How to Fight a Slumlord - A fighting manual for block clubs and community groups.

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How to Fight a Slumlord - A fighting manual for block clubs and community groups.
 

            How	
  to	
  Fight	
  a	
  Slumlord	
  
       A	
  fighting	
  manual	
  for	
  block	
  clubs	
  and	
  community	
  groups.	
  
	
  
                                 *Visit	
  our	
  website	
  
                                 http://projectslumlord.squarespace.com	
  
First	
  Step:	
  Find	
  out	
  who	
  your	
  slumlord	
  is	
  
	
  
1. 	
  Visit	
  City	
  of	
  Buffalo	
  Property	
  Information	
  website	
  
                   http://www.ci.buffalo.ny.us/applications/propertyinformation/default.aspx	
  
                   • Type	
  in	
  address	
  of	
  problem	
  property	
  or	
  Landlord	
  if	
  you	
  already	
  know	
  name	
  
                   • Here	
  you	
  can	
  get	
  information	
  about	
  when	
  the	
  property	
  was	
  purchased	
  and	
  for	
  
                       how	
  much.	
  	
  	
  
                   • The	
  Property	
  will	
  be	
  listed	
  as	
  owned	
  by	
  either	
  an	
  individual	
  or	
  an	
  LLC.	
  
                   • Sometimes	
  a	
  property	
  owner	
  will	
  be	
  listed	
  here	
  as	
  an	
  LLC	
  and	
  without	
  an	
  actual	
  
                       name	
  or	
  address.	
  

2. 	
  Is	
  the	
  property	
  owned	
  by	
  an	
  LLC?	
  	
  If	
  yes,	
  visit	
  the	
  Erie	
  County	
  Property	
  
   Information	
  website	
  	
  
       http://www2.erie.gov/ecrpts/index.php?q=real-­‐property-­‐parcel-­‐search	
  
           • Type	
  in	
  address	
  of	
  problem	
  property	
  
           • Now	
  you	
  have	
  the	
  owner’s	
  name	
  and	
  address	
  
           • You	
  can	
  also	
  do	
  a	
  Google	
  search	
  for	
  the	
  address	
  
                              ! By	
  searching	
  the	
  address	
  of	
  the	
  owner,	
  Google	
  will	
  identify	
  the	
  owner	
  
                                    by	
  name	
  even	
  if	
  it	
  is	
  an	
  LLC.	
  	
  

3. 	
  Do	
  you	
  want	
  to	
  know	
  how	
  many	
  properties	
  a	
  landlord	
  owns?	
  
            •      Go	
  to	
  the	
  City	
  of	
  Buffalo	
  Property	
  Information	
  website	
  
                   http://www.ci.buffalo.ny.us/applications/propertyinformation/default.aspx	
  
            •      Do	
  search	
  by	
  owner.	
  	
  This	
  will	
  give	
  you	
  a	
  list	
  of	
  all	
  other	
  properties	
  owned	
  by	
  that	
  
                   individual	
  or	
  LLC.	
  	
  	
  

                                                                                     Now	
  you	
  can	
  contact	
  the	
  owner!	
  
	
  
Step	
  2:	
  	
  Contact	
  the	
  property	
  owner	
  
A	
  good	
  first	
  step	
  is	
  to	
  reach	
  out	
  to	
  the	
  owner,	
  and	
  be	
  nice.	
  	
  You	
  never	
  know	
  if	
  the	
  
owner	
  is	
  unaware	
  of	
  problem	
  tenants.	
  	
  An	
  owner	
  may	
  not	
  know	
  how	
  a	
  property	
  is	
  
affecting	
  the	
  neighbors.	
  Sometimes,	
  landlords	
  just	
  are	
  having	
  a	
  hard	
  time	
  keeping	
  
up.	
  	
  You	
  never	
  know	
  when	
  someone	
  would	
  be	
  willing	
  to	
  sell,	
  so	
  make	
  the	
  effort.	
  	
