24 minute read
LOCKED OUT
EVICTION HOT SPOT
Story by CHRISTINA HUGHES BABB | Illustration by JESSICA TURNER
The numbers are jarring, revealing that more landlords have filed evictions in Lake Highlands than in any other part of Dallas County. In fact, five of 10 so-called “eviction hotspot” addresses are in the 75243 ZIP code, according to Princeton’s Eviction Lab. The pandemic did not cause the situation, but focus on housing and inequity brought on by the crisis could wake up advocates, leaders and policymakers as they allot attention and resources. We posed questions about the data to our City Council representative, eviction lawyers, apartment community owners, trade associations and housing advocates. They are helping us determine why District 10’s evictions are elevated compared to the rest of the city, who is affected, what it means for the neighborhood and how data can help solve longstanding local housing problems.
Using information collected from Child Poverty Action Lab, Princeton’s Eviction Lab shows as of October, 25% of all evictions in Dallas County were filed by just 100 plaintiffs. 75243 has the highest numbers of renters threatened with eviction countywide. No. 1, 2, 6, 7 and 9 of the top 10 are in a two-mile radius around Forest Lane and I-635. U.S. Census data show this ZIP code includes 42.9% Black and 24.4% Hispanic residents.
In the census tract that includes almost exclusively 11911 Audelia — where a cluster of apartments has Dallas County’s highest eviction rate — just 12% of the 6,000 residents are white. Sixty-seven percent are Black, 17% are Hispanic and the per capita income is less than $20,000 per year.
Fifty-three percent of those residents are women, and 10% of them gave birth in the past year (more than 1.5 times the average in Dallas County). Languages spoken include English, Spanish, Indo-European and Asian, and more than 20% speak “other languages.” This makes communication between landlords and tenants difficult and is a barrier to accessing assistance from governments or nonprofits.
Eviction filings in Dallas dipped in March, after the Centers for Disease Control and Prevention enacted a moratorium (which expired in July) to slow the spread of COVID-19. Filings as of October remain below historical averages, but have been trending up.
The concentrated numbers could tell us something about Dallas’ affordable housing crisis and pinpoint areas in most need. Lack of affordable housing sits at the root of a host of social problems, from poverty and homelessness to educational disparities and health care. Studying its causes and consequences and creating solutions depends on reliable data, note creators of Princeton’s Eviction Lab.
COUNCIL DISTRICT 10’S ADAM MCGOUGH
It is concerning but not surprising to see five of 10 eviction hotspots located in his district, City Councilman Adam McGough says. He and other D10 advocates cast ever-present, ongoing focus on Lake Highlands’ apartment communities and the approximately 104,000 renter households here.
He says evictions are painful for the whole community.
“It is significant, terrible, tragic, even, for the life that it interrupts, their mental and physical health,” McGough says. “When a family is evicted and moves, they may have to pull children out of the neighborhood school, which creates a whole other set of problems that tie into all the other quality of life issues we are working on in this area.”
McGough doesn’t see an immediate link between an eviction and someone landing on a street, though conventional wisdom dictates a “logical connection” to homelessness.
“We have a huge problem already. So it’s hard to see if anything has changed. The people that I’ve gone and spoken with that are either panhandling or homeless have not expressed that they have just been evicted,” McGough says. “(Once evicted) people tend to get on a path of staying with family, on couches and eventually shelters, so it can lead to homelessness, of course. We might not be seeing that yet.”
While the impulse might be to stop evictions, that’s not necessarily the best thing for the neighborhood.
Since long before McGough took his seat, home and business owners in Lake Highlands have demanded multifamily property managers take responsibility for curbing crime. McGough points out that the ability to evict for reasons other than nonpayment is an integral part of responsible multifamily management. They also rely on rents for funding property upkeep along with paying taxes and other management expenses.
The federal government allotted $50 billion in funds for housing relief through the federal Coronavirus Aid Relief and Economic Security Act. McGough says the City has been doing good work putting the money to the areas that need it most. One of the biggest challenges in 75243 is getting the information about available assistance to the people who need it.
He says working with so many families on the verge of losing their homes has him “doubling down” his commitment to building
developments that include both housing and workforce development and result in more living wage jobs.
EVICTION LAWYER MARK MELTON
Mark Melton is a White Rock area homeowner who typically deals with hedge funds and private equity firms. But early in the pandemic he began offering free advice to renters facing legally questionable evictions. Having faced eviction as a younger man, he says, he could not turn them away. The desperation was disproportionately high among poor people of color and women, he says. Eventually he and his wife, Lauren, launched a nonprofit called Dallas Eviction Advocacy Center to back disenfranchised tenants battling lawyered-up landlords in Dallas County’s Justice Courts.
