Tom Mueller - City Housing Code Amendments
#
Thomas J. Mueller
Gallery Properties
580 Alta Vista
Dubuque, IA 52001
J an. 11, 1999
The Honorable Mayor and City Council Members
% City Clerk, Dubuque City Hall
50 West 13th St.
Dubuque, IA 52001
Ref: Proposed Amendments to City Housing Code
The Honorable Mayor and City Council Members:
The housing providers in the City request that the Mayor and City Council repeal certain amendments to
the City Housing Code that were passed in Jan. 1998. We propose new amendments that are more in
harmony with the intent and purpose of the Code and with Federal HUD Housing Quality Standards.
The stated Legislative Findings and Purpose of the Code is to protect and promote the public health,
safety and general welfare; and further to establish minimum residential housing standards. The stated
purpose of the HUD subsidized housing programs is to provide low income families with decent, safe,
and sanitary rental housing.
Those Code articles, and their interpretation and enforcement that are unrelated to health, safety, and
welfare of the public effectively reduce the available supply and choices of affordable housing. Those
single parents, elderly, physically or mentally impaired and other low income families are denied decent,
safe, and sanitary housing due to Code articles that address cosmetic issues. This is not the intent of the
HUD federally subsidized housing programs.
Presently there is 8.5% vacancy rate across the range of housing costs in the City, yet the community is
continually reminded of the affordable housing problem. Entertaining any rhetoric about the shortage of
affordable housing should be met with question, in view of the current over supply and the Code
requirements. There are solutions to this issue already available to the Housing Authority via the supply
of qualified housing in the private sector. Those Code articles affecting non-HUD mandated
requirements superficially reduce the supply of available housing to those families who rely on the
subsidized housing programs. The HUD Housing Quality Standards clearly provide the requirements by
which those programs are to be administered.
The articles we refer to have to do with the placement or screening from view of garbage containers, and
the interpretation and enforcement of painted surfaces. These articles in combination with the "Site and
Neighborhood" Code article, make it nearly impossible to be in full compliance. We are also proposing
reinstatement of the wording of the "Grandfather Clause" prior to the Jan. 1998 amendment. The present
amendment alludes to a waiver of due process regarding appeals. We propose refunding appeals fees
where variances are granted, which better accomplishes the intent of the present amendment.
The housing providers are in favor of maintaining decent, safe, and sanitary housing and we are not
trying to avoid that responsibility. The proposed amendments remove ambiguity and clarify the Code
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bringing interpretation and enforcement in harmony with the intent and purpose, thereby increasing the
supply of affordable housing. The Housing Commission voted against all the amendments and the
Housing Appeals Board voted against the amendment to the "Grandfather Clause" when they originally
were proposed in July 1997.
Attached are the articles for repeal, the reasons for the proposed changes and the proposed new
amendments. We respectfully request the Mayor and City Council adopt these newly proposed
amendments.
Best regards,
-~(
Thomas J. ~ller
Submitted on behalf of the housing providers
Attachments: Proposed amendments
HUD Housing Quality Standards
AMEND THE CODE OF ORDINANCES, CITY OF DUBUQUE, IOWA, CHAPTER 26,
HOUSING REGULATIONS, BY:
Repealing the Code section 26-3(b)(1)e relating to Owner-Supplied Garbage Containers passed
Jan. 19,1998
Repealing the Code section 26-3(b )(2)c relating to Occupant Responsibilities for Storage and
Disposal of Garbage passed Jan. 19, 1998
Present code section text for both:
26-3(b)(1)e and 26-3(b)(2)c In all residential districts other than those zoned R-I single-family,
containers shall not be stored in a front yard area or on the front porch of the dwelling, unless the
Housing Official determines that it is impractical to provide an alternate storage location. When stored in
a side yard area, containers shall be screened from view from the public right of way by means of a
permanently installed enclosure.
Reason for repeal
These two amendments completely changed the intent of the previous Code article by the requirement of
placement or screening of containers rather than the requirement of containers. Both of the above stated
amendments have to do with cosmetics and have nothing to do with protecting or promoting health,
safety, and general welfare and go well beyond minimum residential housing standards. Decent, safe and
sanitary housing for low income families on subsidized housing is excluded by these amendments.
These two amendments discriminate against all multi-family zoned properties. This is inherently wrong
and for the first time the Code begins to segregate owner occupied properties from nonowner occupied
properties. The Code is intended to apply to all residential property. These two amendments serve to
send the message to those residents that choose for whatever reason to be tenants that their garbage is
less attractive than owner occupied property.
Screening or enclosing of garbage containers makes maintenance around these areas and access to them
by the garbage haulers more difficult. Enclosing the containers actually contributes to providing a
harborage for rats and rodents as the enclosure begins to be used as the container. Stand alone garbage
containers are the simplest and most sanitary disposal method. We propose reinstatement of the original
wording prior to these amendments being passed as follows:
Proposed amendment Code section 26-3(b)(1)e relating to Owner-Supplied Garbage Containers
26-3(b)(1)e. Every owner or operator of a duplex or multiple unit dwelling shall supply garbage
containers which are adequate in number, approved by the Housing Inspector and in compliance
with this code.
Proposed amendment Code section 26-3(b )(2)c relating to Occupant Responsibilities for Storage
and Disposal of Garbage
26-3(b)(2)c. Every occupant of a dwelling unit shall dispose of rubbish, garbage, animal waste, and
other organic waste in a clean and sanitary manner by placing it in the supplied disposal facilities
or storage containers required by this code or by having it removed from the premises.
Repealing the Code 26-10(g)(3)e relating to Exterior Wood Surfaces passed Jan. 19, 1998
Present code section text:
26-10(g)(3)e. All exterior wood surfaces, and exterior brick surfaces when painted, shall be protected
from water seepage and against deterioration with a paint covering or some other suitable material.
Reason for repeal
The above stated amendment, where referring to brick surfaces, has to do with cosmetics and has
nothing to do with protecting or promoting health, safety, and general welfare and goes well beyond
minimum residential housing standards. Decent, safe and sanitary housing for low income families on
subsidized housing is excluded by this amendment. We propose reinstatement of the original wording
prior to this amendment being passed as follows:
Proposed amendment Code 26-10(g)(3)e relating to Exterior Wood Surfaces
26-10(g)(3)e. All exterior wood surfaces requiring chemical preservation shall be protected from
water seepage and against deterioration with a paint covering or some other suitable material.
Repealing the Code 26-10(j)(3)a and b relating to Lead-Based Paint Surfaces
Present code section text:
26-10(j)(3)a. All interior painted surfaces shall be free from loose, flaking, or peeling paint, or paint that
is in any way noticeably separating form the constructed surface material.