  	
  
            	
  
1. Contact	
  the	
  owner	
  and	
  let	
  them	
  know	
  what	
  the	
  problems	
  are:	
  	
  property	
  is	
  not	
  being	
  
   maintained,	
  loud	
  noisy	
  tenants,	
  illegal	
  activity,	
  sidewalks	
  not	
  shoveled,	
  litter	
  around	
  
   property	
  
2. Be	
  specific	
  about	
  impact	
  that	
  the	
  property	
  is	
  having	
  to	
  the	
  neighborhood	
  and	
  the	
  street:	
  	
  
   causing	
  blight,	
  promoting	
  drug	
  and	
  illegal	
  activity,	
  reducing	
  property	
  values,	
  deterrent	
  to	
  
   finding	
  good	
  tenants.	
  

Sample	
  of	
  outreach	
  letter:	
  	
  	
  

                   https://drive.google.com/?urp=http://www.bing.com/search?q%3Dgoogle%2520do
                   c%26pc%3Dcondu&pli=1&authuser=0#my-­‐drive	
  

The	
  Kleinhans	
  Community	
  used	
  this	
  outreach	
  letter	
  to	
  let	
  property	
  owners	
  know	
  that	
  neighbors	
  
care	
  about	
  the	
  community	
  and	
  different	
  assistance	
  that	
  is	
  out	
  there	
  for	
  rehabs	
  

3. Follow	
  up	
  with	
  the	
  owner	
  regarding	
  progress	
  owner	
  has	
  made	
  with	
  start	
  of	
  rehab	
  or	
  getting	
  
   rid	
  of	
  bad	
  tenants	
  	
  (this	
  process	
  can	
  take	
  time,	
  be	
  patient).	
  
   ! Document	
  your	
  attempt	
  to	
  reach	
  out	
  via	
  a	
  copy	
  of	
  your	
  email	
  or	
  phone	
  log	
  (may	
  be	
  
          helpful	
  in	
  housing	
  court).	
  
   ! Use	
  the	
  3	
  strikes	
  rule:	
  	
  After	
  you	
  have	
  reached	
  out	
  to	
  problem	
  landlord,	
  followed	
  up	
  
          with	
  landlord	
  2-­‐3x	
  then	
  send	
  a	
  warning	
  letter	
  that	
  you	
  will	
  be	
  reporting	
  problems	
  to	
  
          311,	
  911	
  and	
  city	
  inspections.	
  

                                                                                  !	
  No	
  results?	
  	
  Time	
  to	
  call	
  311	
  
                   	
  
Report	
  the	
  property	
  to	
  311	
  and	
  911	
  
1. Start	
  calling	
  911	
  and	
  311	
  to	
  report	
  the	
  property	
  to	
  the	
  city	
  of	
  Buffalo	
  every	
  chance	
  you	
  get.	
  
   ! The	
  311	
  telephone	
  line	
  is	
  available	
  from	
  8:30	
  am	
  to	
  4:30	
  pm	
  Monday-­‐Friday.	
  	
  	
  
   ! After	
  hours	
  or	
  on	
  weekends,	
  call	
  911	
  and	
  report	
  a	
  non-­‐emergency.	
  
   ! For	
  criminal	
  activity,	
  always	
  call	
  911.	
  
2. Get	
  neighbors	
  and	
  tenants	
  involved	
  with	
  calling	
  city	
  on	
  the	
  property.	
  	
  
   ! The	
  more	
  calls,	
  the	
  better	
  your	
  case	
  if	
  you	
  go	
  to	
  housing	
  court	
  	
  
3. For	
  excessive	
  911	
  and	
  311	
  calls,	
  contact	
  your	
  Community	
  Police	
  Officer.	
  	
  The	
  slumlord	
  may	
  
   be	
  charged	
  and	
  fined	
  under	
  Bawdy	
  House	
  Laws.	
  

Flyer	
  to	
  handout	
  to	
  tenants	
  and	
  neighbors	
  of	
  problem	
  property	
  so	
  they	
  know	
  what	
  can	
  be	
  
reported.	
  	
