Excrement floating in the basement, rats running through thebedrooms, sewer water flowing down walls: these are some of thehighlights featured in the Sun-Times continuing series on Chicagoslumlords. While landlords play peek-a-boo with inspectors and thecourts, tenants remain at jeopardy, waiting for help and justice.
For most tenants in Chicago, and for most repair and maintenanceproblems, tenants can take immediate action on their own to makefixes at the landlord's expense, reduce the rent, or break the leaseand leave.
The Chicago Residential Landlord and Tenant Ordinance allowstenants to divert $500 of their monthly rent, or half the rent ifthey pay more $1,000 a month, toward correcting minor problems. Formajor problems, diminishing rents equal to the reduced market valueof the unit is allowed, usually between 25 and 50 percent. Majorproblems also are grounds for outright termination.
Tenants are required to provide the landlord a written notice ofwhat conditions exist, and inform the landlord of what actions thetenant intends to take. Except in an emergency, the landlord must begiven 14 days to cure the problem. After that, the tenant can makethe repairs and deduct, or start reducing the rent next time it isdue, or move out within two weeks. If a landlord retaliates bylocking out a complaining tenant, the landlord is subject to arrest.Evicting or canceling a lease is also prohibit if based on tenantcomplaints.
There is plenty of free help and advice for tenants.
* For building inspectors, call 311.
* For lock-outs, call 911 and refer to Special Order 93-12.
* For a list of not-for-profit groups providing help to landlordsand tenants, call the city's Rents Right automated information line,(312) 742-7368
* Local neighbor groups across Chicago, many funded by the city,work with tenants, aldermanic offices, building inspectors and thecourts to enforce code violations corrections. Check with the localalderman's office for the closest group.
* The Metropolitan Tenants Organization has pamphlets, sampleletters, and tenants' rights advice for Chicago residents. (773) 292-4988.
* For qualifying low-income tenants Legal Assistance Foundation,(312) 341-1070, and Lawyers Committee for Better Housing, (312) 347-7600 might be able to help.
* The RADR program of the Center for Conflict Resolution providesfree mediation, but no legal information, when tenants and landlordsare willing to negotiate (312) 922-6464.
* Complaints about landlords who hold real estate licenses can bemade to the State Office of Banking and Real Estate, (312) 793-3000.
Write mediator Ed Sacks at Apartment Watch, Homelife, Chicago Sun-Times, 401 N. Wabash, Chicago 60611, or via e-mail atedsacks@suntimes mail.com.
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