Tip du jour

Tip du jour. Don’t use dryer sheets, especially if you or your family members have respiratory problems. Most fabric softeners are full of phthalates, chloroform, camphor, and other chemicals that can damage the respiratory, nervous, and reproductive systems, according to the EPA. Their fumes are released through a dryer’s vent–and because the substances on the sheets aren’t rinsed out as with the liquid kind, clothes stay coated with the toxins. Isn’t that disgusting…!

Tip du jour. Read about a LL who refused to take checks because “I don’t want to chase ‘em down if the checks bounce. Only cash, money order, cashier’s check for me.” I wonder how often he gets paid in rolls of coins…

Tip du jour. It is rare today for me to receive maintenance calls, because we make semi-annual inspections as well as thorough reviews when units turnover. We work hard to make sure the units are in good condition at all times, plus we try to respond quickly to any issues during tenancies.

Tip du jour. I scan my applications onto my hard drive, and shred the hardcopy – this way I can store and recover any application any time. I think the required ‘save’ time is five years.

Tip du jour. Have quarterly unit inspections and check SA batteries during your inspection routine. Make sure that your tenant sees that you are checking the batteries…keep some Smoke Alarms with you to immediately replace those that have failed. Also have a supply of 9v batteries with you during the inspections. If you make a practice of replacing the batteries every 6-9 months, there will be no reason for the tenants to use the excuse that “it was chirping so I had to disconnect it.”

Regular Maintenance

Dryer Vent & Exhaust – Clean the pipe every 3 to 6 months. Snake a round brush with long, flexible piping (about $20 at hardware stores) into the tube to pull out lint clinging to the sides. If you can’t get all the way through from one end, you may need to pull sections of the pipe apart–or hire a professional duct cleaner. Always vent your dryer to an open outdoor area otherwise the moisture will end up causing wood rot, mold, mildew, etc.

What to have at a lease signing?

What to have at a lease signing?

• Two copies of the lease
• Lead Disclosure
• Mold addendum
• Move-in check list
• Photos/CD
• List of important phone numbers & community map – library, schools, churches, etc.
• Emergency Contact Sheet (tenant information)
• PO change of address form,
• Generic renter’s insurance information,
• Instructions for turning off water & power, emergency info taped to hot water heater,
• Envelopes for rent SASE
• Make sure that utilities are switched over to tenant’s name,
• Create smoke alarm test record (name, address, date, alarm location, type of action {tested, battery replaced, alarm replaced} and have tenant sign & date

A ruptured disk has rendered me bored and stupid and housebound

So, I thought I’d clean out my office. It will be great when it’s finished, but my shredder may blow smoke and die before I finish shredding all the nonsense that arrives each  day in the mail. My new contract with self: OHIO = Only Handle It Once. Open it, read it, pay it/file it, shred it. Although I still pay some bills by check, I’ve been paying most on-line and loving it. It’s quick, saves postage, provides an excellent tracking tool, and then I can toss/file the bill immediately. If you’re not using the on-line bill pay offered by your bank, try it. It’s amazing how convenient and easy it is.

Quake-Readiness for Renters – Not only homeowners need to be prepared for the Big One

The following article, written by Julie Look, appeared in SFgate.com on October 13, 1999 – and although not a recent article, it brings up important issues to be considered by renters and landlords alike.

Quake-Readiness for Renters – Not only homeowners need to be prepared for the Big One
by Julie Look

I recently took an informal poll of friends who rent — and guess what? No one has planned for an earthquake, let alone The Earthquake. Tall shelves teeter against the wall, escape paths are uncharted, and vital supplies are still at the store.

That includes me. I’ll be sharing my dogs’ blanket if an 8.0 hits tomorrow. This despite the fact that I huddled under a display table at Nordstrom during the Loma Prieta quake 10 years ago and shook in a doorway during the 1994 Northridge temblor.

This is a classic “do as I say, not as I do” situation, but if you’re ready to plan for the Big One, here are a few renter-specific tips.

– Check your hardware store for brackets and straps to attach tall, heavy furniture, like bookshelves, to the wall. Find the studs in the wall; plaster and Sheetrock aren’t nearly as secure for holding the bracket screws.

Legally, landlords own anything you attach to their walls, but it’s a rare one that would try to confiscate your furniture for this reason. Get written permission beforehand if you’re not sure, and be prepared to fix the holes when you move.

