Loading...
Washington Neighborhood Inspection InitiativeMasterpiece on the Mississippi TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Washington Homeowner Inspection Initiative DATE: September 2, 2010 Dubuque All-America t r 2007 The City began a comprehensive block -by -block rental housing inspection program in the Washington Neighborhood in April 08, when a new full -time inspector was authorized by the City Council. Since that time, the inspector has systematically inspected all rentals in the area, completing approximately 800 inspections and bringing 740 units into compliance. In addition, the inspector has handled all grass and garbage complaints, for both rental and owner - occupied housing in the neighborhood. The inspector's work plan includes weekly driving of all the alleys, closely coordinating garbage /refuse issues with the Public Works Department. Also as part of the Washington Neighborhood revitalization initiative, the City has extensively promoted home ownership, as a means of achieving a higher percentage of owner - occupancies to improve housing conditions. To -date, the City has completed 57 homeowner projects, resulting in 36 first -time owner households. 24 homes have been converted from rentals to homeowner properties. Three derelict houses have been demolished. Beginning early this year, the inspector was assigned additional inspection duties in the North End Neighborhood to conduct block -by -block inspections of all rental units in the North End and Point areas. The goal by the end of the summer is to have all rentals east of Central Avenue inspected and in compliance. In the meanwhile, the inspector has continued to drive the Washington Neighborhood alleys weekly. The inspector began additional enforcement on garages, many of which are in significant disrepair. Some would argue that the Washington Neighborhood still does not meet expectations for a standard of appearance. One critical aspect that remains uncompleted is improvement of the appearance of owner - occupied homes in the neighborhood. These number approximately 200 structures, of a total of 1000 residential units in the area. Many of these homes, the majority of which are assumed to be owned by low- moderate income persons, are also frequently in need of repair or maintenance. Under the housing code, the City has the authority to inspect all "real property used for human habitation," although as a policy the City conducts a program of periodic inspections only for licensed rental properties, as required by Iowa law. The City inspects owner - occupied dwellings only upon complaint, for both exterior and interior violations. Under purposes listed in the code, the City is authorized to "correct and prevent the existence of adverse conditions," in order to achieve and maintain "acceptable levels of residential environmental quality and to protect and promote public health, safety and general welfare." Housing and Community Development Department Director David Harris is proposing a pilot inspection program for the Washington Neighborhood that, if successful, could later be expanded to other neighborhoods, to include owner - occupied residential properties as follows: • The inspector would again go block -by -block through the Washington Neighborhood. The exterior of every residential property would be inspected. Rental properties in disrepair would again be scheduled for new inspections. • For homeowners, the inspection would take the form of an 'advisory' report. A check -list of all exterior problems would be compiled and sent to the owner. This would not be a code enforcement action at this time. The owner would only be advised of the need to make repairs. • In addition, homeowners would receive a hand - delivered packet of information. This would include a letter of introduction and explanation of this initiative. It would additionally include resource materials on available assistance, including Housing Department loans and Operation New View's weatherization program. • This information would also explain a 'voluntary' inspection program for the interiors of their homes. This would be called a "healthy homes assessment," and consist of an inspection of the mechanical systems and all safety aspects, and with an emphasis on identification of energy - conserving measures. • This assessment would be conducted only with the permission of the owner. The information would be provided only as advisory, and not followed up by any code enforcement. No orders would be issued. The emphasis would be on linking the owner to services and resources available to help them make their homes more safe and energy- efficient. Note: If a life- or safety- threatening condition is observed