appropriate action as a result of such appeals. • Others: • Recommend that Council review and develop uniform policies and procedures to guide Council and staff in addressing all housing/nuisance complaints. • Recommend that the City Council establish a “hot line” with follow-up for housing and nuisance complaints

7. Tenant and Landlord Accountability Provide Educational Opportunities • Recommend Council encourage Property Managers Association to use written leases and bring forth new information at their meetings that impacts tenant/landlord relationships and responsibilities. • Others: • Recommend Council partnership with Property Managers Association and local agencies to implement workshops for tenants and landlords. • Recommend Council authorize development of video program from workshops and/or through other means to address tenant responsibilities, proper use of facilities & simple repairs.

8. Increase Decent, Affordable Housing Improve Affordable Home Ownership • Recommend Council expand and promote Community Development Programs that address affordable housing including: • Down payment assistance programs (deferred loans or grants) for 1st time home buyers of existing homes • Expanding involvement with Housing Finance Agency for down payment funding assistance for new housing and other programs that become available • Expanding partnership with County through HUD’s Consortium Partnership Agreement • Others: • Recommend that the City Council consider Housing Bonds for affordable home ownership 2nd mortgages. • Recommend that City Council consider additional CD staff to administer expanded programs and/or use existing staff as effectively as possible

9. Increase Decent, Affordable Housing Decent, Affordable Housing Supply • Recommend Council expand Community Development housing programs to encourage and welcome more affordable housing through additional partnerships with CDCs and the private sector, establishment of a local bank consortium for mortgages, and aggressively expanding programs and seeking new funding and related partnerships. • Others: • Recommend Council consider State Law initiative under Amendment One (Tax Increment Financing) to pursue redevelopment of specific target areas • Recommend Council stress need for additional flexibility in Historic District repair and material standards to encourage more renovations within Historic District areas

10. Increase Decent, Affordable Housing Develop Good Paying Jobs • Recommend that community continue to insure that training and education is available at high school and beyond to assist the work force for targeted and existing industries • Others: • Recommend that Wilson Economic Development Council (WEDC) be supported in its efforts to fulfill its strategic marketing plan and “attract, retain and facilitate the expansion of high quality business/industry resulting in an increased tax base and new jobs” • The Focus Group encourages employers to provide some level of adequate fringe benefits

11. Other Related Housing Issues Involve Law Enforcement In Drug Issues • Recommend Police continue drug dealer round-up programs, search warrants and drug “buy set-ups”, & aggressively attacking drug problems in community, including gang related problems and graffiti • Others: • Recommend Police expand partnership with Property Managers to obtain and share information • Recommend Police initiate opportunities for more community involvement, such as meetings at neighborhood churches • Recommend citizens be responsible and notify police about problems, including graffiti, using an advertised 24 hour hot line

12. Other Related Housing Issues Improve Street Lighting • Recommend citizens notify City utility services about dark areas or burned out lights and that an advertised “hot line” be established for notification of burned out lights or dark areas • Others: • Recommend that City utility services continue/expand survey of streets at night and address street light problems using a common sense approach and that Council stress that other City staff members from all departments while in the field report street light problems • Recommend that property owners consider security lights for their multi-family complexes and encourage residents of these units to report dark areas to them

13. Other Related Housing Issues Encourage Pride in Neighborhoods • Recommend that Council appoint a Neighborhood Advisory Council with representatives from neighborhoods to advise them on neighborhood matters, and address neighborhood and tenant problems • Others: • Recommend that Council establish a Youth Council and integrate youth into other boards • Recommend that the City Council promote and expand assistance to neighborhoods organizations through various City departments • Recommend that litter laws be enforced • Recommend that Council and Arts Council encourage arts be taken into the community when ever possible • Recommend that Council endorse the use of Landscape Designers to work with neighborhood groups and provide information to help neighborhood areas be more safe through neighborhood planting efforts • Recommend that Council authorize and initiate community gardens on city owned vacant land with donations of City services and sponsorship by local businesses

