This post actually starts during the May 23rd Growth and Natural Resources meeting, where I misunderstood Valerie Jordan’s statement about her concerns over accessory dwelling units (ADUs) in her neighborhood. As she spoke, I tweeted out that I was concerned that a speaker was worried that a growing immigrant population in her neighborhood was being caused by slum lords in search of more rental revenue.
After speaking with Valerie on the phone the following day, I learned that I couldn’t have been more mistaken about her intentions. Her concern is that immigrants being taken advantage of by property owners in her neighborhood, who are more than willing to provide inadequate, unsafe housing to vulnerable renters. She invited me, along with a group of young people interested in local politics, to tour her neighborhood with her and see what she was talking about. It was quite a learning experience.
Carolina Pines Neighborhood is located a short five minute drive into the heart of downtown Raleigh. It’s close to the NC Farmer’s Market, Dix Park, and the Carolina Pines Park. The neighborhood is mainly zoned R-4, with some small pockets of R-10 mixed in. This results in an architecturally diverse neighborhood with houses built from the 40’s through well into the 80’s and 90’s. The lots are also very large, while the houses that occupy them are typically small. Unfortunately, we learned during our walking tour that the majority of the lots are investment properties, and not all landlords are interested in properly maintaining their properties.
As we walked through the neighborhood, a light rain started to come in. Valerie pointed out to us the route she walks to take the bus. There’s no sidewalk, and we were constantly watching for cars as they speed down Carolina Pines Avenue. As we walked, she pointed to small houses she knows are rented out. Some are well maintained, but others have clearly rotten roofs, broken windows, and other visible structural deformities. To Valerie, if ADUs are made legal in her neighborhood it could give these irresponsible landlords more rental space to profit from while endangering more vulnerable renters.
At one house we stopped at, the front window casing has all but rotten away. Trash bags are used as makeshift waterproofing at the bottom of the window since water spills directly off the roof onto the rotten window casing – a result of the roof having no gutter system to speak of. Careful observation shows that the windows in the back are also broken, with thick plastic tarp taped against them to keep out the elements. Valerie assumed the home was abandoned, but nearby neighbors informed our group that the house was actually occupied by a renter who just wasn’t in at the moment.
Walking back, I spoke with Valerie about what I had seen. We both agreed that this issue was much larger than just ADUs. It was a result of properties being bought up for investment and not being maintained properly. There are building codes in place that are meant to ensure that any building that is used for housing-rental, owner-occupied, or otherwise, is safe to be lived in. Compliance with the codes is required by the City of Raleigh, and you can’t obtain a certificate of occupancy for the structure without compliance. If these slum lords are not providing safe housing now, they aren’t going to worry about the legal status of ADUs when it comes to offering a granny-flat for rent.
We spoke about the Wake County Affordable Housing Plan, which was crafted over the last two years to find tools that both the county (Wake) and cities (like Raleigh) could use to address the affordable housing crisis. Accessory Dwelling Units are listed on the plan as a HIGHEST PRIORITY TOOL for addressing the lack of affordable housing in the county. Valerie agreed that ADUs could make a big difference in her neighborhood. With the lots so large, and the existing houses so small, there is plenty of room for an ADU on the many properties. However, she also knew that there would be those who are looking for a quick profit, and willing to take advantage of people to do so.
At the end of our tour, everyone had gained something. I learned about the issues neighborhoods like Valerie’s face, and how some landowners are skirting around building codes to take advantage of vulnerable renters. Valerie learned that there’s a group of people ready and willing to help her in her quest to hold those landlords accountable and ensure that safe housing is provided for everyone. I’m also extremely fortunate to say that despite my initial misunderstanding of Valerie’s statement at last Wednesday’s GNR meeting, I am able to say that I am now her friend.
