CITY OF PAINESVILLE, OHIO, December 30, 1952. NATIONAL APARTMENT OWNERS ASSOCIATION, Washington, D. C. GENTLEMEN: With reference to the matter of rent control or decontrol as it may be considered by the Congress during the coming session, I have certain information relative to the experience in the city of Painesville which may be of interest to you. There are roughly 1,600 rental units in the city of Painesville out of a total of approximately 4,000 residential units. Rent control was permitted to expire by the city council more than a year ago; and when such control expired, there not more than 2 or 3 complaints received in this office concerning what tenants considered exhorbitant increases. Investigation of these matters on my part revealed a desire on the part of the landlord to relieve himself of an undesirable tenant. There was no wholesale increase in evictions after decontrol which came to my attention. However, there was a slight increase after decontrol of the number of rental units advertised in the local newspaper. As far as confusion and hardship after decontrol are concerned, there was no evidence of an abnormal amount. I would consider that the city is much better off without such controls. I am personally of the strong opinion that the law of supply and demand operates most efficiently for all concerned, renters and landlords alike. If the question should come up again, I would again favor decontrol. I trust this information may be of some value to you in presenting your case to the Congress after the first of the year. Yours very truly, PAUL D. COOK, City Manager. CITY OF ROCKY RIVER, OHIO, November 24, 1952. GENTLEMEN: Our records on rent control have little or no value in your survey except that we have had very few complaints. All told, our complaints and inquiries have totaled no more than five since decontrol. At the present time Rocky River is primarily made up of homeowners and recent construction under the control plans has permitted higher rentals. Sincerely yours, J. FRANK GIBSON, Mayor. CITY OF TOLEDO, OHIO, January 22, 1953. Mr. HENRY DU LAURENCE, Jr., Washington 6, D. C. DEAR MR. DU LAURENCE: In reply to your recent inquiries, city council last fall passed legislation decontrolling rents in Toledo. This action became effective on September 30 and in my opinion has created no special problem. I do not believe that there has been any undue hardship on tenants caused by excessive increases or mass evictions. Rather there appears to be general acceptance of the situation with normal rent adjustments where justified. As is to be expected in any controversial issue, there may be a few cases of abuses on both sides, but I feel that on the whole the question of rent control has been dealt with in a fairminded manner. Very truly yours, LLOYD E. ROULET, Mayor. Mr. HENRY DU LAURENCE, Jr., CITY OF OKLAHOMA CITY, January 10, 1953. National Apartment Owners Association, Inc., Cleveland 14, Ohio. DEAR MR. DU LAURENCE: We are very happy to give you what information we have regarding rent decontrol in Oklahoma City. We have very little, however. 1. Rental units in community? We have no records of this sort. 2. Number of complaints? We have had no complaints, to my knowledge. 3. Did evictions increase? Probably some, but these have leveled off long ago. 4. Did vacancies increase? Probably some, but this has leveled off. 5. Lot of confusion or hardship? None, to my knowledge. 6. Is city better off? I would certainly think so. 7. If question came up again, would you be in favor of decontrol? would. Yes, I 8. Other comments? I suggest you write to our local Apartment Owners Association for further information. Yours sincerely, ALLEN STREET, Mayor. CITY OF TULSA, OKLA., January 27, 1953. NATIONAL APARTMENT OWNERS ASSOCIATION, INC., Washington 6, D. C. (Attention: Henry Du Laurence, Jr., chairman, legislative committee.) GENTLEMEN: In response to your query on rent control: 1. Number of rental units in community. 2. Number of complaints concerning exorbitant rent increases. 3. Did evictions increase after decontrol? 4. Percentage average increase after decontrol. 5. Did vacancies increase after decontrol? (Was there more advertising of available rental units after decontrol?) Answer: Sorry, but we have no records such as these. 5. Was there a lot of confusion or hardship after decontrol? 