Or, how do 311 Complaints affect the trigger for Property Standard investigations (if at all? Hint: They are related.)
From a municipal process viewpoint, it’s common for complaints made to a city to trigger investigations or increased services if the complaints reach a certain threshold (e.g. seriousness, safety concerns, frequency, etc.)
In the case of the City of Evanston, there are two helpful datasets that–if compared–could identify patterns of awareness, accountability and repair — the 311 Complaints dataset and the Property Docket dataset (extracted into a more accessible format here).
I was asked to look up two addresses in the data related to known rental properties. Both had 311 Complaints on record. But only one had a history of Property violations. (This data is already open and available online.)
For example, the rental property at 1932 Emerson, has a history of 311 Complaints and Property Violations as follows:
- Four(4) 311 Complaints regarding Trash Accumulation and Special Pickups: Feb 2014 – April 2016
- Two(2) Property Violations: Insect screens and “stairways, porches, decks, etc.”: May 2016
- Hearing for Two(2) Property Violations: Aug 2016 — Unknown outcome
- Five(5) 311 Complaints regarding Rental Dwelling Inspection and Trash: Nov 2017 – Nov 2018
- Two(2) Property Violations: Landlord Registration/Standards and Exterior Conditions: Mar 2019
- Hearing for Two(2) Property Violations: June 2019 — Unknown outcome
- Three(3) 311 Complaints regarding Insects, Rental Dwelling Inspection, Trash: Aug 2020 – Aug 2021
- Nothing on the Property Docket as of April 2022
Unfortunately, without the results of the Property Hearings being reported, it is difficult to know (without a data request or FOIA request), what the results of the Property Hearings were, if the issues with the rentals have been resolved to keep the tenants clean and safe, etc. But there is a “sort of” pattern of awareness and an attempt at accountability in the data.
Unfortunately, other rental properties, such as the address at 1802 Hartrey, show a history of 311 Complaints with no documented activity on the Property Dockets to indicate follow-up or accountability or repair.
- Fifteen (15) 311 Complaints regarding Rental Dwelling Inspection, Rodents, etc.: Aug 2014 – Oct 2021
We know that there are multiple steps between a 311 or Online Complaint and a Property Docket entry for an Administrative Hearing. (You can see more about the steps in the process here.) And multiple opportunities for Property Owners to come into compliance with the COE standards. Unfortunately, those multiple opportunities also can create delays in compliance, and delays in resolution are particularly impactful on renters.
However, the absence of closure related to these complaints creates more questions than answers about the City’s role and ability to intervene in matters of tenant housing safety and health, especially with landlords who are repeatedly showing up with violations over time and across many properties.
For a summary of all blog posts regarding Property Violations, click here.
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