Fannie Mae Fails to Maintain its REO Inventory in Communities of Color

Transcription

1 Fannie Mae Fails to Maintain its REO Inventory in Communities of Color Housing Research & Advocacy Center 2728 Euclid Avenue, Suite 200 Cleveland, OH

2 Introduction Property of the National Fair Housing Alliance and 2

3 The national investigation included 34 metropolitan areas made up of 129 cities. Of these cities, 63 cities included zip code investigations in communities of color. A total of 2,106 Fannie Mae REOs were investigated. Minneapolis Richmond Oakland-Antioch Vallejo-3 Las Vegas Denver Aurora Kansas City Milwaukee Muskegon Grand Rapids Cleveland Metro-Chicago -11 Toledo Gary Dayton Indianapolis Columbus Hartford- Bloomfield Philadelphia-3 Baltimore Prince George s Cty-4 Washington DC Richmond San Diego Phoenix Memphis Tucson Atlanta-3 Charleston Metro-Chicago Communities of Color: Chicago, Aurora, Dolton, Elgin, Evanston, Hazel Crest, Riverdale, Skokie, Waukegan, Hanover Park, North Chicago. Miami Communities of Color: Fort Lauderdale, Lauderhill, Miami Gardens, Sunrise, Hialeah. Metro-Philadelphia Communities of Color: Philadelphia, Sharon Hill, Chester Fort Worth Dallas Baton Rouge New Orleans Orlando Greater Palm Beaches Miami-5 Prince George s County: District Heights, Capitol heights, Upper Marlboro, Temple Hills. Metro-Vallejo: Fairfield, Suisun City, Vallejo Atlanta Metro: Stone Mountain, Decatur, Atlanta

4 Methodology for Investigation Neighborhoods selected for investigations were: Majority African American Majority Latino Majority Non-White Majority White Neighborhoods selected had Fannie Mae foreclosed homes listed for sale on Fannie s website. 100% of Fannie Mae REOs in targeted zip codes were investigated. Property of the National Fair Housing Alliance and 4

5 Methodology for Investigation These 39 items are important maintenance issues addressing curb appeal, health and safety items, and structural issues for marketing the REO, maintaining property values, and being a good neighbor to surrounding homeowners. The investigator marked yes or no as to whether the deficiency was present on the REO. For example, 1 unsecured hole in the structure counts as 1 deficiency; likewise, 3 holes in the structure also counts as only 1 deficiency. Photos were taken of the REO and neighbors on both sides and across the street to show routine maintenance of homes in neighborhoods. No homes that were occupied were evaluated or used in the complaint. Property of the National Fair Housing Alliance and 5

6 Evaluation Measures Curb Appeal Trash, Leaves, Overgrown Grass, Overgrown Shrubs, Invasive Plants, Dead Grass Structure Broken Windows, Broken Doors, Damaged Fences, Damaged Roof, Holes, Wood Rot Signage Trespassing/warning signs, Bank owned, Auction, or Foreclosure signs, For Sale signs missing or broken/discarded Property of the National Fair Housing Alliance and 6

7 Evaluation Measures Paint/Siding Graffiti, excessive peeling/chipped paint, damaged siding Gutters Missing, out of place, broken, hanging, obstructed Water Damage Mold, discoloration, excessive rust, erosion Utilities Tampered with or exposed Property of the National Fair Housing Alliance and 7

8 Cleveland, OH Racial Disparities In the Cleveland metropolitan area, we investigated 42 Fannie Mae REOs in African-American 3 Majority Non-White 29 White 54% of the REO properties in communities of color had trash or debris on the premises 46% of the REO properties in communities of color had overgrown or dead shrubbery 39% of the REO properties in communities of color had unsecured, broken, or boarded windows Property of the National Fair Housing Alliance and 8

9 Property of the National Fair Housing Alliance and 9

10 Communities of color White Communities of color White Less than 5 deficiencies 7.7% 41.4% 5 or more deficiencies 92.3% 58.6% 10 or more deficiencies 46.2% 6.9% 15 or more deficiencies 0.0% 0.0% Trash 53.8% 3.4% Mail accumulated 15.4% 3.4% Overgrown grass or leaves 0.0% 10.3% Overgrown/dead shrubbery 46.2% 27.6% Dead grass (10-50%) 0.0% 0.0% Dead grass (50% or more) 0.0% 0.0% Invasive plants (10-50%) 15.4% 6.9% Invasive plants (50% or more) 0.0% 0.0% Broken mailbox 0.0% 3.4% Curb appeal miscellaneous 15.4% 10.3% Unsecured / broken doors 23.1% 17.2% Damaged steps and handrails 38.5% 10.3% Damaged windows 38.5% 20.7% Damaged roof 53.8% 13.8% Damaged fence 46.2% 24.1% Holes 38.5% 17.2% Wood rot 46.2% 13.8% Structure miscellaneous 76.9% 58.6% Trespassing / warning sign 30.8% 17.2% Marketed as distressed 0.0% 3.4% No for sale sign 0.0% 6.9% Broken or discarded signage 0.0% 0.0% Unauthorized occupancy 0.0% 0.0% Signage misc 0.0% 0.0% Graffiti 15.4% 0.0% Peeling / chipped paint 84.6% 62.1% Damaged siding 76.9% 34.5% Missing / damaged shutters 0.0% 0.0% Paint/siding misc 7.7% 10.3% Missing / out of place gutters 23.1% 6.9% Broken or hanging gutters 53.8% 3.4% Obstructed gutters 38.5% 41.1% Gutters misc 0.0% 0.0% Water damage 0.0% 0.0% Small amount of mold 38.5% 31.0% Pervasive mold 0.0% 0.0% Water damage misc 0.0% 0.0% Exposed utilities 38.5% 13.8% Communities of Color have more egregious percentage at least 10% difference in proportion to the White percentage Property of the National Fair Housing Alliance and No significant difference observed in percentages White communities have more egregious percentage at least 10% difference in pro -portion to the Communities of Color percentage 10

