Museum Square is a Section 8 apartment complex in the Chinatown neighborhood of Washington, D.C. The Section 8 or Housing Choice Voucher Program is a federal program that assists very low-income families, the elderly and the disabled who cannot afford decent, safe and sanitary housing in the private market. Since housing assistance is provided on behalf of the family or individual, participants are free to choose any housing that meets the requirements of the program and are not limited to units located in subsidized housing projects. Sounds great, doesn’t it? The problem is that the vast majority of housing in the District doesn’t meet the requirement simply because landlords refuse to accept Housing Choice vouchers.
Housing Choice vouchers are traditionally accepted in low-income communities. The District’s neighborhoods are gentrifying so quickly that there are very few low-income communities left. When an otherwise low-income or working class community like Chinatown is “developed,” landlords who have contracts with the U.S. Department of Housing and Urban Development to accept Housing Choice or Section 8 vouchers often decide not to renew their contract. Once the contract runs out, they can sell the property to a developer who will kick out all of the voucher holders and move in tenants who can afford whatever rent they want to charge without government assistance. We call this displacement. But it doesn’t have to happen.
We, the people of DC, can take a stand for development without displacement, and help tenants stay in their homes!
Jews United for Justice, Andy Shallal, and Think Local First DC are throwing a party for neighbors and local businesses to celebrate and support the tenants of Museum Square in their struggle.
Celebrating the Museum Square Community
Monday July 20, 2015
6:00 PM – 8:00 PM
Busboys and Poets (5th and K location)
1025 5th Street NW
When the Williamsburg, Va-based Bush Companies (also known as the W.H.H. Trice & Company, but neither has any meaningful online presence) decided they didn’t want to renew their Section 8 contract for the Museum Square Apartment complex, they informed the tenants. Because 70% of the tenants in the 312-unit complex are Chinese immigrants many of whom have limited English, they relied on the remaining 30%, most of whom are African-American to explain the meaning of the eviction letter that the Bush Companies had placed under their doors.
The tenants had two distinct choices, they could take their Housing Choice vouchers to another landlord or they could try and take advantage of the city’s Tenant Opportunity to Purchase Act or TOPA. According to this legislation, Museum Square residents would be able to stay in their homes if they or a nonprofit developer willing to work with them, could come up with the $250 million dollars that the Bush Companies were asking for the property. Of course, if each household had $800,000 to pay for their apartments, they could bypass the nonprofit developer all together.
Turns out none of them wanted to leave their homes, but the $250 million dollars that the Bush Companies was asking for was more than any reasonable non-profit developer would try and raise. So the tenants went with a third option. They sued the Bush Companies for violating TOPA. Their case was based on the assumption that the price for the building was set astronomically high so that the tenants couldn’t possibly raise the money. Last year the property was valued at $36 million. So, it’s also unlikely that a for profit developer would make an offer of anything close to $250 million for the building. Not selling the building would allow the Bush Company to evict the low-rent tenants, tear the building down, build high-priced luxury condos and make a ridiculous profit in the process.
D.C.’s city council was also alarmed by the $250 million price tag. Was this loophole in TOPA the beginning of a new trend that would allow landlords a way out of their Section 8 contracts without the constraints of TOPA? In response, the city passed emergency legislation they hoped would stop the Bush Companies from selling or tearing down the property. The Bush Company in turn sued the city, claiming that the law singled them out. It didn’t work. In April of this year, a judge rejected the $250 million price tag, ruling that it was not a “bonafide offer of sale.” But the fight is not over. Despite claiming that they no longer want out of their Section 8 contract, the Bush Companies has applied for a permit to raze Museum Square. If the Department of Consumer and Regulatory Affairs approves their application the residents of Museum Square could still lose their homes.
What’s most remarkable about this story is the cooperation between the African-American and Chinese residents of Museum Square. The District of Columbia remains one of the most diverse city’s in the nation. It is also just about the most segregated. If the Chinese-American and African-American residents of Museum Square are forced to disperse—most likely to the suburbs—the city will become just that much more segregated. We’ll also lose another 312 affordable apartments. All of this thanks to the greed of a multi-million dollar corporation based in Williamsburg, Virginia.
Join Jews United for Justice, Andy Shallal and Think Local First DC Monday night to make sure #MuseumSquareStays. Hear from tenants and neighborhood leaders on how to support our neighbors as developers like the owner of the building – Bush Companies, which has a long, bad track record for affordability in DC – threaten to push them out.
Being at this party is your vote for a diverse city – and makes a huge difference to struggling tenants who want to know you’re behind them.