26-10(j)(3)b. All exterior painted surfaces shall be free from loose, flaking, or peeling paint; all exterior
wood and brick surfaces shall be treated as per subsection 26-10(g)(3)e of this section.
Reason for repeal
Presently these interpretations are taken out of context from HUD Housing Quality Standards and
enforced on all units regardless of year built or whether the family has children under 6 which was not
HUD's intent. Also the qualifying text regarding when a defective surface required treatment was left out
of this interpretation. Decent, safe and sanitary housing for low income families on subsidized housing is
excluded by this amendment. The proposed amendments include the full HUD qualifications (see
attached) therefore interpretation and enforcement will not exclude qualified housing from those
subsidized housing programs. We propose the following new amendments:
page 2
Proposed new amendments Code 26-10U)(3)a. and b. relating to Lead-Based Paint Surfaces
26-10(j)(3)a. A defective paint surface is a surface on which the paint is cracking, scaling,
chipping, peeling, or loose and shall be treated in accordance to 26-10(j)(3)b.
26-10(j)(3)b. Defective paint surfaces found in pre-1978 units with children under the age of 6
shall be treated according to the following HUD requirements:
A defective paint surface shall be treated if the defective surface includes more than 10 square feet
on an exterior wall, more than 2 square feet on an interior component with a large surface area
such as ceilings, walls, floors, or doors, or more than 10 percent of the total surface area on an
interior or exterior component with a small surface area including window sills, baseboards, and
trim. The Housing Office may exempt from such treatment defective paint surfaces that are found
in a report by a qualified lead-based paint inspector not to be lead-based paint.
Repealing section 26-1(c) relating to Scope and Application (Grandfather Clause) passed Jan. 19,
1998
Present Code Section Text
26-1(c) The provisions of this code shall apply to all real or personal property or portions thereof
designated, used, or intended to be used, for human habitation. Real or personal property in existence at
the time of passage of this code may have its construction, design, arrangement, use, and occupancy
continued if such was constructed in accordance with the code applicable to the city at that time
provided they are not presently likely to endanger the life, limb, health, or safety of the occupants or
owners, or the public in general.
The Housing Officer shall determine application of this provision on a case by case basis when property
conditions are identified not to be in accordance with current city code, and there are practical
difficulties involved in carrying out the provisions of the code. The Housing Officer must first find that a
special individual reason makes enforcement of the strict letter of the code impractical and that allowing
the continuance of the construction, design, arrangement, use or occupancy is in accordance with the
intent and purpose of the code and will not lessen any requirements to provide for the health or safety of
the occupants or owner, or the public in general.
Reason for repeal
This amendment passed in Jan. 1998 effectively gives more authority to the Housing Officer and strips
property rights from property owners. This article, known as the "Grandfather Clause", is the only
protection that property owners have to continue using their property without being forced to continually
revamp the property to the ever changing Code. Property owners can be cited for any present Code
violation even though the property was constructed in accordance with the code applicable to the City at
the time of construction. This Housing Code applies to every residential property in the City not just
rental property.
page 3
Prior to this amendment, the Housing Officer already had the power and authority to set policy on when
to invoke the Grandfather Clause. This amendment added the second paragraph which alludes to having
already found the violation without merit of application of the Grandfather Clause and therefore
circumvents due process byway of the Housing Appeals Board. The Housing Officer readily admits that
"As a practical matter, we have rarely invoked this clause". The intent of this amendment can be better
accomplished by the proposed amendment to the "Appeal Fees" article. We request reinstatement of the
original wording prior to the amendment striking the second paragraph.
Proposed new amendment section 26-1(c) relating to Scope and Application (Grandfather Clause)
26-1(c) The provisions of this code shall apply to all real or personal property or portions thereof
designated, used, or intended to be used, for human habitation. Real or personal property in
existence at the time of passage of this code may have its construction, design, arrangement, use,
and occupancy continued if such was constructed in accordance with the code applicable to the
city at that time provided they are not presently likely to endanger the life, limb, health, or safety
of the occupants or owners, or the public in general.
Repealing section 26-9(b) Appeal Filing Fees
Present Code Section Text:
26-9(b) At the time of filing such an application for an appeal, the appellant shall pay therewith a filing
fee in an amount specified by the Resolution of the City Council.
Reason for repeal
Presently property owners are required to pay an appeals fee of $25 to appeal to the Housing Board to
request a variance or to contest the validity of citations for Code violations. This is inherently wrong and
inconsistent with a democratic system of government. It also encourages over zealous enforcement to
generate fees and is a form of intimidation to discourage due process. This would be similar to having to
pay a fee to challenge a traffic ticket. We request that this appeals filing fee be refunded in the event the
appellant prevails. We propose the following new amendment:
Proposed new amendment Section 26-1(c) relating to Appeal Filing Fee
26-1 (c) At the time of filing such an application for an appeal, the appellant shall pay therewith a
refundable filing fee in an amount specified by the Resolution of the City Council. The amount
refunded shall be determined by the board and shall be in direct proportion to the success of the
appellant's appeal.
page 4
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:c,./ JPprovable public or private water
,; supply that is sanitary and free from
./ contamination.
i / (j) Lead-based oint e ormonce
reqUlrement.- 1 urpose an
applicability. (i) The purpose of
paragraph (j) of this section is to
implement section 302 of the Lead-
Based Paint Poisoning Prevention Act.
42 D.S.C. 4822. by establishing
procedures to eliminate as far as
practicable the hazards of lead-based
paint poisoning for units assisted under
this part. Paragraph (j) of this section is
issued under 24 CFR 35.24 (b){4) and
supersedes. for all housing to which it
applies. the requirements of subpart C of
24 CFR part 35.
(ii) The requirements of paragraph (j)
of this section do not apply to 0-
bedroom units, units that are certified
by a qualified inspector to be free of
lead-based paint. or units designated
exclusively for elderly. The
requirements of subpart A of 24 CFR
part 35 apply to all units constructed
prior to 1978 covered by a HAP contract
under part 982.
(2) Definitions.
Chewable surface. Protruding painted
surfaces up to five feet from the floor or
ground that are readily accessible to
children under six years of age; for
example. protruding comers, window
sills and frames. doors and frames. and
other protruding woodwork.
Component. An element of a
residential structure identified by type
and location. such as a bedroom wall,
an exterior window sill. a baseboard in
a living room. a kitchen floor, an
interior window sill in a bathroom. a
porch floor. stair treads in a common
stairwell. or an exterior wall.
Defective paint surface. A surface on
which the paint is cracking. scaling,
chipping. peeling. or loose.
Elevated blood lead level (EBL).
Excessive absorption of lead. Excessive
absorption is a confirmed concentration
of lead in whole blood of 20 ug/dl
(micrograms of lead per deciliter) for a
single test or of 15-19 ug/dl in two
consecutive tests 3-4 months apart.