Also check that the water heater in your unit (or in your building) is strapped upright and fitted with a flexible gas supply line, a state requirement noted in “Tenants’ Rights”` by Nolo Press. The book’s 14th California edition came out last month.

– Find out where the gas main is and learn how to turn it off.

– Consider getting earthquake insurance. Renters insurance doesn’t cover damage from earthquakes, including quake-related fires. Your landlord’s homeowners insurance doesn’t cover you or your belongings either unless damage is proved to be caused by his or her negligence.

By law, insurance companies that offer homeowners insurance in California have to offer homeowners earthquake insurance, too, but that requirement doesn’t extend to renters.

Most of the household-name carriers, like Allstate, State Farm and AAA, offer very limited coverage to renters in the Bay Area, according to the California Department of Insurance.

The coverage, through the California Earthquake Authority, protects only the contents of a home, not the structure itself, but there’s a 15 percent deductible and the premium is high. The CEA was chartered by the state as a response to the dearth of available insurance after the Northridge quake; insurers backed away after they had to pay out billions in claims.

But two dozen companies offer their own earthquake policies. Annual premiums for a rental in the Glen Park area of San Francisco range from less than $50 to several hundred dollars a year for a $50,000 policy. These insurers include Chubb National Insurance Co. ($1.45 premium per $1,000 of coverage), Fireman’s Fund Insurance Co. ($2.50 per $1,000) and Travelers Property Casualty Insurance Co. ($2.90 per $1,000).

Premiums vary greatly, be sure to check with several agencies. Also, inquire about coverage limits and payoff rates.

– Rent safely. Before you sign the lease, ask: How safe is the building, and how safe is the land under it?

Subsections under these two questions are laid out clearly in “Tenants’ Rights.” Wood- or steel- frame buildings are more flexible, so they are safer during a quake. Brick can shake apart. In any case, the building should be bolted to the foundation. If it isn’t, don’t rent it. A strong quake could shake the building off the base.

Be cautious about buildings with ground-floor garages. Some of them have had load-bearing walls removed to make more room for cars.

Avoid landfill, which can liquefy in a powerful quake. Parts of the Financial and Marina districts in San Francisco are built on landfill. In an earthquake bigger than Loma Prieta, some of the original bay coastline may suddenly reappear.

For similar reasons, avoid renting on an unstable hillside, which can slide. Bedrock is far safer.

– Plan ahead. Ask managers of multi-unit buildings how well they’re prepared for an earthquake.

One way is through city certification. San Francisco, for example, pre-evaluates buildings for their safety and immediate occupancy after a big temblor. Occupants of a certified building will be able to avoid evacuation and waiting days for an inspection. Ask your landlord if he has gotten, or will consider getting, this evaluation from the city’s Building Occupancy Resumption Emergency Inspection Program.

At a minimum, there should be some plan for the first few days after a quake. Is there a cache of supplies for the building? Does the manager help tenants plan their own? What do you do if you’re injured or your neighbor is? Who takes care of pets if their owners aren’t home?

If there is no such plan, see if your landlord is interested in setting one up or go ahead and do it yourself.

The worst that can happen is you’ll meet your neighbors.

Gifts for the Holidays

Special “thank you” for special tenants or simply holiday cards. One landlord used to give us a potted poinsettia for Christmas, another landlord served us with an eviction notice on December 18, 2000 – we had rented his house for four years and he agreed to sell it to us, however he sold his house, wasn’t able to find another house to purchase that he could afford – this was in Mountain View/Palo Alto, CA area – so he decided to take up residency in ‘our’ house, ahhh but that’s a whole other story! Let’s see, our landlord in France would always send over an extraordinary bottle of wine and a charming gift for our daughter, and we didn’t get anything from the Married Student Housing Authorities at UVA…except really reasonable rent (and that was worth a lot)!

I kind of like the idea of giving gift cards, or plants, subscriptions, or desserts. I’ve heard of a lot of landlords who think that upgrading something in the rental unit (which is deductable) is a clever gift during the holidays – hmmmm, granted everyone benefits but it smacks of self-serving Scroogieness. If you can’t afford to give a gift – send them a holiday card – lately I’ve been using Thanksgiving cards since I can no longer keep track of who is celebrating what and when…at least with Thanksgiving, everyone will celebrate, regardless of religious preference.

