The Montgomery County Tenants Work Group (TWG) presented their report to the Council on Tuesday, June 22nd. I personally found the information to be rich and revelatory on the concerns of renters, who represent approximately 25.7% of our county’s population. To that extent I expressed my great concern and hope that future reports from the TWG, or others, will shed light on the demographics of both seniors as well as mentally and physically disabled individuals who may also face serious challenges in accessing and maintaining affordable rental housing. There were several discussions that alluded to the likelihood of a future bill in the State legislature on the issue of Just Cause Eviction. Below you’ll find highlights of the report.
Should you need additional information on the rights of renters, or are seeking resources and solutions as a landlord or tenant, visit the Montgomery County Department of Housing and Community Affairs page. To view information on Landlord Tenant Law in Maryland, click here.
The TWG was convened by the County Executive in October 2008 and agreed to the following mission:
a. Accurately identify and quantify common and substantive problems confronting renters;
b. Research best practices and successful tenant advocacy models in the region and in the U.S.;
c. Catalogue resources already available to renters across the nation;
d. Review existing local and state codes with the intent of enhancing their effectiveness for protecting renters;
e. Seek public input from a broad range of renters and other interested parties; and,
f. Identify potential solutions to challenges and problems
Following is a summary of highlights from the TWG’s Report Recommendations:
I. From 2008 to 2009, “Holdover Rent” increased by 4.1 % countywide from $1,192 per month to $1,241. Holdover Rent is the rent paid by the current tenant upon lease renewal. The highest increase was in Rockville (5.4%) and lowest (3%) in Olney and Darnestown-Potomac. The county voluntary rent guideline for 2009 was 4.4%.
II. Over 66% of those surveyed paid a monthly rent of $1,500 or less with almost 70% paying an additional amount for utilities (mostly electric or electric and water).
III. For those tenants who had experienced a rent increase one or more times in the last five years, a majority (51.7%) had their rent increased 4% to 7% annually.
IV. Most tenants are “very satisfied” or “satisfied” with their unit, building, and landlord. Most “agree” or “strongly agree” that their property manager is responsive to questions and concerns.
V. Most survey participants had not received a Landlord-Tenant Handbook and most were not aware of the Office of Landlord-Tenant Affairs (62%) or the Commission on Landlord Tenant Affairs (71 %). Of those who had interacted with the Office, a majority (56%) was not satisfied with the process.
VI. Rent, long-term affordability, and safety were the three most important issues to those surveyed.
VII. 13% of those surveyed felt that they had experienced discrimination by a previous, current, or potential landlord in Montgomery County. Of those, 65% of those identified race, color, or national origin as the reason.
As a result of this research, the TWG identified several significant challenges confronting renters in Montgomery County. They include:
a. Concern over high rent increases;
b. A feeling of insecurity -not knowing if their rental agreements are permanent or affordable;
c. Fear of retaliation among some tenants for raising concerns or organizing other tenants; and
d. Confusion over where to seek help and how to proceed with complaints and building issues.
A full copy of the group’s report and findings can be found here.
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