HEPA means a high efficiency particle
accumulator as used in lead abatement
vacuum cleaners.
Leod- ase paint. A paint sur ace,
whether or not defective. identified as
having a lead content greater than or
equal to 1 milligram per centimeter
squared (mg/cm2l. or 0.5 percent by
weight or 5000 parts per million (PPM).
(3) Requirements for pre-1978 units
with children under 6. (i) If a dwelling
unit constructed before 1978 is
occupied by a family that includes a'
child under the age of six years. the
initial and each periodic inspection {as
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'Federai Register I Vol. 60. No. 127 I Monday, July 3. 1995 I Rules and Regulations
required under this part). must inclurle
a visual inspection for defective paint
surfaces. If defective paint surfaces are
found. such surfaces must be treated in
accordance with paragraph (j){6) of this
section.
(ii) The HA may exempt from such
treatment defective paint surfaces that
are found in a report by a qualified lead-
based paint inspector not to be lead-
based aint. as defined in ara h
) 2 0 t IS section. or purposes 0 IS
section. a qualified lead-based paint
inspector is a State or local health or
housing agency. a lead-based paint
inspector certified or regulated by 8
State or local health or housing agency.
or an organization recognized by HUD.
(iii) Treatment of defective paint
surfaces required under this section
must be completed within 30 calendar
days of HA notification to the owner.
When weather conditions prevent
. treatment of the defective paint
conditions on exterior surfaces within
the 30 day period. treatment as required
by paragraph (j)(6) of this section may
be delayed for a reasonable time.
(iv) The requirements in this
paragraph (j){3) apply to:
(A) All painted interior surfaces
within the unit (including ceilings but
excluding furniture);
(B) The entrance and hallway
providing ingress or egress to a unit in
a multi-unit building; and
(C) Exterior surfaces up to five feet
from the floor or groWld that are readily'
accessible to children Wlder six years of
age (including walls. stairs. decks.
porches. railings. windows and doors.
but excluding outbuildings such as
garages and sheds).
(4) Additional requirements for pre-
1978 units with children under 6 with
an EBL. (i) In addition to the
requirements of paragraph' (j)(3) of this
section. for a dwelling unit constructed
before 1978 that is occupied by a family
with a child under the age of six years
with an identified EBL condition. the
initial and each periodic inspection (as
required under this part) must include
8 test for lead-based paint on chewable
surfaces. Testing is not required if
previous testing of chewable surfaces is
negative for lead-based paint or if the
chewable surfaces have already been
treated.
(ii) Testing must be conducted by a
State or local health or housing agency.
an inspector certified or regulated by a
State or local health or housing agency.
or an organization recognized by HUD.
Lead content must be tested by using an
X-ray fluorescence analyzer (XRF) or by
laboratory analysis of paint samples.
Where lead-based paint on chewable
surfaces is identified. treatment of the
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paint surface in accordance with
paragraph (j)(6) of this section is
required. and treatment shall be
completed within the time limits in
paragraph (j)(3) of this section.
(Hi) The requirements in paragraph
(j)(4) of this section apply to all
protruding painted surfaces up to' five
feet from the floor or ground that are
readily accessible to children under six
years of age:
(A) Within the unit:
(B) The entrance and hallway
providing access to a unit in a multi-
unit building; and
(e) Exterior surfaces (including walls.
stairs. decks. porches. railings. windows
and doors. but excluding outbuildings
such as garages and sheds).
(5) Treatment of chewable surfaces
without testing. In lieu of the procedures
set forth in paragraph (j)(4) of this
sect\on. the HA may. at its discretion.
waive the testing requirement and
require the owner to treat all interior
and exterior chewable surfaces in
accordance with the methods set out in
ara ra h . 6 of this section.
(5) Treatment met 0 san
reqUIrements. 1 reatment 01 detective
paint surfaces and chewable surfaces
must consist of covering or removal of
the paint in accordance with the
following requirements:
(i) A defective paint surface shall be
treated if the total area of defecti ve paint
on a component is:
(A) More than 10 square feet on an
exterior wall;
(B) More than 2 square feet on an
interior or exterior component with a
large surface area. excluding exterior
walls and including. but not limited to.
ceilings. floors. doors. and interior
walls; or
(Cl More than 10 percent of the total
surface area on an interior or exterior
component with a small surface area.
. including. but not limited to. window'
I sills. baseboards and trim.
11 Accepta e methods of treatment
are: removal by wet scraping, wet
sanding. chemical stripping on or off
site. replacing painted components,
scraping with infra-red or coil type heat
gun with temperatures below 1100
degrees. HEPA vacuum sanding. HEPA
vacuum needle gun. contained
hydroblasting or high pressure wash
with HEPA vacuum, and abrasive
sandblasting with HEP A vacuum.
Surfaces must be covered Wit11 durable
materials with joints and edges sealed
and caulked as needed to prevent the
escape of lead contaminated dust.
(iii) Prohibited methods of removal
are: open flame burning or torching;
machine sanding or grinding without a
HEPA exhaust; uncontained
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CITY OF DUBUQUE, IOWA
MEMORANDUM
January 14, 1999
TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Housing Code Enforcement
Mr. Tom Mueller has petitioned the City Council to make modifications to the Housing
Code. Most of these changes would be a reversal of recent modifications to the code
which were made after significant input from landlords, neighborhoods, and others.
I would agree that there have been some implementation problems with one of these
changes. That is the one that relates to screening garbage cans. I would further suggest
that another point they made has merit, if they are successful on an appeal, refunding their
fee might be appropriate.
However, I have met with Mr. Mueller and he advocates the City adopting only the
minimum HUD code requirements, and no more. That has not been the City position since
the code was adopted in 1980, and I do not believe it should be now.
At the urging of Tom Mueller and Carol Copeland, over twenty people sent me a form letter
about this issue. I have already scheduled a meeting with them. Also, Mr. Mueller brought
these issues to the Housing Commission last week.
In addition, the City Council recently endorsed a survey process, in conjunction with the
women religious (led by Sister Helen Huewe), to get the opinions of stakeholders about
affordable housing. This will culminate in a Housing Summit early next year.
I respectfully request that the Mayor and City Council refer this issue to the City Manager
to resolve short term issues and for other issues to be resolved through the year-long
Housing Survey and Summit.
~~JJ~e~{]L
MCVM/j
Attachment
cc: Barry Lindahl, Corporation Counsel
Tim Moerman, Assistant City Manager
David Harris, Housing Services Manager
Housing Services Division
1805 Central Avenue
Dubuque, Iowa 52001-3610
(319) 589-4230
(319) 589-4231
13 January 99
meen"" ~du
DUB - E
~c/k.~
To: Mike V~~ligen, City Manager
From: David ~arris, Housing Services Department
Re: Issues Regarding Housing Code Enforcement Program
Introduction
The purpose of this memorandum is to respond to your request for information regarding the
Department's housing code enforcement.
