[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Stockstrom , Szibbo Bretthauer, Duffy, Fong, Junge, Topczewski Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy The International Boulevard corridor stretches 9.5 miles from Lake Merritt to the Oakland/San Leandro border. Historically known for disinvestment & foreclosure, the area is expected to change drastically with the installation of Bus Rapid Transit, proposed for 2017. Premise of Research Research Area 1 Clinton / East Peralta Research Area 2 Arroyo Viejo / Fitchburg Research Area 3 North Stonehurst / Iveywood San Leandro Oakland N Navigating the International Boulevard Corridor International Boulevard Alameda The City of Oakland’s OSNI partnership has identified Proactive Rental Inspections as a more efficient means of addressing housing code violations. In order best implement policy shifts, the following analysis reviews violations data from three specific Research Areas along East Oakland’s International Boulevard corridor. Illegal dumping observed just North of International Boulevard (Research Area 2) All renters (regardless of ethnicity, income level, or citizenship status) have the right to dignified housing, which should provide basic residential necessities and not directly threaten their health or safety. Exterior neglect, South of Intl. Blvd (Research Area 1) Scope of Project
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[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Stockstrom , Szibbo Bretthauer, Duffy, Fong, Junge, Topczewski
Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy
The International Boulevard corridor stretches 9.5 miles from Lake Merritt to the Oakland/San Leandro border.
Historically known for disinvestment & foreclosure, the area is expected to change drastically with the installation of Bus Rapid Transit, proposed for 2017.
Premise of Research
Research Area 1Clinton / East Peralta
Research Area 2Arroyo Viejo / Fitchburg
Research Area 3North Stonehurst / Iveywood
San Leandro
OaklandN
Navigating the International Boulevard Corridor International Boulevard
Alameda
The City of Oakland’s OSNI partnership has identified Proactive Rental Inspections as a more efficient means of addressing housing code violations. In order best implement policy shifts, the following analysis reviews violations data from three specific Research Areas along East Oakland’s International Boulevard corridor.
Illegal dumping observed just North of International Boulevard (Research Area 2)
All renters (regardless of ethnicity, income level, or citizenship status) have the right to dignified housing, which should provide basic residential necessities and not directly threaten their health or safety.
Exterior neglect, South of Intl. Blvd (Research Area 1)
Scope of Project
[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Stockstrom, Szibbo Bretthauer, Duffy, Fong, Junge, Topczewski
Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy
Civil and criminal prosecution; Rent Escrow Account
Program.
None
Sacramento, CA
2008
Yes,Targeted specific
neighborhoods first.
Registration of rental property
$16/unit annually
(registration) $127/unit
(inspection)
Every rental unit type.
Larger buildings are inspected on a partially sliding
scale.
Every year for city-inspected
units Randomly for self-inspected
units
No Civil and criminal prosecution.
Compliant landlords can “self inspect”
Seattle, WA
2014 Yes, Slow phase-in
Registration of rental property
$175+/property every five
years
Every rental unit type.
Larger buildings are inspected on a partially sliding
scale.
Every 10 years No
Civil and criminal prosecution.
Rental properties with prior
enforcement action will be inspected
early in the program.
None
Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy
[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Szibbo, Stockstrom Bretthauer, Duffy, Fong, Junge, Topczewski
Methodology
Who? What? Where?
... is living within our research areas?
... is the most vulnerable?
... are the landlords with the most frequently reported code violations?
... are the dominant code violations being reported?... code violations most affect health... building characteristics correlate with a high number of code violations?
... are the violations taking place?
... is there a pattern of substandard housing?... can the City of Oakland target its efforts to make housing safer?
Methodology: Designing a strategy to answer our guiding questions.
3) Results and Conclusions
1) Organize the Information
2) Spatial Visualization
Data Restrictions
• Census data is outdated• Inaccessible health information• Code violations not standardized• Much information is not spatial• Only reported code violations are analyzed
Definitions• External Neglect: Deteriora- tion or neglect of structural integrity or aesthetics of the exterior.
• Internal Neglect: Deteri- oration or neglect of the in terior features of the house, which may or may not be visible to the eye.
Sourcing the Data• City of Oakland documents• U.S. Census• American Community Survey• OpenOakland
Format Data for Statistical Analysis• Sort each violation by area• Determine important variables to analyze
Coding Violations• Determine categories of violation• Sort each violation by category• Codify anecdotal data
Define theResearch Areas• Make three datasets• Match block groups to research areas
Map the Data• Join datasets to ArcGIS• Analyze data spatially• Map key relationships
Guiding Questions
By answering the guiding questions, trends among rental properties will be determined.
Code ViolatorsWhy Here? Types of Violation
Exterior Neglect
Interior Neglect
Unapproved Activity
BuildingCharacteristics
Research Area 1
[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Stockstrom, Szibbo Bretthauer, Duffy, Fong, Junge, Topczewski
Why Test the Program in these Research Areas?