  The	
  more	
  people	
  filing	
  complaints	
  the	
  better	
  

https://drive.google.com/file/d/0B4GbIwiLZaXGQWdwSDdrQnc0LUU/edit?usp=sharing	
  

4. Property	
  can	
  also	
  be	
  reported	
  online	
  to	
  the	
  city	
  311	
  

           http://www.ci.buffalo.ny.us/Home/City_Departments/Citizens_Services/311_Self-­‐
           Service/311_Service_Request	
  

       !   Report	
  sidewalks	
  that	
  are	
  not	
  shoveled,	
  quality	
  of	
  life	
  issues	
  like	
  loud	
  noise,	
  music,	
  litter,	
  
           graffiti,	
  etc.	
  
       !   All	
  reports	
  are	
  confidential	
  and	
  you	
  can	
  leave	
  your	
  email	
  address	
  or	
  not.	
  
       !   Always	
  get	
  the	
  case	
  number	
  so	
  you	
  can	
  find	
  out	
  what	
  happened	
  to	
  the	
  case	
  
                 	
  
                 	
         	
  
                 	
  
                 	
         	
  “This	
  winter	
  I	
  targeted	
  1	
  landlord	
  who	
  does	
  not	
  shovel	
  his	
  2	
  properties	
  in	
  
                 	
         Allentown,	
  by	
  reporting	
  property	
  to	
  311	
  online	
  every	
  time	
  it	
  snowed	
  he	
  was	
  
                 	
         fined	
  $ 555.00	
  this	
  winter	
  for	
  not	
  shoveling.	
  	
  Now	
  he’s	
  talking	
  about	
  selling.	
  
                 	
         Another	
  property	
  that	
  I	
  targeted	
  was	
  fined	
  $277.50	
  and	
  she	
  put	
  the	
  house	
  
                 	
         on	
  the	
  market	
  and	
  sold	
  it	
  in	
  less	
  than	
  a	
  month.	
  It	
  is	
  about	
  taking	
  the	
  profit	
  
                 	
         out	
  of	
  being	
  a	
  slumlord.”	
  
                 	
  
                                                                                                                     Hudson	
  Street	
  Resident	
  
	
  
                                                                       !No	
  Results?	
  Get	
  ready	
  for	
  Housing	
  Court
Step	
  4:	
  	
  Go	
  to	
  Housing	
  Court	
  
Building	
  Inspectors	
  write	
  up	
  houses	
  for	
  Housing	
  Court	
  after	
  a	
  certain	
  period	
  of	
  
non-­‐compliance.	
  	
  	
  What	
  to	
  do	
  next?	
  

1. Find	
  out	
  when	
  house	
  will	
  be	
  in	
  court	
  
   ! Call	
  Inspectors	
  office	
  851-­‐4921	
  and	
  ask	
  when	
  a	
  property	
  will	
  be	
  in	
  court	
  	
  
   ! Go	
  to	
  NYS	
  Unified	
  Court	
  System	
  website	
  to	
  find	
  cases	
  
             ! https://iapps.courts.state.ny.us/housing/	
  
                       !    Search	
  by	
  owner	
  name	
  to	
  find	
  out	
  if	
  the	
  owner	
  has	
  been	
  in	
  housing	
  court	
  previously	
  
2. Find	
  out	
  who	
  your	
  Housing	
  Court	
  liaison	
  is	
  
                       !    List	
  of	
  Liaisons	
  by	
  district	
  with	
  email	
  address	
  attached	
  
3. Write	
  letter	
  to	
  your	
  liaisons	
  explaining	
  problems	
  so	
  they	
  can	
  let	
  court	
  know	
  
4. Bring	
  all	
  your	
  emails	
  and	
  phone	
  logs	
  of	
  how	
  you	
  have	
  reached	
  out	
  to	
  this	
  owner	
  to	
  prove	
  
   that	
  there	
  has	
  been	
  no	
  effort	
  to	
  fix	
  the	
  property.	
  
5. Go	
  to	
  court	
  and	
  get	
  your	
  neighbors	
  to	
  go	
  to	
  court	
  to	
  testify	
  on	
  behalf	
  of	
  the	
  community	
  
6. Ask	
  for	
  maximum	
  sentence	
  
                            ! Know	
  the	
  law	
  and	
  city	
  ordinance	
  	
  

                                                http://ecode360.com/BU1237	
  

Submitting	
  FOIL	
  requests	
  (Freedom	
  of	
  Information	
  Law)	
  

FOIL	
  reports	
  can	
  provide	
  additional	
  information	
  about	
  the	
  number	
  and	
  type	
  of	
  violations.	
  	