Discussion
History
The Iowa Legislature in 1979 mandated that all municipalities with a population of 15 000 or
more implement a housing code enforcement program. Further, local codes were to be based
upon one of five nationally recognized codes.
The Community Development Department responded in 1980 by writing a housing code based
on the Department of Housing and Urban Development's "Housing Quality Standards (HQS)."
These standards were developed by HUD as a minimum code for enforcement in public housing.
Dubuque's code incorporated the HQS performance standards, while adding other local
requirements judged necessary for the preservation and maintenance of decent, safe and
sanitary housing. From the inception, the City Council endorsed the principle of a higher
standard than that set by HUD's regulations. This code was adopted for enforcement in all rental
properties, including both Section 8 Program units and all other apartments, city-wide. It has
been periodically amended since that time, in response to changing HUD requirements and
otherwise as local enforcement issues have dictated.
Current Issues
A confusion over the City Council's intent in adoption of this model of enforcement has surfaced
from time to time. Owners of HUD-subsidized (Section 8) properties ask why non-HUD
mandated requirements are enforced in their properties. For instance, in 1990 our Code was
amended to include adoption of the national (NFPA) standard for smoke detectors, which had the
effect of requiring detectors in Section 8 units. (Subsequently, HUD adopted the same standard
as part of HQS regulations). It is sometimes mentioned that other Iowa cities may not have the
same program of enforcement, allowing a minimum condition standard in Section 8 housing
while enforcing a higher standard in other rental units. Dubuque's intent in adoption of this model
was to insure that all rental housing would conform to an acceptable standard, again, in the
interest of preserving and maintaining our housing stock.
Each time the Dubuque code has been amended, the revised Housing Code has been submitted
to our area HUD field office for review and approval for use in the Section 8 Program.
Clearly, enforcement of a housing code in older dwellings must effect a compromise, between
Service
People
Integrity
Responsibility
Innovation
Teamwork
interests of public safety, neighborhood/downtown revitalization efforts and financial concerns of
owners attempting to generate positive cash flows. The housing code must recognize that it is
not feasible to require older units to conform to modern building code standards, as often the
conditions in older buildings would otherwise require extensive and costly modifications to
comply. For this reason, the code has been written in an attempt to effect that compromise; and
it is regularly amended to reflect these issues.
Efforts at Accommodation
Instances of those accommodations of the interests of landlords are numerous. Since 1987, the
minimum ceiling height standard for habitable rooms has been reduced from seven feet-six
inches to 7-0 feet. Hallway/bathroom (non-habitable rooms) ceiling height was reduced from 7-0
to six feet-eight inches. Minimum room area was reduced from 150 to 100 square feet.
Requirements for minimum light and ventilation (10% and 5% of room area, respectively), were
reduced to 8% and 4%. After the Council adopted provisions of the Uniform Fire Code, calling
for windows to have a net clear opening of 5.7 square feet (for emergency egress), so many
older units failed the standard that the Code was subsequently revised to allow a 3.5 square foot
opening.
Other initiatives, sponsored by the Housing Services Department, have complemented those
accommodation efforts. Since 1994, the Department has convened two ad hoc "housing code
review task forces," appointed by the Housing Commission and representing the interests of the
Commission, Housing Code Appeals Board, landlords and other members of the public. The
1994 task force report resulted in a policy of noticing (and sometimes issuing a municipal citation
to) tenants whose actions cause violations of the Housing Code in their units. Examples of
these types of violations include disarming smoke detectors and illegal use of extension cords.
The most recent task force report again examined the issue of ceiling heights in older buildings.
As a result, the standard was reduced, by action of the Council, from six feet-eight inches to six
feet-four inches, in stairways.
Enforcement in Other Iowa Cities
As the issue of which codes should be utilized in enforcement in subsidized VS. market rental
properties has been periodically raised, the Housing Department has also surveyed other cities to
compare programs of code enforcement. Most recently, a survey of all major Iowa cities was
completed last summer to determine which codes were in use, for both HUD-subsidized and
other rental properties. Of the eight cities surveyed, half (including Dubuque), inspect all units
according to a locally-adopted code which incorporates the HUD-HQS standards. (These other
cities include Ft Dodge, Cedar Rapids and Sioux City). The City of Des Moines employs a
variation on this model, inspecting Section 8 units according to HQS and all other units according
to a local ordinance which incorporates the HOS standards.
Other variations include the cities of Waterloo and Ames, which have adopted a local (non-HUD
based) ordinance for inspecting non-subsidized units (they use HOS for Section 8 properties);
and Davenport, which has incorporated the Uniform Housing Code for enforcement in non-
subsidized units. A chart detailing this survey is attached to this memorandum.
It would appear that Dubuque's enforcement model is the approach used by the majority of larger
Iowa cities. However, the policy issue will continue to be debated, as some rental owners feel
that a more minimal standard should be employed in Section 8 properties. And while it is
probable that some owners choose to not participate in the Program, due to Dubuque's policy of
enforcing a higher standard in all properties, it is also a fact that the Program has not
experienced a shortage of participating owners to-date. Our first Section 8 units were funded in
1976. The Housing Department fully utilizes all its allocated certificates and vouchers.
Recent Code Amendments
The most recent amendments to the Code were passed by Council in January 98. These
included an operational definition of the Housing Officer's authority relative to the "grandfather
clause," a requirement for screening garbage containers when visible from the street (in
residential districts other than those zoned R-1 single family), and a requirement to repaint
previously painted brick surfaces when the paint deteriorates. The process for incorporation of
public comment for this set of proposals took place over a twelve-month period. It included
meetings of the Housing Commission, Housing Code Appeals Board, meetings with two
downtown neighborhood associations, an appearance before the Dubuque Landlords Association
and, finally, a mediation session conducted by the Dispute Resolution Center and attended by
representatives of both neighborhood associations and the Landlords Association. The process
also included a worksession with the City Council.
All of these proposals were originated by neighborhood and citizen groups. In particular, the
request to ope rationalize the powers of the Housing Officer in interpretation of the grandfather
clause came at the request of the Landlords Association. However, some rental owners have
continued to maintain that this process lacked legitimacy. A proposal has recently been
circulated to request the Council to rescind these 1998 amendments.
Examination of our experience with the revised ordinance may prove instructive. Since April 98,
requests have been filed for 44 reviews under the grandfather clause. Under the operationalized
definition, threshold requirements for approval include the following: 1) the code-deficient
condition must have been constructed in conformance with the prevailing code at that time; 2)
there are "practical difficulties" in applying the Code in the specific case; and 3) allowance of the
condition will not otherwise endanger the health or safety of the occupants or the general public.
