VNSTA responds to Equity email regarding issues with electrical work

The Van Ness South Tenants Association continued to advocate for an improved process for replacing non-GFCI electrical outlets at 3003 Van Ness, sending a letter to new Equity Residential General Manager for 3003 Van Ness, Dan Burkes. The letter, which follows a previous letter to Equity Residential Senior Vice President Frances Nolan, asks for clarification regarding electrical licenses, procedures for entering apartments, and for cleaning after electrical work is completed.

An excerpt from the letter appears below. Read the entire letter in printer-friendly format.

“It also is helpful to hear you say that Equity Residential is committed to providing quality service and that you will instruct the vendors to wipe down areas regarding the electrical sockets when they finish installing the new GFCI outlets. However, this may not be enough to solve the problems – they may have to either use larger faceplates or sand the area around the outlets. Also, will you instruct the workers to go back and clean around the outlets in the apartment in which the electrical work already has been completed? Or will the “quality service” only apply to electrical work in the future?”

VNSTA sends letter to Equity VP Frances Nolan re shoddy electrical work

The Van Ness South Tenants Association today sent a letter to Equity Residential Senior Vice President Frances Nolan, requesting that she take steps to improve sloppy electrical work at 3003 Van Ness and that she states whether or not the workers replacing electrical outlets are licensed electricians.

See an example of the work below, followed by the letter to Senior VP Frances Nolan. Residents report that almost all outlets that are being replaced are left in this condition.

Dear Ms. Nolan,

I am writing regarding Equity Residential’s slow and sloppy effort to replace electrical outlets in the kitchens and bathrooms of apartments at 3003 Van Ness in Washington, D.C.

As you know, the DC Department of Buildings discovered in a building-wide inspection of the property that most units lacked Ground Fault Interrupter Circuit (GFCI) outlets, that are required by the housing code and that are necessary for preventing possible electric shock or electrocution. This serious safety issue was discovered last September; however, Equity’s efforts to replace the old outlets have been glacially slow and still are not complete.

In addition, the people Equity has hired to do the work have done sloppy job, leaving a dark outline of dirt around the outlets (see attached photo), leaving bits of wire and other materials nearby, and moving residents’ personal items without putting them back. Moreover, the workers, who appear to be third-party contractors, have been entering residents’ apartments without being accompanied by Equity Residential employees.

The slow pace and sloppiness of the job raises questions about Equity’s commitment to its customers. It is hard to believe that corporate executives would be proud of the work displayed in the attached photo. This is not an isolated example – this photo is representative of most units.

The shoddy work also raises questions about the qualifications of the workers. Are they licensed electricians?

We request that take steps to clean up the mess around the outlets as shown in the attached photo, and that you make sure that the contractors have the necessary qualifications to do electrical work.

Sincerely yours,

Harry Gural

President, Van Ness South Tenants Association


Read the letter in printer-friendly format

VNSTA sends letter to Equity Senior Vice President regarding broken security doors

Residents of 3003 Van Ness have continued to share their concern with poor security at 3003 Van Ness, particularly the almost constantly broken security doors that allow easy access to the building without a fob. For this reason, we sent a letter today to Frances Nolan, Equity Residential Senior Vice President, asking again that she take steps to repair the malfunctioning doors and to keep them in working order.



April 4, 2024

 

Ms. Frances Nolan
Senior Vice President
Equity Residential Corporation
Two North Riverside Plaza, Suite 400
Chicago, IL 60606

Dear Ms. Nolan,

I am writing to ask you to please repair all of the malfunctioning security doors at Equity Residential’s apartment building at 3003 Van Ness Street in Washington, DC.

As you know, we have had many security issues in the building – some so serious that the DC Attorney General has pressured Equity Residential under the Drug-, Firearm-, or Prostitution-Related Nuisance Abatement Law. Nevertheless, Equity continues to show little concern for the safety of its residents, with security doors frequently broken so that it is easy to enter the building with a fob.

We have reported this problem to Equity Residential many times in the past – a few of our previous letters are attached. The problem has become so bad that for more than a year we have recorded videos of the broken doors, hoping this evidence would convince the company that it needed to take action. There are now dozens of videos posted on YouTube and on Twitter/X, providing extensive evidence of Equity Residential’s failure to provide this most basic level of security to its customers.

We will continue to record evidence of the extremely lax security at 3003 Van Ness until Equity Residential takes steps to correct it. We request that you immediately repair all of malfunctioning security doors and make sure that they remain in good working order at all times.

