After interviewing renters and city and county officials in Springfield and other major cities with established centralized database systems for routine landlord housing inspections, including photos and code tracking methods, several issues have come to light in Springfield. We are at risk by not requiring annual rental inspections and our current system of tracking code violations has sometimes allowed violations to linger for long periods. A central database system requiring a listing of the owner’s name and phone number (not just company) and code violation tracking could save valuable staff time and protect both renters and owners.
To ensure safe rental conditions, many cities focus on an incentive approach by offering fewer inspections to owners who demonstrate a pattern of good behavior. Another incentive could be rewarding local ownership of rental properties, such as offering a repair fund accessible only by local property owners.
Some rental property owners, who don’t reside locally, have been reported to casually pass property among them like a card game. It makes sense that local property owners might be more invested in developing a solid housing stock. These transfers have at times left residents caught in the middle, sometimes receiving immediate and drastic rent increases and/or going without utilities and enduring unsafe living conditions.
Databases with owners’ names (not their address for privacy concerns), phone numbers and histories of code adherence behavior would bring a clearer picture and response time when owners break code and evade accountability. LLCs would be required to list the owner’s real name and phone number.
Individuals on fixed incomes have reported becoming desperate for affordable housing. Some have faced mold, inadequate or no heating and cooling, pest infestations and some even become sexual prey for those in charge of collecting their rent. One tenant reported that a landlord rented a shack to an elderly woman with no heat for weeks in the winter, with ceiling tiles missing and what appeared to be black mold coming up from the ground onto the shack. To solve the problem, the landlord put four space heaters into the shack. Aging services were contacted and she has since been moved to appropriate housing.
In the face of these local challenges, Faith Coalition for the Common Good held a town hall Feb. 26 where it presented Illinois House Bill 4105 (Let the People Lift the Ban Act) that allows local wards, cities and counties to set their own laws to prevent unexpected large rent increases. Cities that have regular inspections with databases to work from were discussed.
Some working-class residents at Old Towne Apartments who don't meet income eligibility guidelines for relocation financial assistance are currently in a tight spot as Old Towne is being vacated because of a series of unsafe living conditions. City council members Lakeisha Purchase, Erin Conley and Shawn Gregory have formed a housing committee to focus on a collaborative approach for landlords and renters. Purchase is planning a town hall within the next few months. Council members Jim Donelan, Roy Williams and Gregory support the proactive approach of regular rental inspections. These inspections could catch many issues before conditions multiply and push units beyond repair. Williams raised concerns last year and Purchase also has proposed plans.
Along with incentives, property owners could have their licenses revoked when demonstrating a long history of neglect. Some cities only charge $10 per unit for annual inspections. Dividing $10 by 12 months comes to a scant 83 cents a month. Investing in a solid housing stock can make our city stronger and demonstrate our capacity to utilize tools now available for safer living conditions for all Springfield residents.
Join the Faith Coalition from 5:30 p.m. to 8:00 p.m. April 11 at the Artisans Building at the Illinois State Fairgrounds. The Faith Coalition will be hosting its annual Spring Gala: Reimagining and Rebuilding for More. Together, we can reimagine and rebuild our communities for a more equitable and united future. Tickets to the Spring Gala can be purchased on the coalition's website until April 9. If you have any questions or want more information on how to get involved, email [email protected] or visit https://faithcoalition-il.org/.
Anne Logue is on the boards of both the Faith Coalition for the Common Good and Sustainable Springfield, focused on environmental justice. She is also working with an eight-group coalition working to bring Springfield into a clean energy transition.