Favorable reviews have been granted in twenty of the cases to-date. This means that the
landlords seeking relief were granted a continuance of the non-conforming condition, that their
case was handled expeditiously (not scheduled for the Appeals Board with the associated 3D-day
wait) and that the filing fee was refunded in full. The Department's analysis is that this process
appears to be functioning smoothly. It has reduced the number of appeals (and resulted in a
reduction of appeal fee revenues). And the Appeals Board no longer has to hear cases which
clearly meet the intent of the grandfather provision.
Discussion with the Department inspection staff regarding experience with the other two Code
revisions again concludes that implementation has been satisfactory. Regarding screening of
garbage containers, inspectors report that in the majority of cases the containers were removed
to the rear of the buildings, in satisfaction of the ordinance. Approximately a dozen notices have
been sent for repainting of brick surfaces; these enforcement actions have been processed
without incident.
Appeals Board Fees
A current proposal has been circulated to rescind the $25 filing fee to the Housing Code Appeals
Board. An understanding of the 1994 origination of the filing fee may be useful in this case.
Owners are routinely given 60-90 days to correct noticed Code violations. In past years, a small
minority of property owners began to routinely file multiple requests - to the Appeals Board - for
extensions of time to complete repairs. (A "variance" is also granted by the Board for a time
extension). This resulted in lengthy Board agendas and a time-consuming processing workload
for the permit clerk. The Department recommended adoption of the filing fee at that time, in the
interest of reducing the number of this type of request. The Council approved the institution of
the fee, and the practice of "frivolously" filing for time extensions was effectively eliminated.
The Housing Department receives approximately $1500 annually in appeals fees. Of these,
approximately 40% are for time extensions. As previously mentioned, given the recent
implementation of the grandfather provisions review process, this total is projected to decrease.
The effect of eliminating appeals fees - or of eliminating fees for time extensions. will not have a
significant adverse fiscal impact on the Department's operating revenues.
Paint Enforcement Issues
Without question, the major source of complaint - and often confusion - with the code
enforcement program has to do with chipping or peeling paint. Dubuque's code was originally
written in 1980, in compliance with the State mandate. In regard to lead-based paint, it adopted
the HUD regulations at 24 CFR Part 35. However, in addition it required the following:
Section 20-7.05 Exterior Wood Surfaces. All exterior wood surfaces shall be in sound condition
and adequately protected from water seepage and against deterioration with a paint covering
or some other suitable material.
Section 20-7.06 Walls, Flaking or Peeling Paint. All walls, ceilings, interior woodwork, doors and
windows shall be kept free from flaking, peeling or loose paint.
What was codified from the first housing code was a distinction between treatment of lead
painted and non-lead painted surfaces. In the first case, HUD regulations required certain
procedures when identifying or removing lead paint. In the two paragraphs listed under Section
20, above, however, Dubuque established a local code requirement regarding the maintenance
of all painted surfaces.
The current Code now incorporates HUD lead paint regulations written at 24 CFR Part 982. And
the language regarding general treatment of painted surfaces has changed only incrementally:
Section 26-10(g)(3)e. Exterior Wood Surfaces. All exterior wood surfaces, and exterior brick
surfaces when painted, shall be protected from water seepage and against deterioration with a
paint covering or some other suitable material.
Section 26-100)(3)a. All interior painted surfaces shall be free from loose, flaking or peeling paint,
or paint that is in any way noticeably separating from the constructed surface material.
Section 26-100)(3)b. All exterior painted surfaces shall be free from loose, flaking or peeling paint;
all exterior wood and brick surfaces shall be treated as per subsection 26-10(g)(3)e. of this section.
The confusion that surrounds this issue concems the HUD regulations, at Part 982, as they differ
with other provisions of Dubuque's Housing Code. They relate to lead painted surfaces only, and
include the following provisions:
- O-bedroom (efficiency) units are exempted from coverage by the Regulations
- units designated exclusively for the elderly are exempted
- units previously certified as lead-free are exempted
- deteriorated paint above five-feet from the floor or ground - or otherwise not
accessible to young children - is exempted from treatment
- if the area of deteriorated paint, on an exterior surface, is less than ten square feet in
area, it is exempted from treatment
- if the area of deteriorated paint, on any single building component, is less than two
square feet in area, it is exempted from treatment
These regulations do not require the treatment of peeling or chipping paint - when that paint
contains lead - under any of the above listed conditions. Yet our Housing Code otherwise
requires that all loose or deteriorated paint, on any interior or exterior surface, must be treated by
scraping and painting. This basic distinction is the crux of the current proposal for amendment of
the Code. It, again, illustrates how Dubuque's code calls for a higher standard than the HUD
minimum housing requirements, which were originally developed for enforcement in public
housing projects.
The Housing Summit
For the past two months, staff of the Housing Department, working with Housing Commissioners,
representatives of six area women religious communities under the direction of Sr Helen Huewe,
and other interested citizens have initiated an "appreciative inquiry" process. This process has
been designed and implemented in an attempt to survey landlords, contractors, realtors and all
other housing "stakeholders" in Dubuque, to learn how the Department and its constituents can
achieve mutual goals. It is a process in which one-on-one interviews elicit "best" stories about
experiences with City government and about customer service. Participants are asked how
improvements in delivery of housing and supportive services could be achieved. More than 60
interviewers are now having these conversations with over 250 stakeholders throughout the
community.
In mid-February, a two-day "summit" will be convened, under the direction of skilled facilitators, to
share and learn from this information. We will discuss the issues and trends which have been
identified through the interviews. An action plan for response to concerns will be outlined. And
all differing points of view will be respected and shared.
The second phase of this inquiry process, called the "future search" conference, is planned for
the Fall of 1999. This process includes the convening of a steering committee to oversee the
gathering and analysis of a housing needs assessment. A three-day conference is then held at
the culmination of this effort, with the intent of development of a consensus-built plan for the
delivery of housing and related services for the Dubuque community. This includes agreement
about the roles of government, non-profit and social service agencies and the private sector. It is
intended to forge new partnerships among housing providers, to explore and leverage new
resources and to bring about a renewed spirit of cooperation among the stakeholders.
At your direction, area landlords who have recently communicated with your office are being
invited to participate in this process. Some had already been interviewed and interviewers
reported on constructive exchanges of ideas. It is my hope that we can respond to these owners
and capitalize on an opportunity to establish improved relations through participation in the
customer survey effort now under way.
/ . , - ,
Executive Management Ltd.
Carol Copeland, Broker
133:> Locust
Dubuque, la. 52001
Telephone 319-556-1 ~
Fax 319-556-8514
December 18, 1998
Dear Housing Provider,
As you will recall, some new changes were passed by the City Council last January which
again diminished the rights of the property owner with rental housing. We had a meeting,
and agreed to take further action to get the new items repealed. We spoke to a great
many people regarding these issues. I must confess that some other business items came
along, and I did not stay on these issues as I should have.