Sincerely yours,

Harry Gural
President, Van Ness South Tenants Association

Cc: Stacey Aguiar, Vice President of Property Management, Equity Residential
Josh Luper, Washington Area Manager, Equity Residential

Read the letter in printer-friendly PDF format

Results of the secondhand smoke survey

Last May, the Van Ness South Tenants Association posted an online survey on secondhand smoke. The survey was created as a result of complaints from residents of 3003 Van Ness, which is advertised as a non-smoking building.

A recent story in The Washington Post, Apartment dwellers plagued by secondhand smoke have little recourse,” brought increased public attention to this issue. The article focuses on the Parkwest apartment building in Woodley Park, but it could apply to any of the many multi-family apartment buildings in the city.

The Washington Post story, which focuses on just one resident of one apartment building, might (unintentionally) lead a reader to believe that the problem of secondhand smoke is isolated. However, our survey of 104 respondents from more than a dozen buildings, suggests that the problem is much more widespread.

A much larger, professional survey is needed to draw definitive conclusions. In the meantime, we think that our simple online survey can provide some insight into how secondhand smoke affects residents of apartment buildings in Washington, D.C.


RESULTS OF THE SECONDHAND SMOKE SURVEY

  • Number of respondents: 104

  • Number of respondents living in apartment buildings: 90

  • Number of respondents living in condo or coop buildings: 14

  • Percentage of respondents living in buildings advertised as nonsmoking: 61%

How serious is the problem of secondhand smoke in your building?

  • Not a problem: 9%

  • A minor problem: 17%

  • A somewhat serious problem: 40%

  • A very serious problem: 34%

Do you experience secondhand smoke in your unit?

  • Yes: 93%

Is secondhand marijuana smoke a problem in your unit?

  • Yes: 71%



HEALTH AFFECTS

Is secondhand smoke physically irritating to you?

  • Yes: 69%

Does secondhand smoke aggravate a medical condition?

  • Yes: 35%

Does secondhand smoke hurt your ability to work at home?

  • Yes: 36%

Does secondhand marijuana smoke in your apartment make you feel dizzy or high?

  • Yes: 29%


TAKING ACTION

Have you considered moving because of secondhand smoke?

  • Yes: 38%

Have you complained to building management about secondhand smoke?

  • Yes: 46%

Have you complained to city authorities about secondhand smoke?

  • Yes: 11%


POLICY POSITIONS

  • Percentage who support a ban on smoking in all multifamily buildings: 61%

  • Percentage who support a ban on smoking only in buildings advertised as nonsmoking: 26%

  • Percentage who say that companies that advertising their buildings as non-smoking must enforce that policy: 83%

comments FROM RESPONDENTS

“I live in a non-smoking building. If secondhand smoke is poisonous then why isn't this taken more seriously? Why aren't the people breaking their lease punished why do the people who want to live safely in quiet enjoyment suffer and nothing is done?”

“The hallways smell like cigarette smoke when residents smoke inside their apts.”

“I have been complaining for years to management and they have done nothing!”

“I can’t sleep because of people constantly smoking on my floor. I don’t care if people smoke because that’s their lifestyle choice but it’s getting into my unit and that’s not fair.”

“I have complained various times to management about the secondhand smoke that comes into my apartment. It’s difficult to work at home, the smoke is irritating when it comes into my apartment and even when the windows are closed, I still smell smoke! Enough is enough.”

“Secondhand smoke sucks for those of us who do not smoke. It causes us serious health effects.”

“I am allergic to marijuana and secondhand smoke makes me incredibly dizzy and prevents me from sleeping and sometimes forces me to evacuate my apartment at inopportune times. I've noticed it is more frequently abused in the winter.”

“I have epilepsy. I cannot risk exposure to marijuana smoke as it can induce my seizures. Suddenly I’m smelling it when I open balcony door or windows This is intolerable. There is no way to control it aside from a total ban here.”

“We smell marijuana almost every night in our apt living room and kitchen. We smell it also in the stairwell and outside when we are on our balcony. We smell cigarette smoke when we pass one apartment on our floor. All this smoke is irritating to my lungs which are already damaged by everyday exposure to secondhand smoke at my workplace several decades ago. And then there is the possibility of lung cancer! I have never smoked.”

“Sometimes residents also smell hard drugs in the hallways. Not many residents who live near me seem to smoke, so I think many others in my building are having a much harder time with this than I am. But I occasionally smell cigarette smoke coming into my unit from a source I can't identify. Other times there's a strong smell of marijuana in the elevator. Other times, some residents smoke outside, but not at the required 25 feet from the building. Management knows who many of those smoking in the building are but does not seem to do anything.”