Each weekday, the center sends a postcard to every renter in the county who has a new eviction filing, letting them know they can help.
He says in almost every case (all but nine of 2,000 in a six-month period), there has been something that could be done to keep the home.
“While laws exist to protect people, evictions rarely happen in accordance with the law, because the tenants don’t know any better themselves,” Melton says.
The root cause of our housing crisis is not pandemic specific, Melton says. But through COVID-19 he was reminded of the struggles poor people face.
COVID-19 collided with a slow-boiling crisis rooted in the income-rent gap.
“How do you take a bigger-picture view of this? You need to have more housing that’s actually affordable based on income. Just see how much an apartment is [in 75243],” Melton says. “They’re taking home a couple thousand a month and spending half on housing? That’s not affordable housing. That is a larger economic problem.”
Melton says he was not aware more evictions were taking place in northeast Dallas than in the southern sector, but he says he is not surprised because all poor, dense and highly diverse parts of the city are suffering.
He points out that — armed with new, comprehensive data and a waterfall of unprecedented resources — maybe we are in a unique position to remedy historic housing issues.
JASON SIMON, DIRECTOR OF GOVERNMENT AFFAIRS AT THE APARTMENT ASSOCIATION OF GREATER DALLAS
Jason Simon says the apartment association has worked with the City, McGough and the Lake Highlands Public Improvement District to curb crime that once was out of hand in our neighborhood. But tamping down criminal activity can mean evicting people.
While the Eviction Lab data is valuable and interesting, Simon says, it does not tell the whole story.
“One thing is it does not parse out non-payment of rent evictions versus evictions for other reasons,” he says. “Some of our members have actually gone in and acquired some properties over there. Historically it’s been a difficult area, and we can’t help clean that up without the tools to be allowed to remove tenants.”
Another concern with some of the data is that it looks at eviction filings, and there’s a big difference between filing an eviction and an actual physical removal.”
Sometimes landlords serve a notice to get a non-paying tenant’s attention — “to get them to come talk to us,” he says.
Simon points out that if they just communicate, tenants can keep their home.
DAWN WAYE, PRESIDENT OF CITY GATE PROPERTY GROUP
Dawn Waye’s property management company oversees one of the addresses on the “eviction hotspot” top 10, Forest Cove at
9600 Forest Lane, along with other complexes in the area. Forest Cove took over a problem property last summer and is now moving forward with some evictions, she says.
But the tenants being evicted for nonpayment, she says, are those who have ignored genuine, consistent efforts from the management to help them.
Property owners need to fund payrolls, pay taxes, mortgages and maintenance — that money comes from people paying rent. Some tenants had not paid any thing for a year or more, Waye explains. When the moratorium expired, City Gate brought in an organization called Under One Roof, a nonprofit that offers aid to families facing homelessness. Its volunteers helped tenants apply for rental assistance.
“We knocked on doors, called, printed fliers and we made sure our staff was treating people compassionately, because we know fear can keep a person from coming in and asking for help,” she says.
The first time Under One Roof visited Forest Cove, at least 25 households were able to benefit, Waye says.
Under One Roof alone has $750,000 in rental assistance funds to disburse, she says, and they will keep coming back until those funds are exhausted. Those volunteers along with property managers helped with translation and completing all the paperwork.
“All the tenants had to do was come down, acknowledge their rent would be paid and sign,” Waye says.
SEEKING SOLUTIONS
Ashley Brundage, executive director of housing stability and senior vice president of community impact at United Way says most landlords have been helpful as her organization works to keep people housed.
She hopes lessons learned during the pandemic can lead to sustainable solutions.
“If anything good has come out of this, it is how well our organizations across the community have coalesced and come together to serve clients,” Brundage says. “We keep saying to each other, ‘We can’t let this go. We are creating so many good things. We’ve made such good headway that once COVID is gone, we can’t let that falter.’”
Learn more about available resources and read a more indepth version of this story at lakehighlands.advocatemag. com, search: “eviction.”
TOP 10 EVICTION HOTSPOTS IN DALLAS
11991 AUDELIA 75243
9350 SKILLMAN 75243
3002 BELTLINE 75044
3500 EAST OVERTON 75216
339 EI-30 FREEWAY 75043
9050 MARKVILLE 75243
9600 FOREST LANE 75243
8081 MARVIN D LOVE 75237
9030 MARKVILLE 75243
3150 CLIFF CREEK CROSSING 75237
By GEORGE MASON
Light of truth opens our minds
Spread kindness, talk to others and learn something new
Let’s lighten up, neighbors.
