Powelton village student housing crackdown

**Sharkfood** · 02-13-2012, 10:19 PM

Word on the street is L & I is going up and down every street in powelton village knocking on doors looking for houses occupied by more than 3 unrelated people. Lots of violations being issued.
The civic association and drexel's administration are behind the crackdown. This is part of the effort to promote homeownership in the neighborhood.

**Zigster** · 02-14-2012, 10:03 AM

seems like that would pretty easy to deny and difficult to enforce

still, combined with the early morning construction on Powelton Ave., this must be the worst week ever to be a college student in PV

**ray** · 02-14-2012, 10:39 AM

Originally Posted by Zigster

seems like that would pretty easy to deny and difficult to enforce

still, combined with the early morning construction on Powelton Ave., this must be the worst week ever to be a college student in PV

Well, hopefully a bad day to be a bad landlord.

**the_wza** · 02-14-2012, 01:37 PM

Originally Posted by Sharkfood

Word on the street is L & I is going up and down every street in powelton village knocking on doors looking for houses occupied by more than 3 unrelated people. Lots of violations being issued.
The civic association and drexel's administration are behind the crackdown. This is part of the effort to promote homeownership in the neighborhood.

Can you explain the violations? And is this only pertinent for student housing or does this law apply to all renters?

**seand** · 02-14-2012, 01:57 PM

I believe that Philadelphia has an overly broad and rarely enforced limitation on "boarding houses". I.e. more than 3 unrelated housemates constitutes a "boarding house" which can be arbitrarily enforced whenever it suits the whim of L&I. Pity all the folks I know who own 7-bedroom giant West Philly twins and have roommates if L&I ever decided to enforce the law on them.

If you own a "boarding house" you are officially supposed to buy a Business Permit and file the BPT each year, just like if you are a commercial landlord, except its a different license/different permit to run a "boarding house". Even if the place is also your own residence.

At least as I understand it. Like I said its rarely, if ever enforced.

**Sharkfood** · 02-14-2012, 02:41 PM

Originally Posted by the_wza

Can you explain the violations? And is this only pertinent for student housing or does this law apply to all renters?

The housing code prohibits more than 3 unrelated persons from occupying a single dwelling unit, without a boarding house license. In Powelton Village,
since the zoning is single family, it would require a variance to get a boarding house license. Yes, I agree the rule is rarely enforced, but I believe the issue
is getting more attention lately. Doesn't East Falls/Roxborough have a task force of some sort to address student rentals?

**the_wza** · 02-14-2012, 02:50 PM

Thanks for clarifying seand and sharkfood!

**seand** · 02-14-2012, 02:50 PM

In University City we have a high proportion of "single dwelling unit" houses with more than 5 bedrooms. I bet there is a very large proportion of houses that are both unlicensed "boarding houses" and also non-student housing. Like at least 20% or 30%. Such is the predicament of big old Victorian houses in the era of 2.3 children and post-graduate unmarried singles.

**tonydominick** · 02-14-2012, 08:00 PM

I'm not sure what the zoning is in all of University City but in Powelton Village about 2/3 of the housing is zoned R5A which allows 2 units. If you can split the house in to two 3-bedroom units than it should be easy to stay within legal zoning.

That being said, I did hear yesterday about L&I walking up to a house and asking how many people live inside. So something is definitely going on.