“It is not only cigarette and weed, but exposure to K2, crack cocaine, cocaine, PCP, anything they roll in the cigarette. I have been high without taking any drug.”

“My landlord does not enforce its non-smoking rules.”

“We have had to buy air purifiers and smoke odor eliminating candles to deal with the smoke coming into our apartment. We have brought up the issue with building management and we know neighbors have as well. The problem might go away for a week but then it comes right back. There seems to be no real enforcement of the policy.”

“I have asthma and the marijuana smoke throughout the building really bothers me!”

“The cigarette smoke there was so bad that we couldn't open our windows during the height of the pandemic, because a person below us was constantly smoking on their patio, and we had to paper over our kitchen vent.”

"This is an environmental justice issue that lawmakers willingly overlook as they think people have the right to smoke (they do not per the Supreme Court) and that this non-existent right supersedes the health of the majority, with children the most harmed due to development (smaller lungs, brains, etc.)”

“I have been complaining about this for years just this year alone I have been begging every single week for management to stop the smoker on my floor - all I ever get is excuses and nothing concrete is done. The elevators and basement frequently reek of pot or cigarettes smoking has to be banned in residential buildings.”

“I worked with on the National Tobacco Settlement with the National Association of Attorneys General (NAAG) and am well-informed on the dangers of secondhand smoke as a result. It is baffling that nearly 20 years later, everyone is protected from the dangers of smoking in DC except those who live or work in multifamily buildings or public housing. HUD banned smoking in public housing years ago in an effort to protect children and those who suffer from health issues. So, unless one can afford $1M+ detached single-family home, lives in public housing or lives in a building where it is banned and enforced (rare), everyone in between is subject to the dangerous toxins that others choose to use.”

"I occasionally smell marijuana smoke in the hallways.”

“My mother was visiting this past weekend and we noticed secondhand smoke on several occasions, most notably in the hallways and the elevator (which was terrible because we were trapped and the odor was strong)”

“Some individual tenants in our building have complained to management and the tenants association of particularly bad smoke from neighbors. It is usually when the smoking is outside on an adjacent balcony and is usually marijuana.”

“Our property management does not take seriously the policy of a non-smoking building. Residents continue to smoke (cigarettes and marijuana) in their units, in the corridors and outside the main/rear entrances with no warnings from management. We became a non-smoking building in January 2020 and the policy is not enforced. Management doesn't care.”

“It took weeks and weeks of us complaining while my wife was pregnant before our building management finally stopped it.”

“Mine is a prewar building with very porous apartments, so infiltration into units is a big problem.”

“We continually smell marijuana smoke from our balcony.”

"A designated outside smoking area is underneath my bedroom and bathroom windows. The smoke drifts into those areas with or without open windows.”

“Several years ago, my neighbor was a heavy smoker and the smell intruded into my apartment. Fortunately, he left and I have not experienced the problem since, but I know that this depends on whoever happens to move in near me. I also find that marijuana smoke and cigarette smoke is pulled in from outside -- smokers on the public sidewalk, which a property-wide ban would not help.”


Read comments in printer-friendly format

VNSTA announces all-resident meeting for Wednesday, April 3rd

The Van Ness South Tenants Association has announced that it plans to hold a meeting on Wednesday, April 3rd, from 8:00 to 9:00 pm.

The meeting is for all residents of 3003 Van Ness — both the South and West buildings. Because the weather may still be cool and because the social room remains closed, the meeting will be held via zoom.

Employees or subcontractors of Equity Residential or its affiliates will not be permitted to join the meeting.

Residents of 3003 Van Ness may download a calendar invite at this link.

A zoom link and an agenda will be sent to residents via email during the week before the meeting.

We hope to see you there!

VNSTA sends letter to Equity Residential senior VP regarding potentially dangerous leaks

Last week, a resident of 3003 Van Ness sent two emails to building manager Josh Luper, warning him about a large water leak in several laundry rooms of the West building. The leaks were directly next to electric outlets and therefore could pose a risk of shock to residents.

Today, the Van Ness South Tenants Association sent a letter to Equity Residential Senior Vice President Frances Nolan, calling on her to take action to make sure that the leaks are addressed and that residents are safe. Specifically, the letter calls for Equity to hire plumbing and electricity experts to assess the seriousness of the situation and to repair the problems.