6. Is the city better off without controls? Answer: Yes. Answer: No. 7. If the question came up again, would you be in favor of having your city decontrolled? Answer: Yes. Comment: We have no records of rent-control problems. Very truly yours, NATIONAL APARTMENT OWNERS ASSOCIATION, Washington, D. C. GENTLEMEN: This will acknowledge receipt of your inquiry of December 29 relative to the effect of rent decontrol in this city. I am very glad to send you all the information I have; and for your convenience, I am listing below the questions sent me, together with my answers. Number of rental units in community? At the time of decontrol, in 1950, there were approximately 52,031. Number of complaints concerning exorbitant rent increases? portance. Did evictions increase after decontrol? No. None of im Percentage average increase after decontrol? Just normal vacancies. Is the city better off without controls? Yes. If the question came up again, would you be in favor of having your city decontrolled? Yes. I hope that this information will be of help to you. Very truly yours, FRED L. PETERSON, Mayor. CITY OF BUTLER, PA., January 20, 1955. NATIONAL APARTMENT OWNERS ASSOCIATION, Washington, D. C. GENTLEMEN: With reference to your inquiry in regards to rent control in our city. We received very few complaints concerning exorbitant rent increases. I did not see any increase in evictions since decontrol. The increases in rents were not noticeable after decontrol. I do not believe vacancies increased since decontrol. I do not know of any confusion or hardship since decontrol. I believe there is more incentive to provide living quarters since decontrol. I cannot see control of rents and not controls of all other items that enter into the renting of property-such as maintenance, repairs, etc. Yours truly, THOMAS R. NICHOLSON, Mayor. BOROUGH OF SEWICKLEY HEIGHTS, Sewickley, Pa., January 28, 1953. NATIONAL APARTMENT OWNERS ASSOCIATION, INC., 1200 18th Street NW., Washington, D. C. GENTLEMEN: Please pardon the delay to this survey, but due to the desire on our part to contact the various officers of the borough for their experience regarding the matter it took more time than anticipated. Generally speaking, this borough is composed of large residential estates, and the fact that the area is outside of the large manufacturing center this municipality has not been affected to any great extent by the problem of rental units. Thanking you again for your patience I remain, Sincerely yours, F. C. STURM, Borough Manager. NATIONAL APARTMENT OWNERS ASSOCIATION, INC., Subject: Query on rent control. Washington, D. C. MAYOR OF SEWICKLEY HEIGHTS, Sewickley Heights, Pa. DEAR MAYOR: The National Apartment Owners Association is attempting to make an unbiased survey on what happened in the large cities of this country when rents were decontrolled. It was felt that the mayor of a municipality would be the best source of such information. There is today a great need for such information. Statistics gathered by the Rent Office on the one hand or real-estate interests on the other have frequently been suspect. But the mayor, doing what is best for his city, has his finger on the pulse of his community and, we believe, can best and most fairly judge the ultimate results of any such action in his community. This information is vitally necessary in order to properly direct the thinking of the new adminis tration. We have included a number of queries for your consideration. We would like to have you answer as many of them as you can from such knowledge or reports that you have at hand. Frankly, being able to see that problem as a whole, we believe your own opinions based on your experience are the most important. Number of rental units in community? Thirty. Number of complaints concerning exorbitant rent increases? None. No. Percentage average increase after decontrol? None. Did vacancies increase after decontrol? (Was there more advertising of available rental units after decontrol?) No. Was there a lot of confusion or hardship after decontrol? Is the city better off without controls? Yes. No. If the question came up again, would you be in favor of having your city decontrolled? Yes. Any other comments? See attached letter. We realize that this is a great deal to ask of a busy and important person in your position. Nevertheless, these questions can only be properly answered by a person at your level in your community. Your answers are of tremendous importance nationally, to say nothing of the large number of communities still under rent control in the country. Will you please forward your replies to National Apartment Owners Association, 1200 18th Street NW., Washington, D. C. And may we further impose on your good will by asking that you answer as soon as possible-by return mail, if convenient. We want you to know that we will appreciate your efforts in forwarding this valued information which will be of great help in determining policy on rent control at the national level. Thanking you in advance for your courtesy, I am Sincerely yours, HENRY DU LAURENCE, Jr., Chairman, Legislative Committee, National Apartment Owners Association. CITY OF CHARLESTON, S. C., February 2, 1953. Mr. HENRY DU LAURENCE, Jr., National Apartment Owners Association, Inc., DEAR MR. DU LAURENCE: Regarding your letter of January 21 to Mayor William McG. Morrison, I would like to state that there has been no appreciable change in the rent in the Charleston area since the controls were removed. Rental prices and evictions have remained almost constant. I feel that the city of Charleston is better off without the controls. Mayor