These are some of the concerns which were addressed today. As of right now we will no longer be receiving free internet or cable and will have to pay for it next year. No gym, no stores, no rent rate reduction, no solution to the mice problem, no solution to the heating problems (prices as high as 400 and avg of around 200 even when the apt doesn't get above 67 degrees) and the list goes on. I urge to you send emails and call people if you have concerns about this.
Date: April 11, 2007
From: Students Currently Residing at 180 West Market
To: Dean Robert Johnson M.D.
Cc: Dean I. Thomas Cohen, M.D.; Dean George Heinrich, M.D.; Mercedes Lettman; Walter Douglas; Dean Nicholas Ingoglia, Ph.D.; Celia Abalos, Esq;
Subject: 180 West Market Housing Complaint, Petition and Request for Intervention
Complaint and Petition
We the undersigned (the "Petitioners"), as students at the University of Medicine and Dentistry of New Jersey ("UMDNJ") and as residents of 180 West Market Street graduate student and resident housing located at 180 West Market Street, Newark, NJ 07101 ("180 West Market"), appeal to the UMDNJ administration to address the horrid state of affairs at the 180 West Market.
The Petitioners have been misled by the UMDNJ Housing Department ("UMDNJ Housing") and mistreated by 180 West Market Building Management ("Building Management"). Upon opening of 180 West Market in August of 2006, UMDNJ Housing has failed to fulfill on their many promises and have continuously mismanaged the premises and as a result has negatively affected the living and learning environment.
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The Petitioners now urge that the UMNDJ administration expeditiously and completely address the issues stipulated hereto. The following outlines the complaints voiced by students from the Medical, Dental, Physical Therapy, Nursing and Graduate programs at UMDNJ currently residing at 180 West Market ("180 West Market Residents"):
1. Unconscionably High Rental Payments and Incomplete Construction
2. Poor Insulation and Heating
3. Rodent Infestation on 6th, 7th, 8th and 9th Floors
4. Leaking Roofs and Water Damage
5. Discrimination Against Married Students and Students with Children
6. Illegal Discontinuation of Electricity
7. Lack of Hot Water
8. Theft of Property by Building Management Staff
9. Safety Issues
10. Building Mismanagement and Unfulfilled Promises
1. Unconscionably High Rental Payments and Incomplete Construction
The Petitioners claim that the rental fees at 180 West Market are unjustifiably high. The median rent in Newark, NJ is $492.00. The Petitioners pay between $830 (for 1 bedroom in a 3 bedroom 900 square foot apartment) to $975 (for a 400 square foot studio). The Petitioners are paying double the Newark median rent to live in university provided housing. The purpose of university provided housing should be to subsidize student living expenses, not to profit off of its students. These rates are not only outrageous, but since most rooms have different layouts and square footage there is a disparity in the amount of rent each 180 West Market Resident pays.
Additionally, the Petitioners are paying an extremely high monthly rent under the assumption that work on the building would be completed shortly after moving in. Instead, it has now been 7 months and there is still no 6th floor terrace, no gym and no convenience store as promised. Petitioners continue to pay a hefty premium based on promises made by UMDNJ Housing and it is clear that there has been no good faith effort to address these broken promises.
Most importantly, the Petitioners have been disenfranchised by UMDNJ Housing based on the fact that the area around UMDNJ has a high incidence of violent crime. UMDNJ is able to charge an extremely high rent because the Petitioners are a captive market. The Petitioners are being forced to pay a hefty premium to live in an incomplete and mismanaged building in order live under the protection of UMNDJ security.
2. Poor Insulation and Heating
The Petitioners claim that insulation and heating system in 180 West Market is unacceptable and does not satisfy the requirements of Title 18:3-1.15 of the City of Newark General Ordinance (the "CNGO"):
No dwelling unit shall be rented or occupied unless the flue or flue stacks and the heating fixtures or apparatus… are of sufficient capacity safely and adequately to heat all the habitable rooms, bathrooms and water-closet compartments to a temperature of at least sixty-eight (68°
😉 degrees Fahrenheit while the external temperature is ten (10°
😉 degrees Fahrenheit [emphasis added].