Some of you are doing that with holiday decorations and yard art. That may reflect a secular sense of the season — Santa Claus and reindeer, elves and candy canes, rooftop stars and strings of white or colored lights. There’s a religious underpinning to much of these celebrations. December features the minor Jewish holy days called the Festival of Lights (also known as Hanukkah), and the major Christian holy day called the Feast of the Nativity (also known as Christmas). Light is central to both holidays.
Hanukkah involves the lighting of a nine-branched candelabra called a menorah. On successive nights, the central candle — the shamash (the “attendant”) — is used to light another candle until all eight have been lit. This recalls the miracle of oil from the cleansing of the Temple in Jerusalem when the Jewish Maccabees retook Jerusalem from the Greek overlords who had desecrated the sanctuary. They found only enough oil in temple lamps to burn for one night, but the oil kept the lamps burning for eight nights. Jews remember this as evidence that God’s abundance can be trusted, and that light conquers darkness as good conquers evil.
Christmas is specifically the story of the birth of Jesus and the Christian belief in him as the Son of God, Messiah of Israel and Savior of the world. But John’s Gospel uses the metaphor of light: “What has come into being in him was life, and life was the light of all people. The light shines in the darkness, and the darkness did not overcome it.”
We associate darkness with ignorance and evil. Enlightenment drives out the darkness and the powerlessness of unknowing. The light of truth opens our minds and lessens our fears. To know something is to have power that can be used either for control over others or in service to others. Which leads to the second thing: goodness.
Shedding light is not just sharing an intellectual truth; it is spreading a social good. “You are the light of the world,” Jesus told his followers. “I will give you as a light to the nations,” says the prophet Isaiah as the mouthpiece of God, “that my salvation may reach the end of the earth.” To be light in this way is to confront hate with love and transform it, to challenge cruelty with kindness and convert it.
In this season of shorter days and longer nights, let’s lighten up in at least two ways: learn something new and true, and do something good and right.
Read something out of your comfort zone. Talk to someone with knowledge about a subject you don’t know about.
Avoid conspiracy theories. Run to expertise, not away from it. Then, find a need and meet it. Commit a random act of kindness. Volunteer on behalf of those in need. Give money to relieve hardships.
Once you’ve got both of those earnest duties done, you might lighten up in one more way. As Chesterton put it: “Angels can fly because they take themselves lightly.”
GEORGE MASON is pastor of Wilshire Baptist Church, president of Faith Commons and host of the “Good God” podcast. The Worship section is underwritten by Advocate Publishing and the neighborhood businesses and churches listed here. For information about helping support the Worship section, call 214.560.4202. BAPTIST
PARK CITIES BAPTIST CHURCH / 3933 Northwest Pky / pcbc.org Bible Study 9:15 / Worship Services 10:45 Traditional, Contemporary, Spanish Speaking / 214.860.1500
ROYAL LANE BAPTIST CHURCH / 6707 Royal Lane / 214.361.2809 Christian Education 9:45 a.m. / Worship Service 10:55 a.m. Pastor - Rev. Dr. Michael L. Gregg / www.royallane.org
WILSHIRE BAPTIST / 4316 Abrams / 214.452.3100 Pastor George A. Mason / Worship at 9 & 11 a.m. Sunday School at 10 a.m. / wilshirebc.org
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NORTH HIGHLANDS BIBLE CHURCH / nhbc.net / 9626 Church Rd. 214.348.9697 / Sun: LifeQuest 9:00 am / Worship 10:30 am / Sun: Youth 6-8 pm/Wed: AWANA 6-8 pm
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EAST DALLAS CHRISTIAN CHURCH / 629 N. Peak Street / 214.824.8185 Sunday School 9:30 am / Worship 8:30 am - Chapel 10:50 am - Sanctuary / Rev. Deborah Morgan-Stokes / edcc.org
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NORTHRIDGE PRESBYTERIAN CHURCH / 6920 Bob-O-Link Dr. 214.827.5521 / www.northridgepc.org / Sunday Worship 10:00 am Church that feels like church and welcomes like family.
PARK CITIES PRESBYTERIAN CHURCH/ 4124 Oak Lawn Ave Sunday Worship 9:00 & 11:00 A.M. To all this church opens wide her doors - pcpc.org
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POOLS
CERULEAN POOL SERVICES Family Owned/ Operated. Weekly maintenance, Chemicals, parts & repairs. CeruleanPro.com 214-557-6996 PROFESSIONAL SERVICES
C.A.S. BOOKKEEPING SERVICES
Personal/Small Business. Payroll, Accounting, Organizing, Consult. Cindy 214-577-7450
FORMER LWOOD DISD INSTRUCTOR
Guiding Your Child. Time Mgmt, Classroom Focus, Homework Assist. enlightenathome@gmail.com
REAL ESTATE
ESTATE HOME NEEDS TO BE SOLD?