**Inspector** · 02-15-2012, 12:30 AM

To confirm the activity and what people have mentioned above. There have been an influx of violations in Powelton Village. After going down to the municipal building to get some answers, it seems that a list of properties was subimitted by PVCA to the commissioner (powelton village civic association). This list has been assigned a designated inspector who has been in the area. They have been going around and waiting for students to come out of their places and has been citing properties for "rooming house" violations by asking the student how many people are living in the building (without regard to if the property is a single family home, duplex or triplex which makes a big difference). These violations have been sent to a majority of landlords in the area who have potential problem houses. Please note that this inspector HAS NOT gone into many of these properties and is writing up violations based on the word of a student. (Reminds me of the "robo" signing of foreclosures by banks). Tisk Tisk.....
If you are cited for these violations, please appeal the violation within 30 days of the first notice. These violations are being written without any confirmation from these inspector(s). They are in fact erroneous.
This "crackdown" if enforced will leave many students without a place to live, and cause many problems for the area. Obviously drexel would like to capitalize on this, but the reality is students like to live together and the rent is about half of what they would pay with on campus housing. The students demand this.
Furthermore, University Crossing and The Courts are very large apartment complexes in the area which are charging such high rent ($2200/month) that over 80% of the units being rented have 4 students in them. This 3 unrelated rule MUST apply to any unit, dwelling, housing, etc., not just the residential properties (Any further confirmation about this in regards to commercial would be good).
Unfortunately, there ARE trouble properties in the area, but from the list of places that they have cited, this was just ruthless attack on ANYONE who they knew as an "outside" owner of a property. Unfortunately for the PVCA, there are several members who rent to more then 3 unrelated people. This will be dealt with as well.
Also, the property at 3200 summer st. is a drexel owned building being rented out to more then 3 unrelated students. PVCA members also rent to students in the area. Fortunately for them, there is no one citing them for violations, Many of them have at least 4 students and many dwellings.
There is a lot of hypocrisy going on in the area and a lot of personal interests in mind. All hypocrites will be dealt with. This is not what makes a neighborhood or area develop.
While I do agree that there has to be some regulation in the area, this is certainly not the correct way to do things.
There have been no proposed plans on what to do with these students, who will be responsible for what, and what ramifications will come of all of this.
What makes this even more confusing is that Mayor Nutter has approved an overhaul of the zoning code which will take affect as of August 2012. This will have many changes to the system which may or may not change things in the area.

**Poweltonian** · 02-15-2012, 08:22 AM

This is all interesting. In the name of full disclosure, I'm the President of the PVCA. And also a Drexel Alum. The PVCA completed a Master Planning process in 2011. That document can be accessed at our website at PVCA 2011 - Master Plan

One of the things that came out of that Master Plan was just how skewed real estate in Powelton Village is because of the number of large houses being rented to students illegally. For instance, if the typical Powelton house is 6 bedrooms and each bedroom can garner approximately $650/mo then the average rental listing in Powelton is about $3900/mo. In effect, this overinflates the value of homes in the neighborhood because properties end up being sold based solely on the number of bedrooms, and not any other particular quality (condition, character, square footage, etc). It also makes it very difficult for potential homeowners to move into the area, because investors are willing to pay much more for a home then any family. The average price of a house in the neighborhood is about $465k. Real estate is skewed because of an entirely illegal condition. If landlords would rent their single family homes to only three students, the price of real estate would come down.

About two years ago, the PVCA provided L&I with a list of overcrowded properties. The list was compiled primarily off of Craigslist ads. Here is an example:
Very Large Drexel University House
We've submitted and updated the list repeatedly over the past few years. There are about 60 properties on the list. L&I claimed they were going to inspect each one of the properties on the list, and I deduce from the comments above that this is happening now. No one from L&I has reached out to me to confirm that this is the case. It's entirely possible that Drexel has put pressure on L&I to enforce the law.

And to speak to the comments below, if Drexel U and Homeowners alike are renting illegally, then I agree that they should be cited as well. Drexel has claimed to us that all their properties are fully compliant with the zoning code.

I doubt anyone will be going homeless, and would certainly hope that isn't the case. This isn't the fault of students. When I was a student, I sure didn't know the zoning code. But landlords need to be compliant with the zoning code. Codes, whether we like them or not, exist for a reason.

**seand** · 02-15-2012, 09:52 AM

To be clear, I understand the communities interest in regulating the number of very overcrowded houses crammed full of 18-22 year olds. I just think that there are probably also a good number of PVCA-member homeowners who are probably also in violation of the letter of more than 3 unrelated people in one house. Ultimately, it makes sense for PVCA to push for moving more student housing from unregulated group houses to zoned and licensed multi-unit apartments. Though of course some community groups who push for getting rid of "boarding houses" also on the other hand block allowing very large houses from going multi-unit and that also drives up the "entry cost" for homeownership. Its a tricky thing to ballance.

I just think more than 3 in 5+ bedroom houses is probably starting to be a little out of sync with common modern family sizes, people pushing back getting married/partnered till later in life, etc. in a lot of cases.