The Petitioners are unable to increase the temperature above 65-67 degrees Fahrenheit when the outside temperature is 32 degrees Fahrenheit or lower. Petitioners believe this is the result of poor insulation and low quality heaters and is evidenced by the extremely high monthly electricity bills. Anecdotal evidence suggests that a 735 square foot apartment received an electric bill for $236. The aforementioned is simply one example of several similar experiences which can be attested to.
It is unclear to the Petitioners whether the City of Newark General Ordinance for Housing applies to UMDNJ since it is most likely exempt as a state educational institution. However, even if UMDNJ is not required to follow Title 18, as a matter of institutional responsibility to its students, UMDNJ should at a minimum follow the general housing requirements required of all building owners/operators.
3. Rodent Infestation on 6th, 7th, 8th and 9th Floors
The Petitioners claim that 180 West Market does not satisfy the requirements of Title 18:3-1.7 of the CNGO regarding the elimination of insects, vermin and rodents: "All premises shall be kept free from infestation and sources of infestation and, when discovered, the same shall be exterminated forthwith." In particular, floors 6, 7, 8, and 9 have incidence of mice in rooms and in common areas.
The most shocking part of this debacle is that Building Management and UMDNJ Housing have not taken steps to fix this relatively simple problem. Building Management has made half-hearted attempts to place a handful of mouse traps in rooms of the affected floors, but obviously this has done nothing to fix the problem.
4. Leaking Roof and Water Damage
The Petitioners have experienced repeated problems with leaking roofs after relatively short intervals of precipitation. Petitioners contend that 180 West Market does not satisfy the requirements of Title 18:3-1.5 of the CNGO:
All roofs, gutters, leaders, drains, side walls, windows, window frames, doors and other parts of a dwelling shall be kept structurally sound and reasonably free from evidences of apparent defects. The ceilings, walls and floors of the interior of the premises, the basement and cellar and all parts thereof shall, wherever possible, be kept dry and free from dampness [emphasis added].
The Petitioners understand that structural problems with the building are not necessarily the fault of Building Management or UMDNJ Housing; however, the slow and haphazard responses to such leaks are inexcusable. There have been instances where it took Building Management 3 weeks to fix a leaking roof on the 10th floor. Petitioner can attest to the fact that to date there remain unresolved claims of leaking roofs which were first reported in August 2006.
5. Discrimination Against Married Students and Students with Children
UMDNJ Housing's current policy is to deny 180 West Market Residents the right to live with their spouse and or children. The Petitioners claim that 180 West Market Residents who are married and or have children have been treated unfairly in contradiction to the requirements of Title 18: 8-1.4 of the CNGO:
It shall be an unlawful practice: (b) For the owner, lessee, sublessee, assignee, or managing agent of, or other person having the right of ownership or possession of or right to sell, rent, lease, assign, or sublease any real property or part or portion thereof, or any agent or employee of any of these: (1) To refuse to sell, rent, lease, assign, or sublease or otherwise deny to or withhold from any person or group of persons any real property or part or portion thereof because of the race, creed, color, national origin, ancestry, age, liability to the armed forces of the United States, sex or marital status of such person or group of persons; [emphasis added].
This pratice is also antithetical to the intent of Title 42 of the US Code: "it shall be unlawful— (a) To refuse to sell or rent after the making of a bona fide offer, or to refuse to negotiate for the sale or rental of, or otherwise make unavailable or deny, a dwelling to any person because of race, color, religion, sex, familial status, or national origin" (42 USC 3604). The Petitioners urge that UMDNJ discontinue the practice of denying housing to the spouse and or children of 180 West Market Residents.
6. Illegal Discontinuation of Electricity
The Petitioners claim that Building Management has wrongfully and knowingly allowed PSE&G, the local utility service provider, to shut off electricity to occupied rooms in violation of the CNGO. According to Title 18: 3-1.89 of the CNGO,
No owner or operator shall cause any service, facility, equipment or utility, which is required to be supplied by the provisions of this Housing Code, or is required to be supplied by the provisions of any lease or agreement, to be removed from or shut off from, or discontinued for any occupied dwelling unit or rooming unit, except for necessary repairs, alterations or emergencies, or for such other reason as may be permitted pursuant to the provisions of these ordinances or any other statute applicable to such utility, facility or equipment [emphasis added].
