WAVELAND, Miss. -- The golden years were looking good for Theresa James, 82, mother of three, grandmother of five, great-grandmother of four, widow, last surviving child of nine and lifelong resident of the Gulf Coast.
Her big house in Clermont Harbor sold, leaving her with a tidy but sufficient monthly income rolling in. She was happily at home in a $585-a-month apartment on Third Street south of downtown Bay St. Louis.
There were a few ups and downs with her health and such, but she was at the peak of an artistic career, painting colorful oils of jazz funerals, shrimp boats and cotton fields. Then came Katrina. The hurricane took all of her belongings and landed her in a 150-square-foot FEMA trailer on a friend’s newly vacant lot in Waveland.
Now this Toyota-driving, white-haired grand dame of the Hancock County Senior Center, sharp as a tack and sunny as an August afternoon in her native Galveston, is among tens of thousands of renters in the hurricane zone who lost their homes to the storm and whose prospects of finding new ones are generally far worse than residents who owned their homes.
That’s because while billions in federal dollars are being handed out to directly help rebuild single-family homes, almost none has been made available so far to replenish rental housing in the hurricane zone. In Hancock County 20 months after the storm, not a single nail has yet been pounded to replace any of the hundreds of multi-family subsidized and market-rate rental units that were lost to the hurricane.
As a result, thousands of renters remain in FEMA trailers or other temporary housing as they do elsewhere in Mississippi and Louisiana. To add insult to injury, rents are skyrocketing on the few units that have been renovated. Others, like Theresa James’ apartment, are being turned into condominiums that their former tenants have no hopes of buying.
'The most powerless group'
“Rental Katrina victims are essentially the most powerless group of all in trying to fashion a recovery,” says Reilly Morse, an attorney with Mississippi Center for Justice, which advocates for racial and economic justice along the coast. “They have to depend entirely on landowners and land developers to make something happen.”
The loss was staggering. In a state where nearly 30 percent of the residents are renters, 72,116 renter-occupied units were damaged or destroyed by Katrina, according to Gov. Haley Barbour’s office.
In Hancock County, where the pre-Katrina number of renters ranged from 20 percent in the county as a whole to more than 35 percent in Bay St. Louis, there are no precise figures on how much rental housing was lost. All 176 public housing units in Waveland and Bay St. Louis were destroyed or damaged beyond repair. Hundreds of other apartment units were knocked out of commission either permanently or temporarily. An untold number of additional rental units were among the thousands of single-family homes that were destroyed.
Of the $5.5 billion in federal Community Development Block Grants that the state is handing out to spur post-Katrina rebuilding, a huge share has so far gone to homeowners. According to the state’s latest figures, $869 million was distributed to 12,413 families in a first round of grants. Another 10,000 homeowners will receive funds in a second round that will also distribute hundreds of millions.
When it comes to rentals, however, just $100 million has so far been allocated from the grant pool. It is going to five public housing authorities along the Gulf Coast, including the agencies in Waveland and Bay St. Louis that have been combined since the storm.
But that money, less than 2 percent of the $5.5 billion in federal grants, falls short of the $111 million in losses suffered by the housing authorities. And it will likely be many months or years before construction on replacement public housing units actually gets under way. Precise timetables were unavailable from officials with the new Waveland-Bay St. Louis Housing Authority, who said they were too busy consolidating offices to meet with reporters.
Plan to bolster rental housing unveiled
In late April, Gov. Barbour announced a new plan to bolster rental housing in the hurricane zone. Some $263 million in forgivable loans would be offered to owners of rental properties with four units or less. At $30,000 a unit, the state expects 5,000 rental housing units could be built or repaired under the program, and rented to tenants who meet certain income limits. But the program has yet to win final approval and it remains unclear if and when it could start.
So far, private developers have not shown much interest in building new apartment complexes. Buz Olsen, who currently oversees the Bay St. Louis building department, says no permits have yet been issued in his city, although there have been some applications filed for tax-credit programs that could eventually see about 450 units built. Again, that could be years away.