The good news is that one of our members, Tom Mueller, has continued with the effort,
and has done a great deal of investigation regarding our current housing situation. He has
visited other cities in our area to learn how they handle these issues, and most importantly,
has contacted the Kansas City HUD office and received some very interesting information
from them regarding their guidelines. The most interesting part of the HUD information is
how it differs from what we have been told, and how those guidelines are interpreted and
enforced in Dubuque.
Tom has drafted a letter to the City Manager expressing our concerns, and our plans to
go to the City Council with those concerns. He feels, as do I, that we need to present a
united front when it comes to housing issues. I have enclosed a copy of his letter for you
to review. If you are in agreement with the issues as they are put forth in the letter, please
take the time to sign the bottom with your name and home address, and send the
letter to the City Manager. We feel that if Mr. Van Milligen is flooded with letters, he will
have to take note of the issues, and may be helpful in getting them resolved. Our success
with this effort depends on your support and response. I have enclosed an extra copy of
the letter if you have a friend or relative that may wish to be involved in this effort.
We will have a meeting on Thursday, January 7, 1999, at the office of the Dubuque Board
of Realtors, 1828 Carter Road, Dubuque, to further discuss the information that Tom has
gathered. The meeting will be at 7:00 P.M. We hope to have a very informational
meeting that will help all of us.
All of these efforts are focused on presenting the issues to the City Council on January 18,
1999. Please call: 319-556-1605 to let us know if you can attend.
s~ ~Jl
Carol Copeland
Michael Van Milligen, City Manager
City Hall, 50 West 13th S1.
Dubuque,Ia. 52001
Ref Housing Issues
Dear Mr. Van Milligen:
The general purpose and intent of the Housing Code is to protect and promote the public health, safety,
and general welfare; and further to establish minimum residential housing standards. The Housing Officer
however, continues to amend and interpret the Code to effect cosmetics, and further expand the power
and authority of the Housing Officer. In January of 1998, several amendments were passed by the City
Council which had nothing to do with the intent and purpose of this Code. These amendments further
expanded the Housing Officer's authority, and stripped the property owners of rights.
The housing providers in the city are concerned about the lack of the spirit of cooperation with the
Housing Office. The over zealous interpretation and enforcement of the Code have alienated the housing
community. The Housing Officer continues to enforce non HUD mandated requirements on the housing
providers of subsidized housing. The Housing Office inspections border on harassment and abuse of
power and authority.
The appeals process is thwarted by intimidation and manipulation by the Housing Manager. Housing
providers are exposed to unreasonable Code interpretation and then find appeals filing fees are financial
punishment for challenging the Housing Officer. It i$ inherently wrong to be required to pay a fee to
appeal alleged Code violations. At the very least, the fees should be refunded if the property owner
prevails.
The conduct and attitude of the Housing Officer have done a disservice to the housing community and
making worse the issue of affordable housing. The housing providers costs of operating are unnecessarily
driven up, negatively impacting the affordable housing issues and having no impact on health and safety
issues. Decent, safe, and sanitary housing units have been effectively removed from the market and made
unavailable to those relying on the subsidized housing programs. What purpose does this serve? We
submit to you the Housing Officer is part of the problem of affordable housing.
The prevailing attitude of the housing providers toward the Housing Officer is one of mistrust. Efforts to
work with the Housing Officer for some sense of reasonableness in the Code interpretation and
enforcement have been in vain. At a time when vacancies are at 8.5% in the City, we find it necessary to
petition the City Council for relief in the form of repeals to certain Code articles. We plan to submit our
petition at the January 18, 1999 City Council meeting to repeal the amendments regarding the
"Grandfather Clause", "Garbage Containers", "Painted Surfaces", and "Appeals Fees"; and propose new
amendments on the same. We request the City Manager's assistance and advice in improving relations
with the Housing Office to build a better partnership with the housing community.
Best regards,
, .
January 13, 1999
(Letter sent to attached list)
u recently sent me a
partment.
sing Code and the Housi
I understand it, Tom
Michael C. Van Milligen
City Manager
cc: David Harris, Housing Services Manager
Thomas J. Mueller
Gallery Properties
580 Alta Vista
Dubuque, IA 52001
Jan. 11, 1999
The Honorable Mayor and City Council Members
% City Clerk, Dubuque City Hall
50 West 13th St.
Dubuque, IA 52001
Ref: Memorandum from City Manager regarding City Housing Code petition
The Honorable Mayor and City Council Members:
With all due respect to the City Manager, we wish to respond to the Jan. 14 memorandum to The Mayor
and City Council regarding our petition to the City Council. Regarding the public input to the
amendments passed in Jan. 1998, The City Housing Commission voted against all of the amendments
and The City Housing Appeals Board vote against the "Grandfather Clause". The landlords represented
voted against the "Painted Surfaces" amendment. The majority of the landlords in the City were not
aware that these amendments were being proposed and in addition, where they were aware, thought they
were only going to apply to the Historical Districts.
Regarding this petition initiative, we don't want the Mayor and City Council to be left with the
impression that there are only two property owners concerned about these issues. Our petition is the
result of many property owner's collective input on the issues. The number of units represented was
approximately 1200 plus. We have organized our thoughts and put the issues in writing for
consideration.
With regard to suggestion that these issues be resolved thr.ough the year long Housing Survey and
Summit, we reviewed the "Appreciative Inquiry" questionnaire (see attached copy) and we don't see
where these amendments are dealt with per se. We respectfully request that these amendments be
resolved directly, with the appropriate review and hearings; rather than waiting for the results of the
inquiry which mayor may not address these issues.
Best regards,
~
Thomas J. ueller
Submitted on behalf of the housing providers
). ~
INSPECTION REPORT FOR:
DATE:
TENANT:
OWNER:
2170 PASASENA #3
OCTOBER 7, 1998
EUZABETH MCAVOY
THOMAS MUELLER
==========--=======================----=====================
~
Section liB. Other deficiencies (30 days to prior to HAP Contract) to repair:
Priorto beginning any work you should check with the City Building Department (589-4150) and/or
the Historic Preservation Commission (589-4210) to detennine if a pennit is required.
=====--===~~-========---==--======--
1_____
--
1. North exterior handrail has peeling paint or lacking preservation.
2. Some peeling paint below patio door and to the right of same door.
3. Entrance door to unit has loose screws or hinges.
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PAGE 132
.
.
Appreciative luquiry on Bousinc Need! ad Services
INTEjtVIEW PROTOCOL
1. Bat or Dubuque. What is the very BEST thing about living in Dubuque - something you
most value about living in this community.
Tell me a story about this. Whdt maus this quality so important? How or when do you
experience this?