When 180 West Market Residents relocate to a different room within 180 West Market, they must also contact PSE&G to change the name on the utility billing. PSE&G gives Building Management and the applicable 180 West Market Resident a deadline as to when these changes must be made. However, Building Management has repeatedly allowed PSE&G to shut off the electricity a few days prior to the deadline.
Anecdotal evidence, which can be attested to, suggests that Building Management has allowed PSE&G to do this out of convenience in violation of the CNGO. Petitioners note that Building Management allowed PSE&G to turn off electricity in several rooms 1 to 2 days earlier simply because PSE&G was already on the premises turning off electricity to other rooms, all the while knowing that students were occupying such rooms. This was done in the middle of 30 degree Fahrenheit weather during exam time.
The Petitioners merely demand that Building Management strictly adhere to the deadlines imposed by PSE&G, inform students prior to turning off electricity and prevent PSE&G from shutting off electricity prior to the deadlines.
7. Lack of Hot Water
The Petitioners claim that hot water is inadequately supplied in violation of the CNGO. Title 18:3-1.28 of the CNGO states that,"Hot water shall be supplied at all times at a temperature of not less than one hundred twenty (120°
😉 degrees Fahrenheit, between the hours of 6:00 a.m. and 10:00 p.m., in a manner in accordance with law." Hot water is often not available during morning hours prior to class in the manner purported by the CNGO.
8. Theft of Property by Building Management Staff
The Petitioners claim that there have been multiple incidents of theft by staff of Building Management. 180 West Market Residents have had property or cash stolen from their rooms when staff of Building Management entered such rooms to make repairs or perform other maintenance. At this time only anecdotal evidence is available and no definitive claims have been sworn to. Such definitive claims can be made at the inception of any requisite investigation.
9. Safety Issues
The Petitioners urge UMDNJ Administration, in general, and UMDNJ Housing, in particular, to take more serious steps to ensure the safety of 180 West Market Residents and of the student population in general. In the past year there have been at least 2 reported incidents of muggings at gunpoint in the parking facility at 180 West Market and in the adjacent outdoor parking lot.
One of the major incentives of living at 180 West Market is the benefit of 24 hour security guards. While there is a security guard posted in the lobby of 180 West Market, there are no security guards in the parking facilities after hours. In particular, there are no security guards posted at the entrances of the 180 West Market parking facility. This is arguably the most dangerous location and puts students at risk of robbery and possibly worse. The Petitioners urge UMDNJ to consider posting 24 hour security in the 180 West Market parking facility.
10. Building Mismanagement and Unfilled Promises
The Petitioners claim that 180 West Market was not and does not meet the standards described on the housing website at
http://www.umdnjhousing.org/. The following lists all additional complaints and unfulfilled promises:
1. Absence of promised gym
2. Absence of promised convenience store
3. Absence of promised 6th floor terrace
4. Mishandling of mail resulting in severely delayed and lost mail and packages
5. Constant elevator malfunctions
6. Inadequate internet service resulting in poor connection speed
7. Fee charged to residents for being locked out of rooms due to misplaced keys without being given due written notice
The Petitioners request that all of the above listed complaints and unfulfilled promises be fully reconciled as soon as practicable.
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Request for Intervention
The Petitioners humbly and urgently request that the UMDNJ administration take immediate and thorough action with regard to the above listed grievances. The Petitioners further request that UMDNJ administration and UMDNJ Housing institute an immediate rental fee reduction of 20% to 25% at 180 West Market to compensate for the aforementioned complaints. The poor housing conditions have affected the living and learning environment of 180 West Market Residents and we, the undersigned as the Petitioners, believe that a rental reduction in the range of 20% to 25% will be the first step to most effectively and expeditiously address these issues.
UMDNJ has an ethical obligation to its students and the Petitioners believe that this ethical duty has been breached by the living conditions at 180 West Market. The Petitioners are willing to fully cooperate with any further investigation as necessary. The Petitioners sincerely thank you for your time and much needed consideration in this regard.
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