In Waveland, one developer has begun site preparations for four units on Nicholson Avenue and another has gotten the green light to start work on a 100-unit complex at Waveland Avenue and Highway 90, said building official Otis Sharpe. Other than that, he has merely had “a lot of inquiries” about restoring a number of heavily damaged complexes along Waveland Avenue.
No permits have been issued in unincorporated areas. “It’s all still on drawing table,” said Hancock County building official Anthony Cuevas.
Demand far outstrips supply
The situation has created a rental market that’s tighter than a Waffle House lobby on Sunday morning. Thousands of renters like Theresa James – who is on a waiting list for a Catholic-operated senior apartment and a Habitat for Humanity home -- are still waiting it out in FEMA trailers, according to Olsen.
Others, like welder Nathan Cranmer, 27, who grew up in Kiln and lost his $900-a-month rental home on St. Charles Street in Bay St. Louis in Katrina, bunked in shelters, trailers and with relatives while looking for affordable new digs to rent. A year after the storm, he found one place, but moved out in disgust after five months of living under a leaky roof. Just recently, he was delighted to find “a little bitty apartment” in Waveland for $700 a month.
The shortage “concerns everyone here” Olsen said. “We are a blue-collar community as well as an upscale community. We don’t have that affordable side.”
The lack of urgency and government support to restore rental housing does not surprise Morse of the Mississippi Center for Justice. “There’s an inappropriate moral attitude about renters in some circles that isn’t justified,” he said. In Gulfport and Biloxi in neighboring Harrison County, he pointed out, even when new complexes have been approved through tax-credit financing schemes, they have been blocked by not-in-my-backyard neighbors who fear that “affordable housing” will bring social problems that slash property values.
“I do know that that’s a problem,” said Donna Sanford, disaster recovery director of the Mississippi Development Authority. She said the state has formed a team to work with local governments on some of the NIMBY issues. “I think we are doing a lot of things,” she said, touting grant money spent on infrastructure that could also help foster construction of new rental housing.
In the meantime, Theresa James waits it out in her trailer, happy to have a roof over her head and her independence. FEMA recently extended the time period that Katrina victims can use the trailers rent-free and nobody expects tenants to be forced out of them any time soon.
James does her painting at the senior center in Bay St. Louis, so studio space is not an issue. But she’s afraid to use the propane stove and there are some things that she has no room for in the trailer.
“I certainly do miss my recliner,” she says.
We're not quite ready for another one
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Rental property is a must for these people. There are so many complexes that still need to be torn down - all they do is harbor rats. Hopefully new construction will begin soon and the plight of renters will end.
Prices for land and homes are ridiculous - plus the cost of doubled or even tripled insurance rates. It just doesn't make sense!
Linda (Sent May 2, 2007 6:52:44 AM)
My son works in constrution and he says there is no work there. Unless you are working for someone with money , because all suppliies are being bought up by the people with money. No one else can get the supplies or can afford them. Betty
Betty Leinart, Summerville, South Carolina (Sent May 2, 2007 8:51:54 AM)
We the working class are always the powerless ones thanks to government corruption and inefficiency. here in South Florida thanks to the corrupt politcians who don't care about their constituents(except the rich ones), have made itso bad that professional people can no longer afford to live here in Miami. Then they have the gall to ask why are we losing the middle class.Between the high taxes and government corruption, its no wonder people like me want to leave this lousy city. My heart goes out to people like her. Its always the same,the rich want to keep making it hard for the poor, and now their target is the middle class.
Raul Ortega Lousy Miami Florida (Sent May 2, 2007 8:52:46 AM)
I am glad this article was written because renters in the Gulf Coast is a subject that hasn't be touched on alot.