2. Best Experience. Lookina back over the time you have lived in Dubuque. recall a time and
tell a story about when you felt BEST - most engaged, most proud. or most effective - about
hew our conununity was providing (planning. developing. or delivering) housing and services
to aU IlUImbers of me community.
Jl\!h4t.was ~ing that mack it a "best" experience? l\lho was involved? What was your
role? Mlat 01 how did others contribute?
3. Customer Service. The Housing Seruices Department seeb to discov~ ways tv impTot.e
alld en.hDn~ its customer service to constituents. We are looking for examples of exavtional
customer serr:rice in order to de more of it in the Housing Smnces Depm-tmmt.
Recall a time and tell me ~ story about the BEST customer service experience you
ever had with the Housing Services Department - a time when your needs and
desires were totally satisfied. (Or if no experience with the Housing Services
Department. teU a story about an experience as a customer of another organization
or business.)
What was the situation? What factors made this the BEST Cl,stomer seroice experience?
Delc:ribe the experience in detail.
4. Values. Let's talk for a moment about some of the things you value most,
specifically, about your housing, your work, and the Housing Services Department.
. Houaing. What are the things you value most deeply about your housing and
living environment?
. Work. What is it you value most about the work you do?
" Housing Deputment. ~'hat is the single most important thing that the
Housmg SerVices Department has contributed to your life, to another's life, or to
the community?
S. Wishes. If you had 3 wishes that would improve and eMal'\Ce our community' 5
housiIlg and support services, what would you wish for? Be as spedfic as possible
about whAt you would wish for and why it is important to you.
.
,11.January 1999
VACANT UNITS REPORTED TO CITY OF DUBUQUE HOUSING SERVICES (To participate in the Rental Assistance
Program, the tenant MUST possess a certificate or voucher). The units listed below Am within the Fair Market Rents
for the Rental Certificate Program.
NOTE: This listing is prepared by the City of Dubuque Housing Services Department (1) as a service to landlords of
rental property in the City to provide them a supplemental marketing tool for their vacant units provided to the general
public, and (2) so that the Housing Department personnel can distribute such vacancy list to Section 8
CertificateNoucher holders who are searching for a rental unit. The City assumes no liability nor responsibility for
the quality or conditions found in these units. Further, no guarantee is made to owners who use this listing service
that the City will fill their vacancies nor that upon inspection that the listed units will meet Section 8 standards.
Listings are kept for two months, after which they are discarded. Owners are asked to call their listing into the office
at the end of that period in order to renew their listina if the unit(s) remain vacant. On Iv licensed units are listed.
NUMBER OF CITY * **
BEDROOMS LICENSE CONTRACT GROSS
IN UNIT # RENT RENT
O. BEDROOM M271 230.00 242.00
M269 273.00 285.00
M619 283.00 285.00
M644 235.00 287.00
OWNER/AGENT
Jane Smelcer
Janice Healey
Janice Healey
Harold Weber
ADDRESS OF UNIT
2133 Central #2
1897 Clarke Dr.
1071 Main #304
210 W. 1st #H
PHONE
NUMBER
582-5057
588-2771
588-2771
557-8700
1. BEDROOM
M857 289.00 333.00 Mcintyre Realty 260-280 W. 17th 556-3648
0831 298.00 285.00 B&W Partnership 1866 Jackson 583-6314
M223 285.00 348.00 B&W Partnership 2506 Broadway #4 583-6314
M619 346.00 348.00 Janice Healey 1071 Main St. #205 588-2771
M619 346.00 348.00 Janice Healey 1071 Main St. #201 588-2771
M318 316.00 354.00 Steve Fuller 2735 Central 556-7949
M416 354.00 354.00 Jim McMahon 409 Loras #3 556-144
M644 260.00 328.00 Harold Weber 214 W.1st #C 557-8700
0987 286.00 354.00 Karla Schram 1499 Elm 583-0152
M326 265.00 301.00 Shirley Klass 1850 Ellis #206 582-2721
0587 283.00 354.00 Locators - Barb 2203 Roosevelt 556-1414
211 250.00 302.00 Max Damaso 1961 % Central 556-2485
211 200.00 252.00 Max Damaso 1961 % Central 556-2485
M945 242.00 290.00 Leo Kringle 1355 Bluff #3 582-3590
0774 297.00 354.00 Karen Jaeger 130 W. 23rd 556-1024/588-0326
0521 339.00 354.00 Les Brotzman 618 E. 22nd 583-6918
0166 333.00 354.00 Jerry Grutz 742 Kirkwood 583-0304
0166 333.00 354.00 Jerry Grutz 740 Kirkwood 583-0304
M716 333.00 354.00 Karla Schramm 1157 Iowa #5 583-0152
2. BEDROOM M505 430.00 448.00 Janice Healey r 243 W. 11th #6 588-2771
SF247 437.00 437.00 Tim McNamara 902 % White 556-8881
M138 371.00 401.00 Irv Kilburg 140 Loras #3 557-7358
M816 341.00 265.00 Gary Poller 570 % W. Locust 608-348-6491
M816 250.00 330.00 Gary Poller 568 W. Locust 608-348-6491
M109 429.00 448.00 Janice Healey 440 W. 3rd St. 588-2771
M869 375.00 451.00 Karen Potter 635 Jefferson 588-4330
M194 393.00 455.00 Richard Menadue 518 Pickett 556-3701
M389 368.00 455.00 Jan Felderman 510 % E 22nd. 557-1465
M389 368.00 455.00 Jan Felderman 510 E. 22nd 557-1465
M389 368.00 455.00 Jan Felderman 512 E. 22nd 557-1465
M389 368.00 455.00 Jan Felderman 512 % E. 22nd 557-1465
M861 404.00 455.00 Matt Booth 432 Bluff #3 588-3430
01397 359.00 455.00 Stan Woodman 1046 % Central 3rd 557-7044
0552 450.00 450.00 Max Diamandakis 1260 University #2 582-2271
M947 395.00 446.00 Phil Wulfekuhle 2060 Whitter 588-0030/556-1024
01166 429.00 455.00 Diane Courtney 2521 % Stafford 583-9236
M227 455.00 455.00 Steve Huff 2138 Central 557-0292
455.00 455.00 Lori Meyer/Bill Grobstick 735 % Kirkwood 556-0858
0129 450.00 476.00 DRG Investments 555 Y2 W. 17th St. 583-8930
0659 351.00 455.00 Tom Tremble 1222 Rhomberg 582-6768
