.

Protect Tenants

More government action needed to protect tenants, responders in wake of bad Spring Valley fire

By Arthur H. Gunther III

thecolumnrule.com

columnrule.blogspot.com

 

If you are in business, then you want your employees to be well-trained, your equipment to be in top shape, your materials the best you can buy. You want all that if you also seek to offer reputation along with product. Should it be any different when you are a landlord? Actually, responsibility for the “product” -- your tenants -- is even greater. They must be well served as fellow humans, protected from rent gouging and kept safe from building neglect that compromises safety and health. 

Not enough landlords pass this reputation test. Yes, the business of owning rental property is difficult to begin with -- tenants come and go, creating income instability, some don’t pay their rent, some abuse property. Taxes and utility costs continually rise, and the property has to be maintained. But it’s a business the landlord chooses to run, and, as such, there is an obligation that it be conducted properly. Since people are involved, that means government has to be as well. And it’s an instance where the least government the better can’t be the rule. Officialdom must be proactive.

For example, consider a situation last week in Spring valley, N.Y., where some tenants in 10 apartments could have perished in a large fire. The blaze, perhaps caused by an unattended candle and maybe an electrical problem, and made worse by a delayed call to 911 and then low hydrant pressure and blocked firetruck entry, was a perfect storm in which government is partly to blame.

Some 55 people were left homeless, and volunteer firefighters from 11 departments and other responders battled heat exhaustion in the continuing high temperatures in the Northeast. Thankfully, there were no deaths, no major injuries. But the situation could have become a disaster. The tenants, the landlord and government lucked out. Now the task now is not only to rebuild but to help save lives in the next fire; indeed, to reduce the chance of one occurring.

Spring Valley is major rental territory, and the Village Board must take steps to better protect tenants. After the recent fire, investigators found some inoperative smoke detectors, and one illegal room conversion, which can prove a deathly maze for firefighters lost in heavy, choking smoke. To the good, the village says that all 66 apartments in two buildings at the fire site have smoke and carbon-monoxide detectors, and that the property owners are working with the village to comply with all codes. That’s the hoped-for future. In the past -- just last week -- responders were hampered by low or no pressure in hydrants, forcing them to use tanker and pumper trucks. But the back gate of the apartment complex was blocked by residents’ cars and had to be cut through so tankers could get in.

According to media reports, the government’s response so far is a planned resolution requiring supervisors of multiple-family dwellings throughout the village to check rental units quarterly to ensure smoke alarms are installed and operating. Not enough, people.

Don’t depend on landlords, who are usually absentee and who hire local “superintendents” already overworked, poorly trained and underpaid. Instead, the village’s annual fire inspections must become not only quarterly but official, conducted by paid, free-lance volunteer firefighters, ex-military and others who could supplement retirement income. The municipality would not incur any costs, with inspections set at $50 per building of say 50 units. That’s $200 a year, per building, not much to keep your tenants safe.

In addition, Spring Valley should:

 • Immediately require hard-wired (with battery back-up) smoke and carbon monoxide detectors in all proper locations. Hard wiring will override situations where people remove batteries if the detectors are annoying.

• Insist that police patrol fire lanes every single shift and immediately call landlords if areas are blocked. Cars should be towed. Volunteer firefighters and paid responders, including the police, cannot have their lives jeopardized by blocked fire lanes.

• Fines should be stiff, with jail time in some cases, for landlords who allow illegal room conversions or who are repeat offenders on fire and building code violations. 

• Utilities should be held legally liable if they do not maintain sufficient water pressure in hydrant mains. Spring Valley can help here by using their muscle and also advising the Planning Board and Zoning Board not to approve any more building units until water pressure improves. Spring Valley is undergoing massive urban renewal, adding hundreds of residential units. Has that compromised water pressure in very old mains?

• Tenants should be offered more instruction on fire safety, including avoiding electrical overload, use of candles, etc.

Landlords, tenants and government all have a responsibility to protect and save lives in municipal multi-unit dwellings. But it is government that must be the leader, in Spring Valley and all over the place. 

This post is contributed by a community member. The views expressed in this blog are those of the author and do not necessarily reflect those of Patch Media Corporation. Everyone is welcome to submit a post to Patch. If you'd like to post a blog, go here to get started.

