Historical February–March 2024 article. Dates, prices, services and contacts describe the source period; current availability has not been established.
What constitutes quality in our residential experience? Lots of things, some of which are open and obvious; others are more subtle, hiding in plain sight. Seven years ago, the Skinker-DeBaliviere Community Council (SDCC) addressed the rising number of single-family dwellings being converted to student rental housing in excess of the city’s occupancy limit. SDCC created the Housing & Zoning Committee (HZC) to focus on this and related matters to promote a quality residential experience. For zoning purposes, our neighborhood consists of some blocks designated for single-family dwellings and others for duplexes; the actual housing on many blocks is a mix, plus apartment and condominium units. Given our proximity to the Danforth Campus, Washington University is the neighborhood’s largest landlord, owning 43 properties. More than a quarter of our population consists of students. Having a blend of owner-occupants and renters enriches our community.
But proximity to the university also makes Skinker-DeBaliviere an attractive magnet for investors that convert large single-family houses – some with five or six bedrooms – to student rental housing. HZC has compiled a current database (see related story) showing approximately 350 off-site residential property owners, or 30% of the total. One company owns 15 properties; dozens of LLCs own two or more.
The investors’ business model is to maximize profits by leasing to as many students as possible, at monthly rental rates of $800 to $1,000.
In some cases, rooms have been partitioned to allow more occupants.
However, city ordinance Section 26.08.160 limits occupancy by unrelated persons by defining “family” as “persons immediately related by blood, marriage or adoption” … “also a group of not more than three (3) persons not necessarily related by blood, marriage or adoption, living as a single housekeeping unit” (emphasis added).
The purpose is to protect the quality of life by limiting congestion, noise, waste disposal, parking and related factors. Enforcement of the city’s occupancy limit is complaint-based. HZC investigates by interviewing student occupants and obtaining personal observations from neighboring residents.
This information is provided to the Building Division for enforcement.
From its inception, HZC has prevailed in cases involving more than 20 properties owned by ten entities, at either the Board of Adjustment or voluntarily as the result of meetings with investors.
If students – innocent victims caught in the middle of such violations — are required to relocate, Washington University can provide alternative dwellings within its approved housing program.
To further voluntary compliance, HZC is proactive in informing investors about the city’s occupancy limits. Notices are sent to investor-owners.
A “Landlord Meet & Greet” program was held where numerous landlords met with SDCC and representatives from the city’s Neighborhood Stabilization Office and Building Division, as well as representatives from Washington University. Topics such as housing conservation inspections, occupancy limitations, property management, and security were discussed. HZC also prepared information for Washington University for distribution to its off-campus students. Owner-occupancy is another key ingredient for a quality residential experience.
In addition to building financial equity, homeownership yields important contributions to society by fostering civic involvement as residents sink roots in the community. Objective measurements are discussed in “Incentives and Social Capital: Are Homeowners Better Citizens?” in Chicago Working Paper in Law & Economics: Homeownership creates incentives for households to improve the quality of their communities since community quality is capitalized into the value of their homes. Increased length of tenure encourages investments in community since homeowners will consume the benefits of community over a longer time. Homeowners have a greater sense of community and greater participation: 15% are more likely to vote in local elections; 10% more likely to know their U.S. representative by name; 9% more likely to know the identity of their school board head; 6% more likely to work to solve local problems. Homeowners are more likely to maintain their properties and invest in local amenities such as gardening. Social capital involves shared interests and activities to promote trust among neighbors and develop a common language which fosters communications. Thus, when homeowners sell their dwellings, they should give high priority to finding buyers who will be owner-occupants.
Another HZC priority has been advocating for residential neighborhoods to reduce short-term rentals because they convert owner-occupied dwellings to transient lodging. Short-term rentals remove neighbors — our most important asset – from the community, replacing them with off-site investors and transient lodgers who have no stake in the neighborhood. HZC welcomes volunteers to help us in this important mission. Interested? Contact HZC chair Marvin Nodiff at marvin@nodiffcalaw.com.
Originally published in The Times of Skinker-DeBaliviere, February–March 2024.
Read this article in the original newspaper issue.
Original source: SD_Times2024_02.pdf, printed page(s) 3; PDF page(s) 3.