0521 436.00 455.00 Les Brotzman 618 Yz E. 22nd 583-6918
M005 400.00 455.00 HARP (Sr. Mary) 2340 Central #4 583-9653
0717 404.00 455.00 Ann Bisping 1815 Yz Jackson 556-8807
SF1707 354.00 455.00 Judy Mayer 2641 University #16 588-0776
0182 363.00 455.00 June Swift 1202 Rhomberg 556-5785
0801 388.00 455.00 Karla Schramm 1731 Elm 1 st 583-0152
01389 435.00 454.00 John Gronen 397 E. 20th St. 557-7010
M194 393.00 455.00 Richard Menadue 515 Pickett #4 556-3701
3. BEDROOM M608 460.00 561.00 Ed Marinko 712 University #2 556-1599
M632 465.00 555.00 Kathy Bauerly 395 W. 17th 557-7112
M301 275.00 292.00 Kennedy Manor 2696 Owen Ct 556-5125
M299 275.00 292.00 Kennedy Manor 2666 Owen Ct 556-5125
0256 425.00 514.00 B&W Partnersiop 562 W. Locust 583-6314
0396 450.00 556.00 Maggie Smith 517 Almond 556-1023
0397 450.00 556.00 Maggie Smith 533 Almond 556-1023
0573 450.00 572.00 Vickie Bechen 1091 Y2 Center PI. 583-6314
0229 443.00 572.00 William Murphy 53 Yz Locust 556-3352
M624 572.00 572.00 Marcia Lawson 1112 Yz Central 588-3650
M905 572.00 572.00 John Loney 1593 Yz Main 557-9612
0833 448.00 572.00 Paula Dixon 1403 Washington 556-8269
01453 443.00 572.00 Kathy Bauerly 2136 Yz White 557-7112
M632 468.00 572.00 Kathy Bauerly 395 W. 17th 557-7112
M624 572.00 572.00 Marcia Lawson 1112 Central 588-3650
01284 410.00 540.00 Marcella Miles 1509 Bluff 582-0157
M433 548.00 581.00 Steve Cook 901 White 583-3783
M530 464.00 581.00 Larry Vize 279 Clarke Dr. 556-7078
M737 450.00 545.00 Jerry Clarke 1948 Central #4 747-6471
0129 475.00 504.00 ORG Investments 555 Yz W. 17th 583-8930
0769 493.00 581.00 Dave Teply 409 Hill St. 747-2092
01463 560.00 581.00 Ronald White 1430 Thomas PI 582-8150
0182 457.00 581.00 June Swift 1202 Rhomberg 556-5785
4. BEDROOM 001389 475.00 646.00 John Gronen 391 E. 20th 557 -7010
SF1521 510.00 673.00 Tim Wood 279 Valley 583-6314
*Contract Rent - is rent to be paid to owner
**Gross Rent - is rent to owner PLUS estimate of utilitv eXDense tenant will have to Dav
.Home Proiect
1.1 January 1999
VOUCHeR LlSIlNG.
VACANT UNITS REPORTED TO CITY OF DUBUQUE HOUSING SERVICES (To participate in the Rental Assistance
Program, the tenant MUST possess a voucher). The units listed below are not within the Fair Market Rents for the
Rental Certificate Program; therefore, Certificate Holders may not rent these units unless a lower rent amount is
negotiated with the landlord.
NOTE: This listing is prepared by the City of Dubuque Housing Services Department (1) as a service to landlords of
rental property in the City to provide them a supplemental marketing tool for their vacant units provided to the general
public, and (2) so that the Housing Department personnel can distribute such vacancy list to Section 8
CertificateNoucher holders who are searChing for a rental unit. The City assumes no liability nor responsibility for
the quality or conditions found in these units. Further, no guarantee is made to owners who use this listing service
that the City will fill their vacancies nor that upon inspection that the listed units will meet Section 8 standards.
Listings are kept for two months, after which they are discarded. Owners are asked to call their listing into the office
at the end of that period in order to renew their listina if the unit(s) remain vacant. Onlv licensed units are listed.
NUMBER OF CITY * **
BEDROOMS LICENSE CONTRACT GROSS PHONE
IN UNIT # RENT RENT OWNER/AGENT ADDRESS OF UNIT NUMBER
O. BEDROOM
M945
275.00
303.00 Leo Kringle 1355 Bluff 582-3590
NOr
425.00 Max Diamandakis 2070 Pasadena 582-2271 /J hl4thBLC
480.00 Craig Spielman 1585 White 2nd Fl. 583-5940/590-8176
1. BEDROOM M521
360.00
2. BEDROOM M703
450.00
3. BEDROOM
SF1579
M974
SF1776
0769
525.00
440.00
433.00
493.00
631.00
595.00
472.00
581.00
Paula Dominy
Bev Miller
John Gronen
Dave Teply
2245 Washington
578 W. Locust
2006 Washington
409 Hill St.
557-8776
582-5808
557-7010
747-2092
4. BEDROOM
*Contract Rent - is rent to be paid to owner
**Gross Rent - is rent to owner PLUS estimate of utilitv eXDense t~nant will have to Dav
. Home Proiect
.
~ 1 'January 1999
MOD REHAB/RENTALREHAB VACANT UNITS
NOTE: The following units must be occupied by a person who has applied to the Section 8 waiting list and is
detennined eligible for the City of Dubuque Housing Service's Rental Assistance Program. The landlord is
responsible for the selection of the tenant and must notify Housing Services of the selection.
AVAILABLE MOD REHAB UNITS
ADDRESS BEDROOM AVAIL LANDLORD PHONE
415 Loras #1 2 October Executive Management 556-1605
415 Loras #2 2 December Executive Management 556-1605
419 Loras #2 2 Immediately Executive Management 556-1605
2095 Central #0 2 Immediately Richard Henkel 582-8485 557-1587
2401 Jackson #2 3 Immediately Joe or Janice Healey 588-2771
2317 Elm 2 Immediately Ron & Margie White 588-1574
472 Loras #1 2 Immediately Executive Mgmt 556-1605
604 Peru Rd. #2 & #4 2 Immediately Terry Maiers 556-0798
2503 Central 2 December Dan Buelow 556-7653
715 % E. 22nd 2 January Pat or Jim Kringle 588-1877
419 Loras #3 2 February Executive Management 556-1605
1915 Central #5 2 Immediately Harold & lona Koppes 582-1629
425 % Kaufmann 2 Immediately John Herrig 556-1421
2401 Jackson #2 2 Immediately Joe or Janice Healy 588-2771
AVAILABLE RENTAL REHAB UNITS (HOME PROJECT)
2101 Kniest
2
November
Steve Gudenkauf
556-2077
469 Emmett #32
1
PROJECT BASED CERTIFICATES
March Marty McNamer
582-5762
Project Based Certificates remain with the rental unit.
SINGLE ROOM OCCUPANCY
601 Garfield #1, #3, 
o
Immediately
Les Brotzman
583-6918
Occupant of this SRO must be a single/homeless male, age 21+
*NOTE: 2 bedroom units may be available through Ron & Margie White (588-1574).