Poor California

They’ve been dealing with Mother Nature (who is apparently most displeased with the West Coasters) who is doling out punishment as only she knows how – wildfires, Santa Ana winds, and earthquakes – with the rains and mudslides to follow. All of this brings up the “what to do” list…you know the one…”what to do in case of” earthquake, fire, flood, etc… I thought this might be a good time to post a list or two for tenants and landlords alike. Landlords can  include the list as a reminder in your next tenant letter/bill and take a moment to review it with your family.

Here are some items you may want to collect to make evacuating easier:

A fireproof safe. Well worth the money to keep your documents and even negatives of your favorite photos. I remember Matt Lauer interviewing a couple in Rancho Bernardo and the only thing that remained of their house was the chimney and the fireproof safe they had purchased the week before!

Ziplock bags. If you don’t want to buy a fireproof safe, at least, store your important papers in a plastic bag that will be safe from water damage. Another alternative is put your items in a safe deposit box at the bank.

Emergency Kit. You should include a battery-operated radio, a flashlight, bottled water, a first-aid kit and a blanket. It’s important to pack these now. You won’t be able to do this as you run out of your house to evacuate. In CA, the kids are drilled in earthquake preparedness and they are often the ones that make sure their parents are prepared! CA encourages carrying a quake kit in the car as well as keeping an expanded version in the house.

Medicine & Pets & Cash. Pack at least a week’s supply of your medication, food for your pet(s), and some cash (often ATMs are not working after a catastrophic event.

Write up a family plan. Make sure everyone knows where to meet in case of an emergency. Have a local destination and even one in a different state. Make sure  everyone has the necessary phone numbers and addresses. Bottom line, think ahead now so you don’t have to panic in an emerge

Print out a copy of the Family Preparedness Plan  http://www.disastercenter.com/guide/family.pdf) located under FORMS, or check out the following websites for more information:

http://lafd.org/eqindex.htm – The LA Fire Department provides this information on their website – and we KNOW they’re experienced! Definitely worth a look.

http://earthquake.usgs.gov/learning/preparedness.php – This site is hosted by the US Geological Survey group – a group of scientists and researchers who focus on quake activity.

http://www.fema.gov/areyouready/ – FEMA provides information for all manner of emergencies as well as emergency agency information.

http://www.gulf-coast.com/Weather/hurricanepreparation.html – Hurricane preparation and family planning information is provided on this site.

http://www.redcross.org/services/prepare/0,1082,0_248_,00.html – The American Red Cross has a great page addressing tornado preparedness and planning.

DeafEskie’s Portability Experience: Part 2

My concerns and worries mounted, as my mother made the decision to come up to Oklahoma City in July. She was insisting that everything needed to be completed by the end of July. To help maintain my “sanity”, I invited my best friend to come down for a week to help. She had been going through some difficult times herself – she and I both suffer from major depression, so the visit was needed by both of us.

Finally, at the end of June, I received word that the failed inspection was not such a major thing after all – at least, not in my case. Since I needed to move, all my landlord had to do was release me from my lease, which was due for renewal in July. My mother arrived the second week of July.

Approximately two weeks after her arrival, we ***finally*** got my voucher to move. Talk about working frantically! Part of all the concern was the fact that Mom had already found me a unit in Houston, and we were already paying regular rent on the unit. This is something that many people are not aware of – if you plan to port your voucher to another location – you need to be financially prepared to “foot the bill” of regular rent for anywhere between a month to a few months, because, there is no guarantee on how long the entire portability will take.

On July 21, Mom and I loaded up her SUV, and began the long drive down to Houston from Oklahoma City. By sheer miracle, we made it to Houston by 4PM – despite the fact that we left Oklahoma City around 9AM. Hurriedly we dropped stuff and my girls – I have two dogs – a Hearing Dog and a little Deaf-Blind mix – and drove out to the duplex. And what a neat place this is! I truly thank my Mom for her exhaustive search for the “just right place”. I am now residing in my old stomping grounds – the very same neighborhood I grew up in as a little girl.

The portability process is a complicated task. First we met with my worker, received the changeover voucher, etc. In Texas, the tenant has to give the landlord the “Landlord Packet”. At least in Houston they do. If the landlord never accepted Section 8 before, as in my case, they are required to fill out paperwork, provide specific documentation, etc. My landlord was a tad slow in this – I had been in my unit a month before we finally had inspection. We failed! Fortunately, it was only one thing that really needed fixing right away. My landlord thankfully took care of it, and this time, we passed inspection with flying colors. I would like to make a notation here, especially for those of you that are Deaf – always inquire with housing how inspections are done when you port your voucher because each housing agency does it differently. I was not given the choice to ask for an interpreter at all, due to the fact that I was not informed that the housing agency communicates mostly with the landlord instead of the tenant. Fortunately the second inspection passed.

