Twilight Zoning in Bellingham: Western Front Notes Failure of Rental Licensing to Pass

Monday, September 19, 2011

Western Front Notes Failure of Rental Licensing to Pass

Just after the Bellingham City Council voted not to initiate a process to develop a rental licensing and inspection ordinance in the city, the WWU student newspaper, the Western Front, published this brief editorial comment on 30 June.

“Rental revamp would have protected tenants...
On June 20, the Bellingham City Council voted against a motion to require rental licensing and an inspection program for rental properties. These inspections would make sure rental properties were safe to live in.

Councilmember Terry Bornemann said the cost of the inspections would come with a fee, which the rental agencies would pass onto their tenants.

In an environment where 18,000 residents live in rental houses and apartments, there needs to be a way for renters to be protected. The small cost for inspections is minuscule to ensure that unsafe living conditions in Bellingham diminish.

If the main concern of the Bellingham City Council is the cost being passed onto tenants, then they should create a regulation to make sure it won’t happen. Stricter inspections and a zero-tolerance policy could make rental agencies change their practices when dealing with tenants."

The Associated Students (the student governing body) approved a resolution supporting rental licensing and inspections last year. (Click here to read that resolution)The Western Front is also previously on record in support of such legislation. (Click here to read that editorial)

The student body is becoming more aware of the manner in which they are placed at risk by substandard housing. Perhaps they can persuade the City Council of the same during the coming academic year.

No comments:

The Rationale for Rental Licensing

There is the definitive experience of cities that have already adopted rental licensing and inspections in the face of exactly the same opposition as we saw in Bellingham over the last decade. Ultimately, each of these cities was proven correct in its resolve to move ahead to protect the safety and health of the renters. We already know that the city of Pasco, WA found that 15% of the units inspected under their program had serious life/safety issues. 10% had mold problems. A full 85% had problems of varying degrees. The city of Gresham, OR performed over 1600 inspections in 2009 and issued, as a result, over 4,000 citations. Lexington, KY performed inspections of units near the University of Kentucky and found that 50% had life/safety issues. Sacramento, CA began an inspection program during which one third of the units inspected had serious safety and health issues. The question why does anyone believe that the condition of rental housing here in Bellingham does not mirror that which is found in cities that have the statistics to show that time and time again the condition of rentals in our cities is problematic? All we have had to date from those who oppose licensing are broad statements by the landlords and their paladins that are completely and utterly unsubstantiated. The Zonemaven has searched in vain for the horror stories that these opponents of licensing and inspections have predicted. On the other hand, The Zonemaven did find over 100 cities that have licensing AND inspections without the catastrophic effect for the rental markets that the landlords would have you believe. (See this blog's sidebar at bottom left for list)

One Reason Illegal Rooming Houses Do Not Work

The limit for unrelated persons at a single family home rental is three residents. Leases are signed by three people who then invite additional renters to join them to lower per capita rental rates. The perverse effect is that rental rates tend to rise under these circumstances making it difficult for single families to rent single family homes. Some local rental agencies facilitate this practice.

"To say that a family is so equivalent to a ragtag collection of college roommates as to require identical treatment in zoning decisions defies the reality of the place of the family in American society, despite any changes that institution has undergone in recent years. Only the most cynical among us would say that the American family has devolved to the point of no greater importance or consideration in governmental decision making than a group of college roommates." (Stegeman v. City of Ann Arbor)

That being said, accommodation ought to be made for protected classes, especially non-traditional unions and group houses for the disabled. These classes are laid out in federal and Washington State law.