**Cicero** · 02-15-2012, 11:00 AM

PVCA has no knowledge about a recent L & I crackdown on properties in Powelton for illegal occupancy, but has a longstanding policy of opposing Rooming Houses. In particular we have tried to get L & I to address problems with properties that have a history of complaints about nuisance behavior ... parties, trash, noise.

Current home ownership rates in Powelton hover around 14%, amongst the lowest in the City. Drexel and the City both recognize these rates as critically low for a safe and stable neighborhood. Drexel has put in place a mortgage program to attract faculty and staff to Powelton and surrounding neighborhoods and has committed to housing a much higher percentage of their undergraduate student population on campus.

For more information, check out the Powelton Village Master Plan (PVCA 2011 - Master Plan) and the Drexel Master (drexelmasterplan | The Drexel University Master Plan). Drexel will be presenting information from their Master Plan at the next Powelton Village Civic Association meeting, Monday Feb. 20 at 7:30 pm. Meetings are held at the Metropolitan Baptist Church 3500 Baring Street.

**stewie** · 02-15-2012, 03:01 PM

If home ownership rates are so miserably low(~14% per Cicero)...what's the attraction to PVCA members to keep living in the past, and forcing the majority of residents(students) to comply with a zoning code that is out of touch with today's reality?
Their home values won't rise if they keep them as residential and they will never be able to unwind the process of conversion.

The ugly reality is this...PVCA and Drexel *ignored* for many many years the increasing conversion to rooming houses on the Mantua side, and Powelton itself is now suffering the consequences of the premium rent some students will pay to live in a rooming house on the Powelton side compared to the cheaper Mantua side.

So what do they do? Selectively enforce code instead of smartly reforming it.

I own a 4 bedroom house that is 2800sq ft and rent to 4 students-I could rent to and stuff more, but I'm responsible and PVCA put me on their list to enforce. Unfortunatey, the houses in the neighborhood are built to and CAN accommodate 4 people+ as most families that live in the neighborhood average that many people.

At the moment, the three unrelated people rule is as useful as the 3/5ths rule for Black Americans...lets get with the times and reform the code to accommodate both parties interests.

Originally Posted by Cicero

PVCA has no knowledge about a recent L & I crackdown on properties in Powelton for illegal occupancy, but has a longstanding policy of opposing Rooming Houses. In particular we have tried to get L & I to address problems with properties that have a history of complaints about nuisance behavior ... parties, trash, noise.

Current home ownership rates in Powelton hover around 14%, amongst the lowest in the City. Drexel and the City both recognize these rates as critically low for a safe and stable neighborhood. Drexel has put in place a mortgage program to attract faculty and staff to Powelton and surrounding neighborhoods and has committed to housing a much higher percentage of their undergraduate student population on campus.

For more information, check out the Powelton Village Master Plan (PVCA 2011 - Master Plan) and the Drexel Master (drexelmasterplan | The Drexel University Master Plan). Drexel will be presenting information from their Master Plan at the next Powelton Village Civic Association meeting, Monday Feb. 20 at 7:30 pm. Meetings are held at the Metropolitan Baptist Church 3500 Baring Street.

**Sharkfood** · 02-15-2012, 03:11 PM

I agree with other posters that the housing code should be updated to allow more than 3 unrelated persons, at least in certain parts of the city.
There may be some blocks or some neighborhoods where the rule can be preserved to maintain the character of the area. However, those
neighborhoods should be more the exception than the rule.

Looking at the United States census, demographically, households of one or two persons are on the rise and families of six plus are in terminal
decline. We need to match our housing stock with demographic reality.

If Powelton Village wants to preserve homeownership, it may wish to consider some sort of zoning that allows accessory apartments. That way,
you can have a homeowner who occupies most of a dwelling house; but an accessory apartment that allows him to pay the mortgage.

**Inspector** · 02-15-2012, 04:59 PM

At this point, the options stand that people will now be either applying for a variances for a rooming house, duplex, or triplex depending on the current zoning of the property. All of this will be fought by the neighborhood to the N'th degree. What compromise can be made to solve this problem?

Temple is implementing a tax for for muli family dwellings which goes to the civic association. Why has this not been done for the PVCA. This would help give much needed funds to the association while allowing for PROPER zoning.