Morrison has transmitted to me other requests asking the same questions, and I thought your previous letter had been answered. I apologize for the delay and hope you will find this information helpful. Kind regards. Yours truly, Mr. HENRY DU LAURENCE, Jr., WILLIAM D. HUFF, Director, Office of Public Relations. CITY OF KNOXVILLE, TENN., January 14, 1953. Chairman, Legislative Committee, National Apartment Owners Association, 1200 18th Street NW., Washington, D. C. DEAR MR. DU LAURENCE: Your letter-questionnaire of December 29 sent to Mayor George R. Dempster, in which you request certain information relative to rent controls, was referred to my desk for attention. I am returning the letter-questionnaire, which I have filled out through the help of Mr. Rex Wallace, executive director of the Knoxville Housing Authority. This is not definite information but is the best that we now have available. It is no doubt near enough to serve the purpose. It has required some time to get together this information; hence the delay in returning the questionnaire. Very truly yours, BEN R. ENGLAND, NATIONAL APARTMENT OWNERS ASSOCIATION, INC., Subject: Query on rent control. DEAR MAYOR: The National Apartment Owners Association is attempting to make an unbiased survey on what happened in the large cities of this country when rents were decontrolled. It was felt that the mayor of a municipality would be the best source of such information. There is today a great need for such information. Statistics gathered by the rent office on the one hand or real-estate interests on the other have frequently been suspect. But the mayor, doing what is best for his city, has his finger on the pulse of his community and, we believe, can best and most fairly judge the ultimate results of any such action in his community. This information is vitally necessary in order to properly direct the thinking of the new administration. We have included a number of queries for your consideration. We would like to have you answer as many of them as you can from such knowledge or reports that you have at hand. Frankly, being able to see that problem as a whole, we believe your own opinions based on your experience are the most important. Number of rental units in community? 16,484. Number of complaints concerning exorbitant rent increases? Very few. Percentage average increase after decontrol? Approximately 10 percent. Did vacancies increase after decontrol? (Was there more advertising of available rental units after decontrol?) No. Was there a lot of confusion or hardship after decontrol? No. Is the city better off without controls? Yes. If the question came up again, would you be in favor of having your city decontrolled? Yes. Any other comments? We realize that this is a great deal to ask of a busy and important person in your position. Nevertheless these questions can only be properly answered by a person at your level in your community. Your answers are of tremendous importance nationally to say nothing of the large number of communities still under rent control in the country. Will you please forward your replies to National Apartment Owners Association, 1200 18th Street NW, Washington, D. C. And may we further impose on your good will by asking that you answer as soon as possible-by return mail, if convenient. We want you to know that we will appreciate your efforts in forwarding this valued information which will be of great help in determining policy on rent control at the national level. Thanking you in advance for your courtesy, I am Sincerely yours, HENRY DU LAURENCE, JR. CITY OF AMARILLO, TEX., January 16, 1953. APARTMENT OWNERS ASSOCIATION, Washington, D. C. GENTLEMEN: I am happy to give you the following information concerning the effect that my city had after the decontrol of rents which was early in 1949. We have approximately 10,000 rental units in this city. After decontrol there was no exorbitant rent increases which came to the attention of the city officials. So far as we know, there were no evictions except those that might have occurred due to nonpayment of rent, etc. We believe that the average rent increase after decontrol was about 15 percent to possible 20 percent. At this time we have about 4 percent vacancies; this is determined from the number of listings in the classified ads of our local newspaper files. We do not feel that decontrol caused hardships on anyone. We definitely feel that our city is better off without controls as an incentive was created for additional building. To substantiate this, we have had a total of 9,800 living units built in this city during the past 4 years. If we were faced with this question again we would certainly resolve it in the same manner we did in 1949 and vote for immediate decontrol. Trusting that this is the information you desired, and that you will soon be able to operate your business without this interference on the part of the Federal Government, I remen Yours very truly, E. H. KLEIN, Mayor. |