Tackling Problems the CED Way
Low-income tenants in Venice preserve their homes and dignity.

Winning a case is rarely the end of our clients' problems. For that reason, LAFLA's Community Economic Development (CED) advocates have developed strategies for teaching their clients to advocate for themselves. The results have been overwhelmingly positive. Take the Holiday Venice tenants: in 1999 LAFLA attorneys represented 45 tenants from a 14-building, 246-unit housing development called Holiday Venice in grievance meetings with management over re-certification (the annual process of establishing eligibility for subsidized rent). The last case was not resolved until February 2000. In 2000 we did not have to retain a single re-certification case. What made the difference?

A brief look at the history of our work with Holiday Venice tenants provides the answer. Holiday Venice is located just half a mile from the beach in the Oakwood area of Venice and therefore a target for gentrification. The neighborhood and the development are predominantly low-income African American and Latino.

The first battle
For years the owner received rental subsidies from two different federal programs, but in 1998/99, he decided to sell the buildings to a "for-profit" entity, and the residents were faced with the conversion of their rents to the market rate. With the support of LAFLA and several other organizations, the tenants fought the sale. Although they were not able to stop it, the tenants were able to secure key commitments regarding affordability and security, including promises to renew the subsidies and address management, repair and maintenance issues.

Recertification problems
In spite of these promises, the tenants faced many problems with the new owner. They had to deal with erroneous notices of rent increases; verbal abuse and mistreatment at the hands of office staff; security guards peeking in windows and following tenants and their guests; hanger by hanger, drawer by drawer searches of tenants' homes; and notices of intent to not renew the subsidies.

In 1999, LAFLA's Community Economic Development Unit represented 45 of the tenants in grievance meetings dealing with errors in the re-certification process.

Because of the time these efforts required, LAFLA decided to train the tenants to solve these problems themselves. By using education tools such as role playing and skits, the tenants learned how to politely but firmly insist on being treated with respect, how to ask questions, how to obtain documents presented in their own language, how to insist on clear explanations of documents they are asked to sign, and how to demand receipts. Armed with new confidence, a group of tenants formed a committee to assist other tenants with re-certification problems.

The result has been a marked decrease in the number of problems. When they do arise, tenants discuss the issues among themselves and give each other advice on how to address them.

LAFLA's work has meant that 246 units of affordable housing have been preserved for predominately African American and Latino tenants in an area vulnerable to gentrification. LAFLA's community education has enabled the tenants to improve conditions in the development by exerting control over decisions that affect their daily lives.

The representation and education the Holiday Venice tenants received from LAFLA positioned them to participate in eventually becoming owners of their building. They are currently working with a nonprofit developer to buy the building and maintain it as critically needed affordable housing, and will work with the new nonprofit owner to transition into ownership of the project.

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