in the course of this assessment, the owner will be informed that the condition must be corrected. This notice will be provided in writing and followed up as a code enforcement matter. The possibility of this occurrence will be disclosed to the homeowner as part of the discussion explaining the 'healthy homes assessment.' • Another component of this program would be identification and recruitment of volunteer resources in the community, to perform minor home repairs for elderly or lower- income homeowners. The City is currently in conversations with St Joseph's parish about their interest in youth service activities in the neighborhood. The City recently coordinated a work day project with Hope Church, which has opened a counseling center on Jackson Street. City staff also plans to talk with the service learning coordinators at area colleges to determine the availability of students for this type of activity. Washington Neighborhood Development Corporation (WNDC) staff are also involved in these discussions. The idea is to link homeowners needing help with these volunteer services. • Conducting this healthy homes assessment could prove useful to the pending reapplication to HUD for the next Lead Hazard Reduction Program grant. This year, the City plans to submit a combined Healthy Homes - Hazard Reduction Program application. HUD's emphasis on the Healthy Homes initiative achieves the following: 1) reduction of safety hazards in the home; 2) creating a more healthy living environment by eliminating health hazards such as lead paint, carbon monoxide, radon, asbestos, mold and insect and vermin infestation; and 3) increasing energy efficiency and reducing utility costs. • Before initiating this program, the City would conduct a public information campaign, coordinating with the Washington Neighborhood Development Corporation and other service agencies in the neighborhood, to publicize its benefits and advise homeowners of the dates for program start-up. The best outcome for making repairs will be to convince the owner to apply for rehab loan assistance. Currently, the Housing Department offers terms for Washington Neighborhood owner loans as follows: a. $5,000 is provided as a 5 -year, forgivable loan b. $10,000 is provided as a due -on -sale, deferred payment loan c. $10,000 is provided as a 20 -year, 0- interest loan at $42 /month This means that the City can offer up to $25 000 in rehab loan financing, at a total cost of $42 per month. If owners need additional funds, the application is referred to the Housing Commission, where it is reviewed and approved on a case -by -case basis. I concur with the recommendation and respectfully request Mayor and City Council approval. Micha I C. Van Milligen MCVM:jh Attachment cc: Safe Community Task Force Angela Petsche, Executive Director, Washington Neighborhood Development Corporation Barry Lindahl, City Attorney Cindy Steinhauser, Assistant City Manager David Harris, Housing and Community Development Department Jerelyn O'Connor, Neighborhood Development Specialist Phyllis Russell, Management Masterpiece on the Mississippi TO: Michat an Milligen, City Manager FROM: David Odris Housing and d Community Development Department SUBJECT: Washington Homeowner Inspection Initiative DATE: 4 August 2010 Dubuque hetati Al- Americagry 1 2007 Introduction The purpose of this memorandum is to propose a pilot program of advisory housing inspections and `healthy home assessments' for downtown owner - occupied housing, beginning in the Washington Neighborhood. Background We began a comprehensive block -by -block rental housing inspection program in the Washington Neighborhood in April 08, when a new full -time inspector was authorized by the City Council. Since that time, Joe Kirk has systematically inspected all rentals in the area, completing approximately 800 inspections and bringing 740 units into compliance. In addition, he has handled all grass and garbage complaints, for both rental and owner - occupied housing in the neighborhood. His work plan includes weekly driving of all the alleys, closely coordinating garbage /refuse issues with the Public Works Department. Also as part of the Washington Neighborhood revitalization initiative, we have extensively promoted home ownership, as a means of achieving a higher percentage of owner - occupancies to improve housing conditions. To -date, we have completed 57 homeowner projects, resulting in 36 first -time owner households. 