  
Usually	
  there	
  is	
  no	
  charge	
  for	
  electronic	
  records,	
  but	
  print	
  copies	
  carry	
  a	
  charge	
  per	
  page.	
  

           !     Erie	
  County	
  FOIL	
  information	
  
                     o http://www2.erie.gov/exec/index.php?q=freedom-­‐information-­‐law	
  
           !     City	
  of	
  Buffalo	
  FOIL	
  for	
  311	
  calls	
  
                     o http://www.citybuffalo.com/files/1_2_1/city_departments/law/FOIL_Reques
                               tForm.pdf	
  
                     o This	
  is	
  the	
  pdf	
  file.	
  	
  Copy	
  onto	
  your	
  computer	
  or	
  print	
  out.	
  
           !     Mail	
  the	
  FOIL	
  to	
  the	
  City	
  of	
  Buffalo	
  Departments	
  or	
  email	
  to	
  the	
  head	
  of	
  city	
  
                 department	
  
                     o For	
  311	
  calls	
  on	
  a	
  property	
  attach	
  Foil	
  Request	
  and	
  email	
  to	
  Division	
  of	
  
                               Citizen	
  Services	
  
                     o To	
  get	
  911	
  call	
  email	
  Foil	
  request	
  to	
  City	
  of	
  Buffalo	
  Police	
  department	
  
                     o To	
  get	
  Fire	
  Department	
  investigations,	
  email	
  City	
  of	
  Buffalo	
  Fire	
  department	
  
 
To	
  Do	
  List                                         	
  

     Follow	
  Project	
  Slumlord	
  on	
  Facebook.	
  
    Pick	
   a	
   Slumlord	
   (an	
   owner	
   of	
   a	
   problem	
   property	
   who	
   does	
   not	
   live	
   at	
   a	
  
residence	
  and	
  is	
  not	
  in	
  proximity).	
  
     Research	
  your	
  Slumlord.	
  
       Reach	
  out	
  to	
  your	
  Slumlord:	
  email	
  or	
  phone	
  call.	
  	
  Tell	
  the	
  slumlord	
  about	
  
the	
  problems	
  you	
  are	
  having	
  and	
  ask	
  for	
  a	
  solution.	
  
    Reach	
   out	
   to	
   your	
   district	
   Housing	
   Court	
   Liaison.	
   	
   Introduce	
   yourself	
   and	
  
report	
  your	
  problem	
  property.	
  	
  Ask	
  for	
  help.	
  
     Email,	
  call,	
  write	
  letters	
  to	
  the	
  news:	
  
           Buffalo	
  News	
  -­‐	
  citydesk@buffnews.com,	
  856-­‐5150	
  
           Channel	
  2	
  -­‐	
  http://archive.wgrz.com/company/contact/accountable/	
  
           Channel	
  4	
  -­‐	
  http://wivb.com/	
  
           Channel	
  7	
  -­‐	
  	
   7	
  Broadcast	
  Plaza	
  
                                       Buffalo,	
  NY	
  14202	
  
                                       716-­‐845-­‐6100	
  
                                       http://www.wkbw.com/about/contact	
  
           Tell	
   the	
   media	
   about	
   the	
   problems	
   Slumlords	
   are	
   causing	
   in	
   your	
  
           neighborhood	
  and	
  request	
  that	
  they	
  do	
  more	
  stories	
  on	
  slumlords	
  
        Report	
  your	
  progress	
  on	
  Project	
  Slumlord	
  Facebook	
  page.	
  	
  Connect	
  with	
  
     other	
  people	
  and	
  Block	
  Clubs	
  who	
  may	
  be	
  fighting	
  the	
  same	
  slumlord.	
  
          Report	
  trash,	
  litter,	
  long	
  grass	
  to	
  311	
  every	
  week	
  
          Tell	
  your	
  neighbors	
  about	
  calling	
  311	
  and	
  911	
  
     ☐  Flyer	
   neighborhood	
   with	
   reminders	
   to	
   call	
   311/911	
   about	
   problem	
  
     properties.	
  
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