11 Examples of Fannie Mae s Failure to Maintain REOs in Communities of Color Cleveland, OH 2014

12 Property of the National Fair Housing Alliance and This Fannie Mae REO is located The Housing in an Center copyright African American 2015 neighborhood in Cleveland. It looks okay from the front, but... 12

13 Property of the National Fair Housing Alliance and The side of the home is covered in overgrown shrubbery and invasive plants. 13

14 Property of the National Fair Housing Alliance and 14

15 Property of the National Fair Housing Alliance and 15 Gutters are obstructed with plant The growth, Housing Center copyright and pieces 2015 of the gutters are missing completely, allowing water to damage the structure of the home.

16 Property of the National Fair Housing Alliance and These are the well-maintained neighbors of the Fannie Mae REO. 16

17 Property of the National Fair Housing Alliance and Another Fannie Mae REO in an African American neighborhood in Cleveland. 17

18 Downspouts were missing all around the home allowing water to penetrate the foundation. Property of the National Fair Housing Alliance and 18

19 Property of the National Fair Housing Alliance and These unsightly and unstable The Housing front Center copyright steps and 2015 porch do not make a good first impression of the home for a potential homebuyer. 19

20 Property of the National Fair Housing Alliance and This Fannie Mae REO has zero curb appeal due to its boarded holes and trash laying around. 20

21 Property of the National Fair Housing Alliance and Fannie fails to fix the fence which is being overtaken by invasive plants and overgrown shrubbery. 21

22 Fannie Mae chose to use clear boarding on one window and board the other. Fannie Mae claims to maintain its REOs in the same or better condition than homes in the neighborhood. Clearly that is not the case in this African American neighborhood. Property of the National Fair Housing Alliance and 22

23 The neighbors take good care of their homes. Property of the National Fair Housing Alliance and 23

24 Property of the National Fair Housing Alliance and This Fannie Mae REO is located in an African American neighborhood in Cleveland Heights. 24

25 Property of the National Fair Housing Alliance and Dead tree limbs are leaning on the home. 25

26 Property of the National Fair Housing Alliance and Trash is littered throughout the yard and overgrown shrubs are taking over the yard. 26

27 Property of the National Fair Housing Alliance and This Fannie REO also had multiple boarded and cracked windows. Fannie sold this home for only $29,900 to an investor. It is now a rental property. Average home sale prices in the neighborhood are $65,000 so Fannie s sales price is driving values down. 27

28 The neighbors homes to the left and across the street are well-maintained. Let s see what the neighbor to the right looks like Property of the National Fair Housing Alliance and 28

29 The neighbor to the right is another Fannie Mae REO and it is being marketed in this condition: the backyard has overgrown shrubbery and dead tree limbs laying against the fence. Property of the National Fair Housing Alliance and 29

30 Property of the National Fair Housing Alliance and There are dangerously low-hanging wires in the backyard. 30

31 Multiple holes in the home allow birds, insects, and other vermin to nest inside. Similarly, Fannie Mae sold this home to an investor for only $25,000 when the average home sales price is $65,000. Fannie Mae is exponentially harming this African American neighborhood by failing to maintain two REO homes right next to each other. Property of the National Fair Housing Alliance and 31

32 Fannie Mae s REOs are well maintained in White neighborhoods

33 Property of the National Fair Housing Alliance and This well-maintained Fannie Mae home is in a White neighborhood in Garfield Heights. 33

34 Note that there is no trash or overgrown shrubbery on this Fannie Mae REO, and boarded doors and windows are absent as well. The lawn is freshly cut and edged. Property of the National Fair Housing Alliance and 34

35 Additional well-maintained Fannie Mae REOs in White neighborhoods. Property of the National Fair Housing Alliance and 35

36 Health Impact Living next to or nearby foreclosed homes causes stress, high blood pressure, asthma, and anxiety. People report feeling their neighborhood is stigmatized.

37 American Heart Association The increases in blood pressure observed could be due in part to unhealthy stress from residents perception that their own properties are less valuable, their streets less attractive or safe and their neighborhoods less stable, said Mariana Arcaya, Sc.D., M.C.P. Safety could also be a concern that affects their ability to exercise in these neighborhoods. Because the study involved predominately white, middle-class, suburban neighborhoods with single-family homes, research on different populations in urban and rural settings is needed, Arcaya said. Property of the National Fair Housing Alliance and 37

38 National Center for Healthy Housing

39 POOR QUALITY OF LIFE Boarded up housing and vacancies contribute to social isolation, anxiety, and feeling of stigmatization. Residents fear of crime in neighborhoods with Property of the National Fair Housing Alliance and vacancies may cause significant barriers to exercise and physical activity. 39

40 Vacant and abandoned homes cause rapid neighborhood decay and blight. (Broken Window Theory) Residents feel unsafe walking on streets with abandoned or vacant properties. Property the National Fair Housing Alliance and A higher proportion The of Housing vacant Center copyright homes 2015 in urban neighborhoods is associated with increased crime. 40

41 UNSAFE NEIGHBORHOODS Unattended and unmaintained properties result in: Illegal dumping and rodent infestation Injuries from accidental fires or arson Deterioration of lead paint. Property of the National Fair Housing Alliance and 41

42 Questions? Housing Research & Advocacy Center 2728 Euclid Avenue, Suite 200 Cleveland, OH