24 homes have been converted from rentals to homeowner properties. Three derelict houses have been demolished. Beginning early this year, Joe Kirk was assigned additional inspection duties in the North End Neighborhood. Our planned schedule is to conduct block -by -block inspections of all rental units in the North End and Point areas. The goal by the end of the summer is to have all rentals east of Central Avenue inspected and in compliance. In the meanwhile, he has continued to drive the Washington alleys weekly. We have begun additional enforcement on garages, many of which are in significant disrepair. And because of the high percentage of rental units, he will continue driving the Washington Neighborhood, concentrating on exterior enforcement and coordinating inspection efforts with zoning enforcement, Public Works, the Fire Marshal's office and the Building Department. Discussion In spite of our best efforts, some would argue that the Washington Neighborhood still does not meet our expectations for a standard of appearance. Maintaining this housing will remain an on -going challenge until we meet our goals for increased owner - occupancy — for all income levels -- and more responsible stewardship from both tenants and landlords. Regular reinspections of rental properties will be a part of our inspectors' workloads for some time to come. However, one critical aspect of our strategy that remains uncompleted is improvement of the appearance of owner - occupied homes in the neighborhood. These number approximately 200 structures, of a total of 1000 residential units in the area. These homes, the majority of which are assumed to be owned by low- moderate income persons, are also frequently in need of repair or maintenance. They present an equally unattractive appearance and undermine our efforts to improve the overall condition of the neighborhood. Under our housing code, we have the authority to inspect all "real property used for human habitation," although as a policy we conduct a program of periodic inspections only for licensed rental properties, as required by Iowa law. We inspect owner - occupied dwellings only upon complaint, for both exterior and interior violations. Under purposes listed in our code, we are authorized to "correct and prevent the existence of adverse conditions," in order to achieve and maintain "acceptable levels of residential environmental quality and to protect and promote public health, safety and general welfare." We are proposing a pilot inspection program for the Washington Neighborhood to include owner - occupied residential properties. These are the particulars: • The Washington inspector would again go block -by -block through the neighborhood. The exterior of every residential property would be inspected. Rental properties in disrepair would again be scheduled for new inspections. • For homeowners, the inspection would take the form of an `advisory' report. A check -list of all exterior problems would be compiled and sent to the owner. This would not be a code enforcement action. The owner would only be advised of the need to make repairs. • In addition, homeowners would receive a hand - delivered packet of information. This would include a letter of introduction and explanation of this initiative. It would additionally include resource materials on available assistance, including Housing Department loans and New View's weatherization program. • This information would also explain a 'voluntary' inspection program for the interiors of their homes. This would be called a "healthy homes assessment," and consist of an inspection of the mechanical systems and all safety aspects, and with an emphasis on identification of energy - conserving measures. • This assessment would be conducted only with the permission of the owner. The information would be provided only as advisory, and not followed up by any code enforcement. No orders would be issued. The emphasis would be on linking the owner to services and resources available to help them make their homes more safe and energy- efficient. • Another component of this program would be identification and recruitment of volunteer resources in the community, to perform minor home repairs for elderly or lower- income homeowners. We are currently in conversations with St Joseph's parish about their interest in youth service activities in the neighborhood. We recently coordinated a work day project with Hope Church, which has opened a counseling center on Jackson Street. We also plan to talk with the service learning coordinators at area colleges to determine the availability of students for this type of activity. Washington Neighborhood Development Corporation (WNDC) staff are also involved in these discussions. The idea, again, is to Zink homeowners needing help with these volunteer services. • Conducting this healthy homes assessment could prove useful to our pending reapplication to HUD for the next Lead Hazard Reduction Program grant. This year, we