14. Rewrite Codes To Better Serve Everyone Enforcement • Recommend a time limit (such as 48 hours) be given to occupants and/or owners for repairing hazardous conditions. Also, impose time limit for repairing other unsafe conditions that require attention (but not necessarily immediate attention). Where owners fail to repair unsafe/hazardous conditions, the tenant may withhold rent until such time the repairs are made. Also, establish a specific time (90 days) for correcting other violations, with flexibility (30 days or more) based upon type of repair required, amount accomplished and number of units to be repaired. Also, tenant be responsible for NC Statutes related to tenant and any violation be cited by Code Compliance Officers and submitted to the property manager/owner: • Others: • Recommend that occupants operate installed heating equipment as intended in appropriate fashion and not remove or uninstall • Recommend that time limit for imposing fines be reduced such that when a owner fails to comply with minimum housing standards on the fourth inspection, escalating fines be imposed • Recommend that Housing Compliance Certificate be issued when a unit is in compliance with minimum housing standards and that electrical power not be released to any written-up unit until such certificate is issued. • Study additional inspector needs based upon inspection, code and enforcement needs, especially given the additional standards, enforcement and other changes to the code that might be approved. • Recommend that owners or authorized agents be required to designate their units with Development Services for prompt identification & penalties occur if not submitted • Recommend expectations of proper workmanship and installation characteristics, be included in the ordinance • Recommend code provision for landlords and tenant responsibilities and that use of written leases (such as NC Real-estate Commission example) by property owners be encouraged.

15. Rewrite Codes To Better Serve Everyone Financial Relationship • Recommend a Pro-forma (income/loss statement and return on investment analysis) be prepared to show possible costs of improvements and return on investment for typical units prior to final adoption of revised code. • Others: • Recommend that Historic Property Commission meet with Property Managers Association and other interest to discuss flexibility in preservation guidelines, particularly energy efficiency • Recommend that owners consider allowing some of their rental units be made available for purchase by renters

16. Rewrite Codes To Better Serve Everyone Better Reading & Understanding The Housing Improvement Focus Group recommends that the “rewrite codes” strategies be considered as conceptual action steps. Upon Council endorsement, the exact code standards are to be prepared by staff (possible as early as September) and brought back to the Housing Improvement Focus Group for final review and recommendations prior to submission to the City Council. In addition, if the Minimum Housing Code is changed the standards should be very clear.

17. Rewrite Codes To Better Serve Everyone Code Improvements • Recommend that City’s Customer Services should require tenants to turn on all available utilities, and that the responsible individual(s) signing for utility services is the same as individual(s) on the lease • Others: • Recommend specific requirements for designated and defined parking areas in the front yard (impervious material) and require provisions to also be part of any lease • Recommend general code changes to the dwelling and grounds, such as minimum amperage, clear crawl spaces under house, proper lot grading • Use Durham’s standards for lead based paint poisoning problems • Recommend that property manager must include in their lease agreement a pre-rental checklist and that this tenant/landlord pre-rental checklist sheet be completed by the tenant and landlord upon entering into a lease agreement • Recommend that owners or authorized agents be required to designate their units with Development Services for prompt identification & penalties occur if not submitted. Also, recommend that City Customer Services provide a pre-rental checklist for the occupant’s use at the time of a request for utility services • Recommend that primary heating equipment (vented gas wall unit, electric type base board unit, fireplace insert, or space vented heater) be provided (preferably in central location) capable of heating at least 1 room for every 1,000 SF (or portion thereof) of unit size to 68 degrees F 3’ above the floor during ordinary winter conditions • Require painting similar to the language as set forth in Durham Ordinance • Recommend that minimum standards be developed for existing mobile homes • Place a time limit on the use or display of temporary seasonal lighting on housing units.

18. Housing Focus Improvement Group Summary & Recommendations Many suggested Action Steps may take years to implement; others could be promptly implemented. Council is requested to view the Housing Improvement Action Strategy Plan as a meaningful short and long term “implementation guide”. As a first step towards implementation of the Action Steps, Council is asked to endorse the plan as an “implementation guide” for Council, City staff, and others to actively utilize in helping improve Wilson’s housing and related conditions.