Since the discovery of the large leak, Equity has not informed residents of the situation or told them that there is a possible risk of shock. The tenant association today called on Equity to alert residents to the possible risk.

The letter stated:

“It has been almost a week since a resident alerted the front desk and emailed Equity Residential building manager Josh Luper about the leak, reporting that dripping water could be seen through holes in the laundry room walls, that “the wall to the right of the [laundry] outlet on the 8th floor is moist to the touch” and that “the wall holding the outlet on the 7th floor is saturated with water.” Equity Residential appears to have taken no action, not even to post a sign or send an email to residents warning them of the danger.”

Read the entire letter in printer-friendly format at this link.

Maximum rent increases for 2024

The DC Rental Housing Commission has released the new MAXIMUM rent increases for the rental year beginning on May 1, 2024. This applies to all rent-stabilized apartment buildings — those constructed before 1975. This includes 3003 Van Ness.

The maximum rent increase during the period May 1, 2024 to April 31, 2025:

  • 4.9% for those under age 62

  • 2.9% for those age 62 or older, or those with a disability

However, please note that the maximum two-year increase (last year plus this year) is 12%. So if you had a high rent increase last year — e.g., more than 7% — subtract that rent increase from 12% to see your maximum rent increase for the coming year.

For a slightly longer explanation of this, see additional information from the DC Office of the Tenant Advocate.

Another way to calculate your MAXIMUM rent increase for the coming year is to use the Rent Calculator from the Office of the Tenant Advocate. It’s a bit wonky, but you may find it useful.

Or read the original announcement by the DC Rental Housing Commission.

One more important point — beginning this year, landlords must give you 60 days notice before a rent increase is to go into effect.

The Van Ness South Tenants Association wants to make sure that all residents understand that these are the MAXIMUM allowable rent increases. The city forms that announce rent increases are misleading — they make it appear that these are MANDATED rent increases. This is not true. These are MAXIMUM rent increases. Smart renters will attempt to negotiate for a better deal in a slack market.

Tenant association launches survey regarding rodents at 3003 Van Ness

The Van Ness South Tenants Association today launched a survey for residents of 3003 Van Ness, to find out whether they are experiencing problems with rodents.

The survey was created because a substantial number of residents of 3003 Van Ness have reported to the tenant association that they have had mice or rats in their apartments. Some say that Equity Residential hasn’t aggressively tried to solve the problem — e.g., setting traps but not plugging holes in the walls. The Van Ness South Tenants Association wrote the online survey to find out the extent of the problem.

The survey also offers residents the opportunity to request information from the tenant association about steps they can take if management does not solve a rodent problem in a timely manner, including requesting an inspection by the DC Department of Buildings or filing a complaint in DC Housing Conditions Court. This simple legal action costs only $15 and does not require an attorney.

Residents who want help from the tenant association for rodent problems in their apartments should fill out the online survey.

Tenant association president threatens Equity Residential with legal action over poor security

Harry Gural, president of the Van Ness South Tenants Association, today sent a letter to Equity Residential, requesting that it repair broken exterior doors within two weeks — or face possible legal action in Housing Conditions Court.

For well more than a year, the tenant association has repeatedly asked Equity Residential to fix broken exterior doors and locks, presenting evidence of dozens of videos showing that it is easy to enter 3003 Van Ness without a fob. Equity has promised to repair the doors, but some doors have remained broken for months. Broken doors are a violation of DC Housing Code, 14 DCMR 705.5.

In the past, the DC Metropolitan Police Department has referred Equity Residential to the DC Attorney General for possible prosecution for poor security under the Drug-, Firearm-, or Prostitution-Related Nuisance Abatement Law.

The tenant association for a long time has argued that Equity Residential, a Real Estate Investment Trust with a market capitalization of approximately $23 billion, must provide adequate security at its property at 3003 Van Ness.

Read the entire letter at this link.

I am contacting you to request repairs of DC housing code violations in common areas of 3003 Van Ness. If the three security doors are not repaired within the two weeks, I intend to file a complaint against Equity Residential Management in DC Housing Conditions Court.
— Letter to Equity Residential

Third tenant inspection in two months finds that exterior doors remain broken

Members of the Van Ness South Tenants Association found on February 1st that three key security doors remain broken at 3003 Van Ness, allowing easy access from outside the building into the garage, and from the garage into the apartment area. This is the third time that tenants have recorded video of these broken doors since early December.

The tenant association has archived dozens of such videos in recent years, posting them on YouTube and Twitter/X, and sending them many times to Equity Residential management.