plan to submit a combined Healthy Homes - Hazard Reduction Program application, as advised by our HUD field office. HUD's emphasis on the Healthy Homes initiative achieves exactly what we're proposing for the Washington Neighborhood: 1) reduction of safety hazards in the home; 2) creating a more healthy living environment by eliminating health hazards such as lead paint, carbon monoxide, radon, asbestos, mold and insect and vermin infestation; and 3) increasing energy efficiency and reducing utility costs • Before initiating this program, we would conduct a public information campaign, coordinating with the WNDC and other service agencies in the neighborhood, to publicize its benefits and advise homeowners of the dates for program start-up. Implementation of the program would be as follows: 1. Publicity sent to home owner, advising of this program initiative. This will include a hand - delivered packet of informational materials. 2. Individual properties will be scheduled for an exterior inspection, via a notice mailed from the Housing Department, followed up with a phone call to confirm availability. 3. The inspector will perform the exterior inspection. If the owner agrees, the interior 'assessment' will also be performed. Note: If a life- or safety- threatening condition is observed in the course of this assessment, the owner will be informed that the condition must be corrected. This notice will be provided in writing and followed up as a code enforcement matter. The possibility of this occurrence will be disclosed to the homeowner as part of the discussion explaining the `healthy homes assessment.' 4. Notice of exterior deficiencies will be mailed to the owner. 5. This will be followed up with a phone call to offer additional support services. These would include referrals to the Housing Department for rehab loan assistance, to New View, volunteer services, etc. 6. A best outcome for making repairs will be to convince the owner to apply for rehab loan assistance. Currently, the Housing Department offers terms for Washington Neighborhood owner loans as follows: a. $5000 is provided as a 5 -year, forgivable loan b. $10 000 is provided as a due -on -sale, deferred payment loan c. $10 000 is provided as a 20 -year, 0- interest loan at $42 /month This means that we can offer up to $25 000 in rehab loan financing, at a total cost of $42 per month. If owners need additional funds, we can refer the application to the Housing Commission, where it is reviewed and approved on a case -by -case basis. Recommendation My recommendation is to implement this as a pilot program in the Washington Neighborhood. If it proves successful, we can expand it to other downtown neighborhoods, in the interest of achieving comprehensive improvement of both the rental and owner - occupied housing stock. That will promote private reinvestment, safe and energy- efficient housing, historic preservation, an increased tax base and an enhanced appearance to our downtown. Enclosures: Washington Neighborhood map Healthy Homes assessment form Legend 01 Washington Neighborhood Owner occupied and/or Business Locations [] Rental Properties EXTERIOR Agency: Water Intrusion No ❑ None ❑ No ❑ No ❑ Are gutters and downspouts intact and functional? Yes ❑ Do downspouts extend at least 5 feet from the house? Yes ❑ Is the soil next to the home sloped away from the foundation? Yes ❑ Deteriorated Paint ❑ Other. Has the home had a lead inspection? Yes ❑ Date of Inspection: No ❑ Does the home have deteriorated paint? Yes ❑ No ❑ List specific locations: Water Source Public water system ❑ Private well ❑ Shared well U If well water, provide date of last test: Date Inspection Passed: Bacteria passed ❑ Nitrate passed ❑ Cistern ❑ Dryer Exhaust Does any resident smoke in the home? ❑ Yes If yes, list locations: ❑ No Quitline Iowa: 1- 600 - QUITNOW Is the dryer exhaust vent free of obstructions and excessive lint? Yes ❑ No ❑ Sewage Disposal Public ❑ Private ❑ Other Secondary Treatment ❑ Leachbed ❑ Notes: KITCHEN General cleanliness: Clean ❑ Not clean ❑ Cluttered ❑ Food debris ❑ Date of Inspection: Inspector's Name: Agency: Address of Property: Resident's Name: Phone Number. Primary Reason for Visit: ❑ Asthma ❑ Lead Poisoning ❑ Voluntary Referral ❑ Other. GENERAL HOUSING CHARACTERISTICS Type of Ownership: ❑ Owner - Occupied ❑ Private Rental ❑Section 8 Rental ❑ Other. Age of Dwelling: ❑ Pre -1940 ❑ 1941 -59 ❑ 1960 -78 ❑ 1979- Present ❑ Unknown Renovations or repairs completed within the last year. Painting ❑ Plumbing ❑ Fumace /AC ❑ Other: Does any resident smoke in the home? ❑ Yes If yes, list locations: ❑ No Quitline Iowa: 1- 600 - QUITNOW Are functioning smoke detectors located on each floor of the home? Yes ❑ No ❑ Are