Problem Properties Collaborative Mission and Platform

 

The mission of the Problem Properties Collaborative is to support innovative code enforcement strategies and other neighborhood revitalization initiatives in Memphis through active and ongoing involvement of community-based organizations to promote and support healthy and vibrant neighborhoods.

The purpose of the Problem Properties Collaborative is to:   

• Educate and support community based organizations to participate fully in a proactive strategy for code enforcement and other anti-blight initiatives;
• Provide research support on problem properties, foreclosure, affordable housing, and other issues related to urban blight;
• Facilitate discussion and dissemination of best practices through local research and national partnerships such as the National Vacant Properties Campaign.
• Coordinate grassroots support for changes in policies, procedures, ordinances, and statutes that strengthen anti-blight outcomes and implement performance-based accountability systems

PPC Platform: Working Discussions
 

MemphisThe Problem Properties Collaborative supports implementation of a comprehensive and strategic anti-blight and code-enforcement initiative, which would be closely coordinated with a more systematic affordable housing strategy for Memphis.In pursuit of this end, the PPC advocates a ten point platform, detailed below. This platform is based on over five years of research (largely in collaboration with the Memphis Shelby Crime Commission and local foundations), as well as residents’ experience with code enforcement and other anti-blight activities, including:
1) a detailed analysis of the local Anti-Neglect Housing Code; local code enforcement policies, procedures, and programs; and a systematic review of actual code enforcement histories on a sample of residential properties in Memphis;
2) intensive study of national best practices and technical assistance from the National Vacant Properties Campaign;
3) participation by several PPC representatives on the Joint Lipscomb-Gibbons task force on Problem Properties; and very importantly;
4) ongoing input from community residents and community-based organizations with day-to-day, on the ground experience with code enforcement issues (including CDCs and neighborhood associations)

 

The Ten Point Platform

 

1. Accountability: Expectations for accountability, with clearly articulated, outcomes-based performance standards for code enforcement offices and activities. 
2. Proactive Code Enforcement: A comprehensive audit of property conditions, property ownership, and other factors such as tax delinquency for every parcel in Shelby County that      would be updated in real time using public access information technology systems for mapping, monitoring changes in property status, and tracking progress of code enforcement and other anti-blight actions. Would replace current complaint-driven system.
3. Systems Reform: Identification and removal of specific barriers to effective code enforcement, property acquisition, and property rehabilitation, including those that would     require statutory changes (e.g. receivership, fines and fees); those that are based on restrictive legal opinions or perhaps outmoded case law (e.g.liability for community-sponsored “adopt-a-lot” programs); and those that are based on commonly adhered to but ineffective policy and procedures (e.g. cumbersome procedures for tax sales.) An interagency working group would identify barriers and be  accountable for removing barriers according to a widely disseminated timeline and action plan.
4. Community-based Code Enforcement: Systematic and ongoing collaboration with community-based organizations to identify and target high-priority properties neighborhood by neighborhood, support peer-based enforcement actions, facilitate property acquisition      and assembly by local or other credible re-developers with a plan for rehab or re-use, and implement creative anti-blight strategies such as “adopt-a-lot” for vacant and overgrown parcels. Community-based code enforcement would be coordinated with a multi-agency city-wide Priority Property Strike Team that would target resources from multiple agencies to  a criterion-based and revolving set of problem properties.
5. Expedited Demolition: Collaborate with private sector and non-profit funders to establish a “war chest” to deal  with back-logged condemnation and demolition.
6. Fast Tracking and Zero Tolerance for Designated Violations: In conjunction with Environmental Court, establish a fast track and zero-tolerance policies and procedures for  environmental, abandoned vehicle, and other non-structural, behavior-associated, and relatively uncomplicated violations. 
7. Fee-based Enforcement for High Risk  Properties: Establish new and expand fee-based inspection, monitoring, and certificate of occupancy policies for high risk properties such as   multi-family rentals, vacant commercial (e.g. Article 10 Commercial Anti-Neglect) and residential properties, and re-inspections/ certificate of occupancy for properties having rehabilitation orders. Use revenue to support creative enforcement, such as displacement assistance.
8. Displacement Assistance: Collaborate  with private sector and non-profit funders to establish a “community chest” for legal assistance, repairs and renovation, relocation, and other      problems associated with worse-case scenarios among low-income and disabled or elderly homeowners and qualified renters displaced by code enforcement actions against owners.
9. Best Practice Linkages: Establish partnerships with organizations such as the National Vacant Properties Campaign and regularly participate in selected conferences to access best      practices, innovations in technology, and technical assistance.
10. Performance-Based Funding for Anti-Blight Programs and Organizations: Establish and/or better enforce productivity and quality standards for CHDOs, Section 8 and LIHTC-assisted      housing, home ownership counseling and other anti-foreclosure programs, and other initiatives funded by government that are intended to both expand the supply of affordable housing and maintain neighborhood vitality.