William Demarest (Editor) July 18, 2012 at 04:54 AM
After this latest fire in Spring Valley, leaders of volunteer fire departments and related groups around the county want Rockland's local governments to include firefighters on planning boards to ensure some basic safety issues are addressed with each development. In this fire, firefighters said they could not get their firetrucks close to the fire because driveways are too narrow.
John Taggart July 18, 2012 at 05:10 AM
We are to the point of putting sprinkler systems in alot of new multi family dwellings, new is well regulated. What about the bigger and more dangerous problem of older converted homes, legal and illegal ?
John Taggart July 18, 2012 at 05:13 AM
Why the low pressure at the hydrant ?
art gunther III July 18, 2012 at 12:02 PM
Gordon Wren, the Rockland fire coordinator, will tell you that there has been an ongoing battle with United Water over low pressure at various hydrants. He has been citing this potentially fatal problem for some years now, and in that time, many more housing units and home landscape sprinkler systems have been added, taxing the mains even more. It takes time to move pumper trucks into position and build pressure when seconds count in a fire. Municipalities ought to be screaming for action. Additional in-main pressurization is required, now.
PC Proud July 18, 2012 at 12:25 PM
This is typical of United Water, they have absolutely no regard for their responsibilities in regards to fire protection, this is as true here in Port Chester as it is in Rockland County. Bravo to Gordon for going on record that there is a pressure/ volume issue.
PC Proud July 18, 2012 at 05:36 PM
The problem is that United, in order to lower water loss from leakage, is lowering the pressure in the mains. The amount of available water is not the issuel.
art gunther III July 18, 2012 at 06:14 PM
Fine technical explanation, PC, and thanks for that. If there is leakage in old mains, then there has to be more diligent line replacement, especially in heavy-use areas like Spring Valley and certainly in sections where there is density housing and the possibility for terrible fire. Volunteer firefighters need the best tools available, and full water pressure is near the top of the list. I would add, in light of the updated Funston blaze report today (7/18) that overloaded electrical caused the fire, most Spring Valley apartments are decades old and were wired before people added heavy loads like window AC units and space heaters. The village ought to require electrical upgrades for all multi-family units. over 20 years old.
Francis T McVetty July 18, 2012 at 06:23 PM
art gunther III, or at least require an inspection of those over 20 years.
art gunther III July 18, 2012 at 07:13 PM
Yes, more frequent inspections and more thorough, Francis T. Illegal room conversion, including attic use has also been cited in the Funston Ave. fire, and that would have shown up if all municipalities require full annual inspections. We need not have traditional inspectors only, with full pay/benefits, but employ retired firefighters and others who can work for a small free-lance fee that is covered by the landlord in the inspection process.
John Taggart July 18, 2012 at 07:19 PM
You may also find alot of aluminum wire in those in older buildings that needs to be pigtailed with copper. People who just keep resetting the circuit breaker don't realize the heat produced behind the outlet and that the breaker becomes unreliable after repeatedly tripping. Mr. Gunther if utilities are denied DEC, and local permits to increase suppply. And the polititions spend years arguing over what to allow, while constantly adding buildings and demand. How can you hold the utility legally responsible. How about holding the polititions legally responsible. The evil big business scape goat dosent always hold water.
Watchdog July 18, 2012 at 07:28 PM
Politicians know just who these landlords are and they also know where there are illegal conversions. The water company is always the scapecoat. These fires should not happen in the first place.
Ross Revira July 18, 2012 at 08:04 PM
This is not rocket science. Make the penalty for repeated code violations escalate to a point where the financial incentive for the landlord is taken away. In most localities the probability of getting caught and the fine received if caught is a small expense in maximizing your rental profits.
art gunther III July 18, 2012 at 08:50 PM
Yes, Ross, you are right -- the pocketbook is where the pain is.
Chris Clement July 19, 2012 at 09:25 AM
Many valid statements made but failure to see other side of coin, the decent landlord. What about a tenant who removes battery from smoke alarm? Hard wiring is not the answer; wires can be dis-engaged, cut. Over crowding? I know someone who rented to a couple with a child. Few weeks later brother/wife, sister/ child, aunt/uncle moved in. To evict means hiring expensive lawyer, going to court, etc. Interior sub-dividing; tenants do this themselves. I'd suggest that if/when a landlord sees things like this to contact their buiding department and report what's going on.
art gunther III July 19, 2012 at 10:31 AM
Chris C. offers balance -- yes, there are decent landlords, and they do not get their due. And some tenants can be horrid. Landlords should be observant and do as Chris says, contact authorities. Again, the key is to protect property and person, landlords, tenants and first responders, and that is best done by frequent, mandatory inspection.

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