functioning carbon monoxide detectors located within 15 feet of sleeping areas? Yes ❑ No ❑ Do any children live in the home? ❑ Yes If yes, how many under 6 years of age: 6- 18years old: ❑ No Version 4 -16 2 1 Is the trash can covered? Yes ❑ No ❑ No trash can ❑ Are combustion appliances properly vented to the exterior? Yes ❑ No ❑ Not sure ❑ WA ❑ Evidence of pest issues? Rodent ❑ Insects ❑ Other. None ❑ Evidence of water damage Walls ❑ Under sink ❑ Other (Specify): No evidence ❑ Are pesticides and other chemicals kept in a locked cabinet? Yes ❑ No ❑ None ❑ Is mold growth present? Yes, s10 tt >10 ft ❑ Location: No ❑ Does the home have a fire extinguisher? Yes ❑ No ❑ Is it charged? Yes ❑ No ❑ Are outlets GFCI protected? Yes ❑ No ❑ Notes: BATHROOM 1 BATHROOM 2 General cleanliness: Clean ❑ Not clean ❑ Cluttered ❑ General cleanliness: Clean ❑ Not clean ❑ Cluttered ❑ Safety measures Safety measures Non -slip tub surface: Yes ❑ No ❑ Grab bars: Yes ❑ No ❑ GFCI outlets: Yes ❑ No ❑ Are chemicals and medicines stored out of the reach of children? Yes ❑ No ❑ Non -slip tub surface: Yes ❑ No ❑ Grab bars: Yes ❑ No ❑ GFCI outlets: Yes ❑ , No ❑ Are chemicals and medicines stored out of the reach of children? Yes ❑ No ❑ Ventilation Ventilation Yes ❑ No ❑ ❑ No ❑ Don't know ❑ Yes ❑ No ❑ Do the windows open /close? Yes ❑ No ❑ Is it vented to the exterior? Yes ❑ No ❑ Don't know ❑ Is the fan clean and maintained? Yes ❑ No ❑ Do the windows open /close Is it vented to the exterior? Yes Is the fan clean and maintained? Recent water damage Recent water damage ❑ ❑ Ceiling damage/staining Wall damage/staining ❑ ❑ Floor damage/staining ❑ Ceiling damage /staining ❑ Mold growth present ❑ Wall damage/staining ❑ Floor damage/staining Mold growth present Notes: MECHANICAL ROOM/ BASEMENT General cleanliness: Clean ❑ Not clean ❑ Cluttered ❑ Heating source Other. filter changed per manufacturer's recommendations? Yes ❑ No ❑ Natural gas furnace ❑ Fuel oil ❑ Electric ❑ Wood ❑ If gas, is it vented? Yes ❑ No ❑ Don't know ❑ Furnace inspected by a professional annually? Yes ❑ No ❑ Is the Water Heater No ❑ Don't know ❑ What is the temperature setting? 5120 F ❑ >120 F ❑ Is the pressure relief valve equipped with an unthreaded pipe? Yes ❑ If gas, is it vented properly? Yes ❑ No ❑ Don't know ❑ Version 4 -16 Version 4 -16 4 3 General cleanliness: Clean ❑ Not clean ❑ Cluttered ❑ Do pets have free access to sleeping areas? Yes ❑ No ❑ N/A ❑ Is there a humidifier in the bedroom? Yes ❑ No ❑ Evidence of pest issues? Rodents ❑ Insects ❑ Other. None ❑ Condition of painted surfaces: Good condition ❑ Some cracked or chipped paint ❑ Severely deteriorated paint ❑ Are bed sheets washed in hot water? Yes ❑ No ❑ How often? 1 x/week ❑ 1 x/2 weeks ❑ lx/month ❑ Rarely ❑ Are toys washed frequently with soapy water? Yes ❑ No ❑ N/A ❑ Are crib slats 52 Y. or less apart? Yes ❑ No ❑ N/A ❑ Dotes: BEDROOM 2 Location: General cleanliness: Clean ❑ Not clean ❑ Cluttered ❑ Other Heating Sources Radiators ❑ Space heater ❑ Oven ❑ None ❑ Other: CO Detector in basement near gas appliances? Yes ❑ No ❑ N/A ❑ Has the home been tested for radon? Yes ❑ No ❑ Date of Test: Results: Is there a dehumidifier present? Yes ❑ No ❑ Any signs of mold, mildew or water stains? Yes ❑ No ❑ Location: Evidence of pest issues? Rodents ❑ Insects ❑ Other. None ❑ Notes: LAUNDRY General cleanliness: Clean ❑ Not clean ❑ Cluttered ❑ Evidence of pest issues? Rodent ❑ Insects ❑ Other: None ❑ Is the dryer vented to the exterior of the home? Yes ❑ No ❑ Don't know ❑ Presence of excessive lint: Behind dryer ❑ In dryer ❑ Notes: BEDROOM 1 Location: Version 4 -16 Version 4-16 5 6 Do pets have free access to sleeping areas? Yes ❑ No ❑ N/A ❑ Is there a humidifier in the bedroom? Yes ❑ No ❑ Evidence of pest issues? Rodents ❑ Insects ❑ Other. None ❑ Condition of painted surfaces: Good condition ❑ Some cracked or chipped paint ❑ Deteriorated peeling or chipped paint ❑ Are bed sheets washed in hot water? Yes ❑ No ❑ How often? lx/week ❑ 1x/2 weeks ❑ 1x/month ❑ Rarely ❑ Are toys washed frequently with soapy water? Yes ❑ No ❑ N/A ❑ Are crib slats 52 % or less apart? Yes ❑ No ❑ N/A ❑ Notes: BEDROOM 3 Location: General cleanliness: Clean ❑ Not clean ❑ Cluttered ❑ Do pets have free access to sleeping areas? Yes ❑ No ❑ N/A ❑ Version 4 -16 Version 4 -16 8 7 Is there a humidifier in the bedroom? Yes ❑ No ❑ Evidence of pest issues? Rodents ❑ Insects ❑ Other. None ❑ Condition of painted surfaces: Good condition ❑ Some cracked or chipped paint ❑ Deteriorated peeling or chipped paint ❑ Are bed sheets washed in hot water? Yes ❑ No ❑ How often? lx/week ❑ lx/2 weeks ❑ lx/month ❑ Rarely ❑ Are toys washed frequently with soapy water? Yes ❑ No ❑ N/A ❑ Are crib slats 52 'A or less apart? Yes ❑ No ❑ N/A ❑ Notes: