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Problems in Rental Property

Problems in Rental Property. Presented by Lt. Jim Powers. Lake Michigan. Background. Target Neighborhoods High density & older housing stock Residents typically had low income with few housing options Neighborhoods rife with gang members and drug dealers. Background.

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Problems in Rental Property

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  1. Problems in Rental Property Presented by Lt. Jim Powers

  2. Lake Michigan

  3. Background • Target Neighborhoods • High density & older housing stock • Residents typically had low income with few housing options • Neighborhoods rife with gang members and drug dealers

  4. Background • Common problems/calls for service • Loitering/drug dealing • Gang related shootings • Frequent domestic violence calls • Disturbance calls • Prostitution complaints

  5. Most problem properties rental • Disorder problems tend to gravitate toward individual properties • Usually (not always) rental property with magnet tenants • Absence of ownership contributes to disorder

  6. Background • Landlords needed incentive to cooperate with problem solving efforts • Abatement process developed by 1997 • Teamwork approach evolved between P.D. & other city departments • Common problems were identified

  7. Plan of Attack • Develop trust with neighbors to gather documentation on problem property (drugs vs. general nuisance) • Hold the property owner accountable for the actions of occupants of the property and visitors to the property (cooperative tone)

  8. State Statutes • Maintaining a public nuisance(with knowledge and intent) • Attorney General will only enforce if two incidents of drug activity in 12 months • Ultimate enforcement is court

  9. 1. Rental Inspection Program • Two or more units (multiple year certificates) • Cannot rent units without valid certificate • No certificate -- building subject to being tagged “not approved for occupancy” and vacated (historically---only done for bldg. code violations) • Any trespassers then subject to arrest for trespass to condemned property.

  10. 2. Abatement Ordinance • Originally addressed drugs/prostitution • Public Nuisance added for non-drug related problems • Nuisance: any activity or condition of the property that disturbs the peace of the neighborhood or obstructs the reasonable use of the property • Single Family rental ordinance created

  11. Abatement Process Problem identified Landlord contacted

  12. Abatement Process Problem identified Landlord contacted Landlord fails to reply Hearing scheduled

  13. Abatement Process Problem identified Landlord agrees to meet Officers work w/landlord Landlord contacted

  14. Abatement Process Problem identified Officer follows up Problem resolved Landlord agrees to meet Officers work w/landlord Landlord contacted Problem not resolved

  15. Abatement Process Problem identified Officer follows up Problem resolved Landlord agrees to meet Officers work w/landlord Landlord contacted Landlord fails to reply Problem not resolved Hearing scheduled

  16. Abatement Process Problem identified Officer follows up Problem resolved Landlord agrees to meet Officers work w/landlord Landlord contacted Landlord fails to reply Problem not resolved Hearing scheduled Officers prepare documentation and mobilize community Hearing held, decision made

  17. Abatement Process Problem identified Officer follows up Problem resolved Landlord agrees to meet Officers work w/landlord Landlord contacted Landlord fails to reply Problem not resolved Hearing scheduled Officers prepare documentation and mobilize community Hearing held, decision made Landlord refuses to cooperate Property closed & vacated Problem resolved

  18. Abatement Process Problem identified Officer follows up Problem resolved Landlord agrees to meet Officers work w/landlord Landlord contacted Landlord fails to reply Problem not resolved Hearing scheduled Officers prepare documentation and mobilize community Hearing held, decision made Landlord cooperates Landlord refuses to cooperate Affidavit prepared Property closed & vacated Problem resolved

  19. Abatement Process Problem identified Officer follows up Problem resolved Landlord agrees to meet Officers work w/landlord Landlord contacted Landlord fails to reply Problem not resolved Hearing scheduled Officers prepare documentation and mobilize community Problem resolved Officer follows up Hearing held, decision made Landlord cooperates Landlord refuses to cooperate Affidavit prepared Property closed & vacated Problem resolved Problem not resolved

  20. Assessment • Positive Effect on Communities • Reduced Number of Police CFS • Increased Quality of Life Before After

  21. Joliet Police Department All Closed Abatement Cases 1996 to 2005

  22. Outgrowths • Abatement process has led to: • Abating Problems at Businesses/Hotels • Chronic Nuisance Ordinance • Owner Occupied Homes • Interdepartmental Cooperation • Compliance Tickets • Property Maintenance Sweeps • Homestead Program • Landlord Training

  23. THANK YOU • Lt. Jim Powers • Joliet Police Dept. • 150 W. Washington • Joliet ,Illinois 60432 • (815) 724-3199 • jpowers@jolietcity.org

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