Now it is October. I am still waiting for the HAP agreement to be completed. I will be following up on this again today – there is a small problem that needs to be rectified – some misunderstanding that I had a live-in aide full time – when I only have someone here part-time as my conditions tend to wax and wane. The best advice I have for portability? Plan, plan, and plan some more. Prepare financially as well. Be prepared for anything that comes up. Portability cannot be just a “spontaneous decision” to move. The HCV program and portability varies from area to area and state to state – it may not be easy, ut the experience is very worth it for those who need it.

DeafEskie’s Port Experience….

Today I would like to share with you my own personal experience moving from Oklahoma City, OK to my native Houston, TX utilizing the portability feature available with the HCV program. I discovered porting your voucher is nowhere as easy as it looks! In fact, it can be almost impossible. And most of all – it does not happen as quickly or as easily as it should.

For a long time, I had been considering returning back home to Houston due to health issues and missing my mom, and a couple of close friends. In April of this year, I received some very shocking and upsetting news – one of my best friends, who was my personal driver in Oklahoma City, decided to move to Nashville, TN, in order to be with his family. When they decided that he would be moving in June, I realized, the time has come for me to move, and I needed to act fast. Little did I know what was going to be up ahead!

At the end of April, my driver and I went to my local agency Oklahoma Housing and Financing Agency (OHFA) to turn in my request to port my voucher. My driver turned in a move-out notice at the same time. A couple weeks later, I received a letter from the team my case had been assigned to. I was so excited when I saw the OHFA return address that I ripped it open – only to discover that I had not been granted permission to move, because OHFA needed to complete annual inspection and  recertification of my HCV unit. When I saw that “rejection” letter I had no choice other than sit back, and wait for housing to get around to scheduling the annual inspection/recertification.

In mid-June, another letter arrived, giving me the date and time of my annual inspection – approximately a week and a half from the day I received the notice. Not much time, that’s for sure. So I hurriedly spent the following week cleaning the house and having the landlord do some necessary repairs. Inspection day arrives, sunny and hot, with very little breeze. To my utter surprise, this was the most complicated  inspection I ever experienced! The inspector really grilled me – asking each question no less than three times! After almost an hour of questioning, she then inspected the property – a two bedroom home, which I qualified for due to medical & disability reasons. She asked me to walk around with her as she inspected the unit. To my shock, and yes horror, she began to find faults with the home. Approximately 7 things needed to be fixed—most very minor – such as a stove burner not entirely functioning properly, a fan pull was tangled up, to one major issue – a brand new smoke alarm that decided to malfunction! Needless to say, the unit failed inspection. Inspections are a very important part of the HCV program, and I began to wonder if I would ever get to
Houston…..

Will be continued with Part 2

Your PHA and You: Public Meetings

Have you ever received in the mail— a notice of a public meeting being held at your local PHA? Have you often wondered what these letters/meetings were, perhaps  wondered on them, then said to yourself…”I am way too busy to bother with these minuscule things!” and then you toss the notice? Maybe you have, maybe you haven’t. Well, I am a tad ashamed to admit— I am one of those “have done it” HCV program tenants. My reasons are numerous—due to my multiple health issues, and then, the concerns for transportation to/from the venue as well as needing an interpreter at the meetings.

But what are these meetings? These meetings are public meetings your PHA holds every so often – sometimes once a month, sometimes quarterly, depending on the PHA. In these meetings, the tenants, landlords, and certain PHA staff are given the opportunity to voice their opinions and make suggestions and simply talk with each other. This is your chance to voice concerns regarding the HCV program, your PHA, and even policy & procedure concerns. As more tenants and landlords choose to go to these meetings, we’ll have open dialogue with each other and changes will be made.

I strongly encourage you to go to these meetings at your PHA. We want everyone involved in the PHA programs to voice their thoughts and recommendations for better housing, more funding for all PHA’s and their programs, blending multiracial communities together, and the option of having a HCV and residing wherever we choose.

I hope to see the day come where everything is equal—no matter what your race or income status – so, how about it? Let’s help this become a reality—by going to your local PHA public meetings and advocating changes system-wide (i.e., nation-wide).  The HCV and public housing has come a long way from the housing of yesteryear. Remember, it is our job to educate, and help spread the word so that the stigma of  living in subsidized housing can come to an end, once and for all.