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Laws regarding rental properties and eviction proceedings can be complicated. Most small property owners operate their rental unit as an investment and may not have the background, information, or experience that would assist them in preventing or dealing with problems on their property. The city has had several cases related to rental condos or rental single-family homes where drug sales, criminal gang activity (including Aggravated Assault/Battery) and severe nuisance problems have adversely impacted the quality of life in the neighborhood and the property owner was unaware or unable to quickly or effectively resolve the matter. One has no way of knowing if the next renter will become a nightmare for you and the community. The Crime Free Multi-Housing program can help you be prepared to prevent problems or be ready to quickly and effectively deal with problems should they occur.
The Crime Free Multi-Housing program was developed in 1992 by the Mesa, Arizona Police Department. The International Crime Free Multi-Housing Program have spread to nearly 2,000 cities in 44 U.S. states, 5 Canadian Provinces, Mexico, England, Finland, Japan, Russia, Malaysia, Nigeria, Afghanistan, and Puerto Rico.The information contained in the seminar is a compilation of experience and proven methods from professional rental property managers, lawyers, and police officers.Seminar topics include:Explanation of the City of Rolling Meadows residential rental ordinanceOverview of community policing and city resources available to assist youExplanation of the Crime Free Lease Addendum with samples providedCPTED (Crime Prevention Through Environmental Design) overviewCombating Crime ProblemsDealing with Non-ComplianceApplicant Screening (Background Checks)Active Property Management and Working with the PoliceCity of Rolling Meadows rental issues/inspections/miscellaneous ordinancesUSB workbook and additional valuable handouts and resource information
In an effort to provide the rental property owner, agent or manager an opportunity to attend the seminar with the least amount of difficulty, we will offer sessions every month. Seminars are scheduled on Saturdays. Please visit our website http://www.cityrm.org/formcenter/crime-free-registration-10/crime-free-multihousing-seminaronline-57 to register online. If you have any questions contact Program Coordinator Officer Carlos Saez, at 847-878-2449, or email firstname.lastname@example.org .
Not necessarily. If you live out of state, you undoubtedly have a local individual that handles matters for you related to the rental property. With this in mind, the ordinance does state the rental property owner OR agent (manager), shall attend a CFMH seminar.
You (or your agent or designee) need to attend only one seminar regardless of the number of rental units that you own or operate in the city.
No. Thorough applicant screening is recommended and discussed in the seminar, however, the ordinance does not require criminal background checks.
Not necessarily. The ordinance does require the use of a Crime Free Lease Addendum or similar wording in the body of the lease that makes criminal activity a cause for eviction. The ordinance does allow the city to require an eviction based on the severity for one criminal act. It also provides the rental property owner/manager the tool and ability to deal with a problem when needed. The Crime Free Lease Addendum was developed by HUD and is used in section 8 leases utilized by housing authorities. Evictions based on this concept were upheld by the U.S. Supreme Court in 2002 (see Oakland Housing Authority v. Rucker and Department of Housing and Urban Development v. Rucker).
No. The Federal Fair Housing Act, which is discussed during the seminar and contained in the workbook, has seven protected classes. The seven protected classes relate to a persons race, color, national origin, religion, sex, familial status or handicap (disability). A person’s behavior is not a protected class. The ordinance is intended to deal with a tenant’s or tenants friends and associates criminal or excessive nuisance behavior that is impacting the health, safety, or quality of life of a neighborhood regardless of the tenant’s race, ethnic background, or income status. Would you like to live next to a drug dealer, gang member, or renter that has loud and drunken parties every weekend?
A rental property, regardless of size, is in fact a business operation. While the city has the power to declare certain businesses and non-rental residential properties as nuisance, it has the right and responsibility to do the same for troublesome rental properties. The ordinance is designed to provide education and tools to rental property owners that will assist them and empower them to reduce the chances of problems and be prepared to quickly and effectively deal with problem tenants. This will not only assist the city and local neighborhoods, but may also protect the rental property owner from potential loss of rent during a protracted eviction and costly repairs to damaged units.
No. With over 1500 apartments and over 900 single unit rental licenses (condos, single family homes, etc.) it is not possible to track every single incident. However, the units that become excessive in nature by virtue of the type of criminal activity or amount of nuisance activity (as noted in the ordinance) that impacts the quality of life of a neighborhood will be notified. The owners that actively work with the police department in an attempt to resolve the problem should have no concern. The city will not automatically suspend or revoke a rental license for a property that meets the nuisance standard. The city manager, upon specific recommendation, may review the situation and may suspend or recommend revocation for a small percentage of rental property owners who fail to attempt to resolve problems on their property.
YES!!! Crime and drug infested properties around the country have seen dramatic decreases in calls for police service after CFMH was implemented. The City of Rolling Meadows Crime Free Multi-Housing Program was started in 2012. Since then, we have experienced a substantial decrease in calls for police service in 3 of our major rental properties. It is apparent that the efforts of our CFMH program working with rental property managers along with our beat officers and specialty units have been effective. Additionally, there is a push to have several if not all rental apartment communities either certified or becoming certified in the CFMH program. The program solicits the interest of Homeowners Associations to adopt the principals of CFMH in their rules and regulations to deal with the number of rental (non-owner occupied) units in their associations.