Facing forclosure? IG Heron Homes Call Ricardo Garza @ 469-426-7839
NEAR WRLAKE 2/1 DUPLEX. Hdwds, Appl. Yard Serv. CHA, 1/carport. $1,400+Dep. 469-879-2977
KITCHEN AND BATHROOM SPECIALISTS
JCI Remodeling: Competitive pricing! Call Today. 972-948-5361 TK REMODELING 972-533-2872 Complete Full Service Repairs,Kitchen & Bath Remodeling. Restoration. Name it -We do it. dallas.tkremodelingcontractors.com MP ARCHITECTURAL Design & Construction. mattandpaul.com 214-226-1186 O’BRIEN GROUP INC. Remodeling Dallas For Over 24 Years www.ObrienGroupInc.com 214-341-1448
RENOVATE DALLAS
renovatedallas.com 214-403-7247
Bob McDonald Company, Inc.
BUILDERS/REMODELERS 30+ Yrs. in Business • Major Additions Complete Renovations • Kitchens/Baths 214-341-1155
bobmcdonaldco.net
ROOFING & GUTTERS
BERT ROOFING INC.
Family owned and operated for over 40 years • Residential/Commercial • Over 30,000 roofs completed • Seven NTRCA “Golden Hammer” Awards • Free Estimates www.bertroofi ng.com 214.321.9341
LICENSED INSURED LOCAL
Roofing • Windows • Siding • Gutters Joe Clifford www.exteriorscc.net 469·291·7039
TO ADVERTISE CALL 214.560.4212 ROOFING & GUTTERS
LICENSED and INSURED
FREE ESTIMATES
Residential • Commercial (214)503-7663
www.scottexteriors.com
SERVICES FOR YOU
ATTENTION ACTIVE DUTY & MILITARY
VETERANS.Begin a new career & earn a Degree at CTI! Online Computer & Medical training available for Veterans & Families.To learn more, call 888-449-1713 AT&T INTERNET. Starting at $40/month w/12-mo agmt. 1 TB of data/mo. Ask how to bundle & SAVE! Geo & svc restrictions apply.1-888-796-8850 BATH & SHOWER UPDATES in as little as ONE DAY! Affordable prices - No payments for 18 months! Lifetime warranty & professional installs. Senior & Military Discounts available. Call: 855-761-1725 DENTAL INSURANCE-Physicians Mutual Insurance Company. Covers 350 procedures. Real insurance -not a discount plan. Get your free dental info kit! 1-888-623-3036 www.dental50plus.com/58 #6258 DIRECTV NOW - No Satellite. $40/mo 65 Channels. Stream news, live events, sports & on demand titles. No contract/commitment. 1-866-825-6523 DISH TV $64.99 For 190 Channels + $14.95 High Speed Internet. Free Installation, Smart HD DVR Included, Free Voice Remote. Some restrictions apply.Promo Expires 7/21/21.1-833-872-2545
DONATE YOUR CARS TO VETERANS TODAY.
Help and Support our Veterans. Fast - FREE pick up. 100% tax deductible. Call 1-800 -245-0398
ELIMINATE GUTTER CLEANING FOREVER!
LeafFilter, the most advanced debris-blocking gutter protection. Schedule a FREE LeafFilter estimate today. 15% off Entire Purchase. 10% Senior & Military Discounts. Call 1-855-402-0373
GENERAC Standby Generators. The weather is increasingly unpredictable. Be prepared for power outages. FREE 7-year extended warranty ($695 value!) Schedule your FREE in-home assessment today. Call 1-855-447-6780 Special financing for qualified customers HOME BREAK-INS take less than 60 SECONDS. Don't wait! Protect your family, your home, your assets NOW for as little as 70¢ a day! Call 866-409-0308 THE GENERAC PWRCELL, a solar plus battery storage system. SAVE money, reduce your reliance on the grid, prepare for power outages and power your home. Full installation services UPDATE YOUR HOME with beautiful new blinds & shades. Free in-home estimates make it convenient to shop from home.Professional installation. Top quality - Made in the USA. Free consultation: 877-212-7578.
DALLAS HOME ORGANIZING
DENISE WATERS 972.955.7389 • Desk • Room • Garage • Office • Family Photographs
TUTORING/ LESSONS
GARTH ORR Private math & physics tutoring that works! Grade 8-12. garthorr.com
