Some progress was shown yesterday in the transition of Beacon Light residents to new housing.
Section 8 inspections of dwellings occupied by former residents of the HUD-foreclosed apartment complex were conducted.
Three inspections were observed by Home in Henderson and were conducted by Sharon Sneed and William Sneed of Franklin-Vance-Warren Opportunities.
Ms. Sneed stated that although she does not normally “go behind” Mr. Sneed, she does do home inspections in the course of her normal duties as well as “housing quality standards” assessments which attempt to regularize and improve upon the inspection process.
Normally, there is only one Section 8 inspector assigned to a particular property.
There has been some controversy raised as to the accuracy of Section 8 inspections in the past, most recently by J.D. Quinitchette at a Henderson City Council meeting of March 27, 2006. The particulars of those allegations may be reviewed here.
Henderson City Council member Lynn Harper was also present for the three inspections. City Manager Jerry Moss was present for the first inspection as well.
The first property that Home in Henderson observed under the inspection process was 243 Arch Street. The property is owned by former city council member Harriette Butler and is currently occupied by Shelby Davis.
Davis stated that the stove and refrigerator in her rented house were supplied by Butler.
A frequent problem encountered in the relocation of Beacon Light residents is that they do not have appliances for unfurnished dwellings.
When asked about the cost of rent, Davis was unaware of how much the rent would be. Later, Ms. Sneed said that the rent of the house, which is a three-bedroom house, would be $425 to $450. Davis also said that she had worked out an agreement with Butler where she would pay $50 a month until she had met the cost of the deposit, although she was unaware of how much the deposit would be.
Davis expressed that she did not know where she would get the money for the installments on the deposit.
The inspectors spent thirty minutes checking windows, outlets, plumbing, the ceiling, light fixtures, smoke alarms, and interior and exterior structural features in the sparsely-furnished but cleanly-kept house.
Some of the problems found were:
Windows and torn screens need to be repaired, according to Ms. Sneed.
Broken glass needs to be removed
Missing fascia above back porch would need to be repaired.
The exposed flooring underneath the back porch would have to be repaired.
According to Ms. Sneed, the landlord has 30 days to make the repairs, plus an additional fifteen days until the problems are abated.
Section 8 will not pay anything until the repairs are complete and the inspection is passed.
A landlord may evict a Section 8 tenant rather than make the repairs.
Ms. Sneed advised Davis that Butler will generally make repairs.
The second and third inspections took place at 411 Charles Street, in units A and B. Unit B had been inspected twice before; however, unit A had not yet been inspected. However, there was some overlap.
411 Charles Street, a house that has been subdivided into three apartments, is also owned by Butler. The building showed evidence of recent maintenence, including some new windows, boards, and a front walkway and railing.
Butler supplied appliances for those tenants as well.
A Mr. Walters, who was there to greet inspectors in unit A but is not a resident per se of the one-bedroom apartment said that it was “better than Beacon Light”.
Unit A was inspected first. The inspectors found that there was no lock on a window in the living area, which is a violation.
On the back enclosed porch, inspectors found what they termed “exposed electrical wires”. Mr. Sneed stated that they were only a problem if small children resided in the apartments because they could be cut.
Exposed wiring.
There are no small children on record as living at the address.
Inspectors found a toilet leak and a ceiling crack.
Each dwelling inspected had a radiant gas furnace like the one pictured above for heat. Inspectors stated that inspecting it is not mandatory when it is hot outside, although they will have to check the heaters in the fall.
Inspectors checked for two working electrical outlets per room. For a residence to meet Section 8 standards, it must have at least two outlets in working order in each room.
Ms. Sneed estimated that the rent on a one-bedroom apartment would be $225.
Other problems found were:
This puddle of fetid water was classified as an “exterior surface hazard” by inspectors.
Exposed nails on back porch that will need to be covered.
The inspection of 411 Charles Street unit B was a follow-up inspection. It revealed chipping and peeling paint and plaster as well as a problem with the window seals. It was unclear if the previous problems had been abated.
Moss expressed hope that there would be a meeting on Thursday of this week with HUD representatives and current and former Beacon Light representatives regarding the ongoing situation to clarify residents’ options.