If people keep fighting this, it will continue to be a "black market". There has to be regulation without a doubt, but if the neighborhood does not give what so ever, it will be tough for there to be any compromise.

As a disclosure - I have been cited with a violation the neighborhood as well. My properties are well kept and I have someone that cleans my properties inside and out on a weekly/monthly basis. I also have all my students sign the PVCA addendum for no partying/loud music etc. I have had to kick students out at one point as well. I have made over $40k in improvements to each one of my properties over the last 4 to 5 years.

Does this make me wrong? I think what is wrong is the lack of regulation by the neighborhood, and the inability for the city to understand a fundamental difference in these areas.

Fighting a trend is one thing, regulating it is another.

I am not sure why the PVCA and home owners want to lower the value of the properties in the area. That seems a bit odd that a person would rather have their victorian home worth $200k vs. $500k. Regulation will create piece in the neighborhood and preserve home values at the same time.

It will be tough to get people to move into powelton. Lowering the property values does not make it more attractive. What makes it attrative is people taking care of their properties. Having regulation on what to build, how to build it, and what materials to use. This will keep the integrity vs just fighting the situation.

**Inspector** · 02-15-2012, 05:26 PM

Any landlords who have been cited with a violation are being asked to come to an information session on Feb 21st (Tues.) @ 6PM. There will be local zoning attorney(s) to answer any questions people may have.

George - Once the damage assessment has been done, it would be good to meet with you to have a general discussion about the impact to the neighborhood that this will have.

Please email me for location information:

Poweltonlandlords@yahoo.com

PLEASE NOTE< IF YOU HAVE TRIED TO EMAIL THIS ADDRESS IT MAY NOT HAVE GONE THROUGH. PLEASE EMAIL AGAIN.

**John Goodman** · 02-15-2012, 05:31 PM

When is someone going to stand up for students rights?

They were willing to live there before when no one wanted to touch the area. Now it gets cleaned up a bit and it's time to kick the students out? That is wrong.

**scotchrocks** · 02-15-2012, 05:44 PM

Originally Posted by John Goodman

When is someone going to stand up for students rights?

They were willing to live there before when no one wanted to touch the area. Now it gets cleaned up a bit and it's time to kick the students out? That is wrong.

The students can stand up for their own rights, as the property owners are.

**Sharkfood** · 02-15-2012, 06:06 PM

Originally Posted by Inspector

At this point, the options stand that people will now be either applying for a variances for a rooming house, duplex, or triplex depending on the current zoning of the property. All of this will be fought by the neighborhood to the N'th degree. What compromise can be made to solve this problem?

Temple is implementing a tax for for muli family dwellings which goes to the civic association. Why has this not been done for the PVCA. This would help give much needed funds to the association while allowing for PROPER zoning.

If people keep fighting this, it will continue to be a "black market". There has to be regulation without a doubt, but if the neighborhood does not give what so ever, it will be tough for there to be any compromise.

As a disclosure - I have been cited with a violation the neighborhood as well. My properties are well kept and I have someone that cleans my properties inside and out on a weekly/monthly basis. I also have all my students sign the PVCA addendum for no partying/loud music etc. I have had to kick students out at one point as well. I have made over $40k in improvements to each one of my properties over the last 4 to 5 years.

Does this make me wrong? I think what is wrong is the lack of regulation by the neighborhood, and the inability for the city to understand a fundamental difference in these areas.

Fighting a trend is one thing, regulating it is another.

I am not sure why the PVCA and home owners want to lower the value of the properties in the area. That seems a bit odd that a person would rather have their victorian home worth $200k vs. $500k. Regulation will create piece in the neighborhood and preserve home values at the same time.

It will be tough to get people to move into powelton. Lowering the property values does not make it more attractive. What makes it attrative is people taking care of their properties. Having regulation on what to build, how to build it, and what materials to use. This will keep the integrity vs just fighting the situation.

If you look at the 2011 PV Master Plan, one of the recommendations is the creation of a neighborhood improvement district. So that idea is certainly out there. To be clear, the Temple area NID does not pay funds into a civic association, but administers its own funds with a board composed of landlords, university officials, and community leaders. Keep in mind there is already a voluntary improvement district - - the University City District.