These areas have vulnerable residents and likely underreported code violations.
Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy
Older homes are more run down, so there are probably many unreported code violations in these areas.
Many residents in these areas are unlikely to report code violations, even if their health is suffering.
Most households in the Research Areas rent their homes. Because landlords are responsible for maintaining the units, tenants may be forced to live in unhealthy conditions.
Density of Renter Households
0-14% 15-33% 34-56% 57-82% 82+%
1951
Median Year Built in Research Areas
1979 2008
Lead paint banned
Beginning of foreclosure crisis
1940 2020
1989
Asbestos banned in many consumer products
Many homes in the research areas were built before major health hazards were banned.
During the Recession, many homeowners stopped taking care of their properties.
As homes get older, maintenance issues tend to pile up.
Healthy Home Timeline
5%
4%City of Oakland
Research Areas
...yet, code violations are reported at a lower rate than in other areas of the City.
Building inspectors say these areas are the most run-down in Oakland...
Most likely, many violations are not reported.
Low-income people are less likely to report violations, often because they are afraid the landlord will evict them and they won’t find another place to live. If tenants don’t speak English well, they won’t be able to navigate the complicated code enforcement system.
Many people won’t report maintenance issues to the building departmetn, even if their health is suffering, and even if they are legally entitled to have them fixed.
22%
In
of Research Area households, no adult is fluent in English.
Median household income in Research Areas is
than in the City of Oakland.
Research Areas:City of Oakland:
33%less
$$$$$$$$ 34,772$$$$$$$$$$$ 51,683
Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy
[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Stockstrom, Szibbo Bretthauer, Duffy, Fong, Junge, Topczewski
A. Chan
DMR Investments
D.& W. Cheng
Ch. Sun
G.& H. Ma
Ch. & L. Sun
Aurora Loan Services
A. & R Leung, J. Chum
D. Pham
Ivy Hill Development
L. & J. McGriff
Fed. Home Loan Morgage Corp.
Bank of New York
Aurora Loan Services
C. & S. Hardeman
C. Santos
J. Ambers
Fed. Nat. Morgage
G. & C. Flores
Deutsche Bank
Bank of New York
P. Carey
Fed. Home Loan Mortgage Corp.
Z. Chemanoor
Washington Mutual Bank
Community Fund
D. & L. Pham, V. Nguyen
Fed. Nat. Morgage
C. & L. Smith
Deutsche Bank
Properties with Code Violations
Landlords can be held responsible.
Who owns them?Where are they?
Clinton/East Peralta
Arroyo Viejo/Fitchburg
North Stonehurst/Iveywood
2217
1414
1313
1212
119
2422
201515
1413
1099
2114
1313
1010999
8
Owns in Multiple Research Areas
Owns in Multiple Research Areas
Owns in Multiple Research Areas
International Boulevard
4th Ave.
14th Ave.
24th St.
8th St.
International Boulevard
Bancroft
73rd Ave.
Hegenburger Expy
San Leandro
83rd Ave.
Bancroft
98th Ave.
San Leandro
Oakland - San Leandro Boundary
0-5 6-10 11-15 16-20 21-25 Top 10 Violaters Per Area:
Number of violations per parcel:
International Boulevard
Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy
[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Stockstrom, Szibbo Bretthauer, Duffy, Fong, Junge, Topczewski
Code Violation Types and Number Standardizing the Data: In order to analyze Oakland’s data for reported residential code violations from 2003 to 2013, we needed to standardize the dataset, which was not coded by complaint type. We created codes for violation types within three main categories - exterior neglect, interior neglect, and unapproved construction work or activity that did not receive permit or zoning approval.
Main Color Palette
Exterior Neglect
Interior Neglect
UnapprovedActivity
Dum
ping
Dete
riora
ting
Roof
s
Vaca
nt P
rope
rtyPlu
mbing
Heat
/Elec
tricit
y
Verm
in
Cons
truction
Activi
ty
Com
mer
cial A
ctivi
ty
806
105 64
158 171
51 44
103 9946
57
221
26
1120
188
13
79
258
116
227 210
966 52 40 18
602
Clinton/East Peralta
North Stonehurst/Iveywood
Arroyo Viejo/Fitchburg
975
424
1457
305
201
247
945
176219
# of reported cases in each research area:
Mold an
d Pain
t
Deterio
ration
Exterior neglect and unapproved activity receive far more reports than interior neglect.
Violations visible from the exterior of buildings are far more reported than interior violations.
Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy
[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Stockstrom, Szibbo Bretthauer, Duffy, Fong, Junge, Topczewski
Leaking Pipes, Lack of Hot or Run-ning Water, Non-functional Toilets, other Plumbing Issues
Heat/Electricity is Not Working Properly
Roach or Rodent Infestation
Paint Deterioration, Water Damage, Visible Mold/Mildew, Deteriorating Stairs
Interior Indicators of Neglect
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²
International Boulevard
International Boulevard
International Boulevard
4th Ave.
8th St.
14th Ave.
24th St.
Hegenburger Expy
73rd Ave.
83rd Ave.
Bancroft
San Leandro
98th Ave
San Leandro
105th Ave.
Bancroft
Oakland-San Leandro Boundary
Clinton/East Peralta
Arroyo Viejo/Fitchburg
North Stonehurst/Iveywood
Mapping spatial patterns of interior neglect: After standardizing the City’s dataset, we mapped each violation type by research area using ArcGIS. A greater diversity of violations fall into the interior neglect category than others.
Our maps reveal higher rates of interior neglect in the first two research areas, likely due to the higher concentration of housing in those areas. No obvious spatial patterns of internal complaints exist at the block level.
Why does mapping interior neglect matter? Interior neglect such as mold and vermin infestations has serious consequences for the health of residents.
We suspect the quality of residential interiors is largely the product of an attentive landlord who ensures constant maintenance.
Interior code complaints are more likely to be reported by residents than neighbors.
In conclusion, it is difficult to decipher spatial patterns of interior neglect with such a small sample size. Future research could analyze a larger area.
There is no significant spatial pattern of interior neglect.
Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy
[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Stockstrom, Szibbo Bretthauer, Duffy, Fong, Junge, Topczewski
Unapproved Construction, Conversions
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²
International Boulevard
International Boulevard
International Boulevard
4th Ave.
14th Ave.
24th St.
73rd Ave.
83rd Ave.
Bancroft
San Leandro
98th Ave
San Leandro
105th Ave.
Bancroft
Oakland-San Leandro Boundary
Clinton/East Peralta
Arroyo Viejo/Fitchburg
North Stonehurst/Iveywood8th St.
Construction work or uses that have not attained permit or zoning approval. Includes rental conversions, unit additions, and repairs.
Mapping patterns of unapproved activity: After standardizing the City’s dataset, we mapped construction, repairs and conversions that did not receive proper permits by research area using ArcGIS.
Our maps reveal many cases of unpermitted activity.
The North Stonehurst/Iveywood research area has a higher concentration of unapproved activity than the other two areas.
There is no obvious spatial pattern of unapproved construction, etc. within research areas.
Why unpermitted activity is dangerous: Lead poisoning: Alameda county requires that construction workers of old homes to be trained in lead safety. Unpermitted work sidesteps this safety net. Without precautions, unhealthy lead dust can spread.
Shoddy work: Permit review requires an inspector to ensure work is up to code. Without approval, current and future tenants may be living in an unsafe home.
Our research areas had a large number of unapproved activity.
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²
International Boulevard
International Boulevard
International Boulevard
4th Ave.
8th St.
14th Ave.
24th St.
Hegenburger Expy
73rd Ave.
83rd Ave.
Bancroft
San Leandro98th Ave
San Leandro
105th Ave.
Bancroft
Oakland-San Leandro Boundary
Clinton/East Peralta
Arroyo Viejo/Fitchburg
North Stonehurst/Iveywood
Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy
[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Stockstrom, Szibbo Bretthauer, Duffy, Fong, Junge, Topczewski
Dumping of Trash, Debris, or Inoperable Vehicles, Overgrown Vegetation
Dilapidated Garages, Damaged Roofs, Other Visible Signs of Exterior Deterioration
Mapping spatial patterns of exterior neglect: After standardizing the City’s dataset, we mapped each violation type by research area using ArcGIS.
Our maps reveal that illegal dumping and unruly yards receive the most complaints. These types of violations are especially concentrated in clusters, a pattern evident in all three research areas.
Vacant properties also appear to concentrate in clusters. Properties that sit vacant for long periods attract a range of problems that exacerbate deterioration and attract vermin infestations, mold, vandalism, and squatting.
Exterior Deterioration includes inadequate weatherproofing, damaged roofs, and other issues that inhibit the habitability of the structure and may indicate interior problems.
Why do these clusters of exterior neglect matter? The Broken Window Theory postulates that signs of neglect are an implicit acceptance of crime and apathy. Streets that have high concentrations of neglect may invite crime. The City of Oakland may focus its pilot program on these streets to prevent the spread of blight before the street becomes characterized as one where “no one cares.”
Exterior code violations can be found in clusters.
Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy
[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Stockstrom, Szibbo Bretthauer, Duffy, Fong, Junge, Topczewski
Violations and Building Characteristics
All building types are likely to have high numbers of unreported code violations.
More interior code violations are reported in small apartment buildings.
However, there are probably hidden health hazards in single family homes.
Different Types of Homes Have Similar Kinds of Code Violations
Multifamily buildings have more water-related problems. Over half of complaints against small apartment buildings have to do with water--either plumbing issues or mold/mildew. Water issues make up only a third of reports in single-family homes. Overall, however, the distribution of complaints is about the same for all building types. When issues are reported less frequently, it is probably not because of the kind maintenance issue.
Most exterior code complaints are against single-family homes. Because build-ings with exterior problems are likely to have interior problems, too, there are probably many interior violations in single-family homes. But it’s also possible that exterior conditions, like illegal dumping, happen without the landlord’s in-volvement, and that the interior of the buildings are safe.
Single-Family Homes Duplexes/Triplexes Small Apartment Buildings(4-6 Units)
Plumbing
Electrical/Heat
Interior Deterioration
Vermin
Mold/Mildew
Fire Hazard
Average Reported Interior ViolationsPer Unit, by Type of Dwelling
Single-Family Homes Duplexes/Triplexes Small Apartment Buildings
Single-Family Homes
Duplexes/Triplexes Small Apartment Buildings
0.8
0.2
0.6
0.4
0.0
0.8
0.2
0.6
0.4
0.0
Most interior code complaints are against small apartment buildings. This might be because people are more likely to report violations in an apartment building, but it also might be because apartment buildings are more run down, or have less responsive landlords.
Types of Violations, by Type of Dwelling
Average Reported Exterior ViolationsPer Unit, by Type of Dwelling
Type of Dwelling Type of Dwelling
Ave
rag
e N
um
ber
of
Vio
lati
ons
Per
Un
it
Ave
rag
e N
um
ber
of
Vio
lati
ons
Per
Un
it
Healthy Housing in East Oakland: Identifying Indicators for a Proactive Rental Inspection Policy
[IN]CITY Client: City of Oakland Instructors: Anderson, Burga, Stockstrom , Szibbo Bretthauer, Duffy, Fong, Junge, Topczewski
Recommendations for the City of Oakland:
Option 1:Inspect a random sample of properties within the Research Areas.
Record all unreported violations in a standardized format (ex. a checkbox for each type of violation).
Standardize the dataset on reported code violations, so the two datasets can be compared.
Identify predictors of unreported violations
Identify patterns about what violations go unreported and why
Allow these patterns to guide other aspects of code enforcement policy
Prioritize proactive inspec-tions in the rest of the City according to these predictors
Option 2:First, inspect buildings with existing exterior code violations
Provide multilingual instructions on reporting code violations
Next, inspect other build-ings within Research Areas
Change reporting system so tenants can make reports in multiple languages.
Provide multilingual educational materials on tenant rights regarding code violations, especially regarding anonymous com-plaints
The City should gather data on unreported violations during the pilot program, and allow the analysis of this data to guide the implementation of a City-wide program:
The City can also improve the current code violation process to make it easier for tenants to report existing violations:
Rebrand Complaint Line as an “Anonymous Tip Line” for non-compliant landlords.
Redo Code Enforcement website so the phone number for Complaint Line is more obvious.
Add an anonymous online reporting form.
Gather More Data
Improve the Current System
Take Full Advantage of Proactive InspectionsDuring proactive inspections, the City should pay special attention to common and easily fixable violations, such as the presence of lead paint.
Results of Statistical Analysis: No Significant CorrelationsStatistical Significance of Tested Variables
Variables Tested
r2 V
alue
0.2
0.4
0.6
0.8
1.0
Below the line: Statistically Significant Correlation
Above the line: Not a Significant Correlation
Gen
der
Ratio
Ow
ners
hip
to R
ente
r Ra
tio
% W
hite
Res
iden
ts
% B
lack
Res
iden
ts
% U
nder
age
Resi
dent
s
% E
lder
ly R
esid
ents
% V
acan
t H
ousi
ng U
nits
#
Hou
sing
Uni
ts
%
of H
ouse
hold
s w
ith <
1 Pe
rson
/Roo
m
% H
ousi
ng S
tock
Bui
lt Bef
ore
1980
% O
wne
d H
ousi
ng W
ith M
ortg
age
% H
ousi
ng w
ith K
itche
ns
% H
ousi
ng w
ith A
dequ
ate
Plum
bing
Med
ian
Num
ber
of R
oom
s
% R
esid
ents
Bel
ow P
over
ty L
ine
% U
.S.
Citi
zens
% F
ore-
gn B
oth
Resi
dent
s
% R
esid
ents
Spe
akin
g En
glis
h
No statistically significant correlations were found between reported code violations and characteristics of the housing stock or socioeconomic characteristics of the residents.However, we have not conclusively demonstrated the lack of correlations. Future researchers may find correlations if they use smaller geographic units and have more observations about code viola-tions. Additionally, some correlations may not have emerged due to confounding variables. More elaborate analysis may be able to disambiguate confounding variables.