Bonnie (Sent May 2, 2007 8:53:23 AM)
how about charging rent on the fema trailers, and then use that money to rebuilt the affordable housing? isn't it time for these folks to start paying rent? it is nearly two years rent free now.
trish, indianaplis, indiana (Sent May 2, 2007 8:55:21 AM)
Wouldn't it be wonderful if the money that's going to Iraq could be better spent on Americans. Just think of all the good just a portion of that money would do not to mention ending the killing of our young people. At least we know the victims of Katrina are real and do exist; unlike the weapons of mass destruction that supposedly existed in Iraq.
Darlene, Orlando, Florida (Sent May 2, 2007 8:58:10 AM)
You will all suffer separately up there for years unless you unite into a grassroots political group and force your state and local government to enact some changes. The state should exercise eminent domain as needed for the public good and make that land available to developers who agree to build as part of a public-private venture. Otherwise the usual greed will prevail and restoration will take years. Are you content to sit in trailers for years? It's your community. Take it back.
David Forthuber (Sent May 2, 2007 9:01:27 AM)
MOVE: it's not the end of the world .People are retireing all over the country. I will when I can move to Colorado from Houston. I moved here 5 years agofrom Louisiana. We are tired of hearing all the crying about hurricane Katrina!
Keith Barousse Houston Texas (Sent May 2, 2007 9:01:57 AM)
Unfortunately there is no GOOD answer to this problem.
Rebuilding would be going on BUT for the fact that insurance premiums have gone through the ceiling. In an environment of higher cost and people screaming that its "unfair" that these costs be passed on, I think you can understand the reluctance of landlords to rebuild only to be sued when they attempt to recover their legitimate cost increases.
There ARE problems with the insurance industry but "we, the people" need to re-examine our desire to live on and near the water. And oh, by the way, I live on the water.
One solution is to build MASONRY structures where wood ones once stood, and elevating them above reasonable flood levels.
The problem here isn't that flooding happened - its that many people didn't take flood insurance, believing they "didn't need it" - and now, they're hosed.
Well, I [[technically]] didn't need flood insurance where I live (above base elevation) but I bought it anyway. NOW, after Ivan, we've been re-mapped - and I DO need it. I'm grandfathered and thus get to keep my CHEAP rate. If I had tried to be miserly over the $300 a year instead then I'd now have to either pay a much larger premium OR run "naked" for flood exposure.
Guys, flood insurance, if you're not in a special risk zone, is cheap. BUY IT.
If you ARE in a special risk zone THEN DON'T LIVE THERE IF YOU'RE NOT WILLING TO PAY THE PREMIUM!
Expecting the government (that would be "the rest of us" who ARE responsible) to bail you out AFTER you turn down the insurance which you CAN buy and ARE told about is unacceptable, and I will oppose those efforts.
Karl Denninger, Niceville FL (Sent May 2, 2007 9:02:42 AM)
Maybe we could actually enforce our laws concerning illegal immigration. If Texas and the United States enforced their own laws there would be landlords begging to have all of the people displaced from the Southern Gulf Coast come live in Texas. What a concept, taking care of American citizens first.
Ol Redneck in Texas (Sent May 2, 2007 9:03:04 AM)
My family just returned from a cleanup week in N/O with a Methodist Disaster Relief group. The most repeated statement from the 46 member team is: How can this happen in America?! Thank God folks are responding by saying: What can we do to help?! We love our southern neighbors & won't forget their plight. We're going back next year for another week and bringing a bigger team!
Traci Nikitaras (Sent May 2, 2007 9:03:43 AM)
I CANNOT UNDERSTAND HOW THIS COUNTRY HAS LET ONE OF IT'S OWN DOWN.IF WE HAVE LEARNED ANYTHING FEMA & THE GOVERMENT SHOWED IT'S INABILIY TO DEAL WITH A NATURAL DISASTER PROPERLY .I HOPE & PRAY FOR THIS COUNTRY TO GET IT'S ACT TOGETHER.WE THE PEOPLE DESERVE BETTER THAN THIS.COME TOGETHER !!
RICK YORKTOWN,VA (Sent May 2, 2007 9:11:02 AM)
It is a problem for people like Theresa James, someone in her elder years, just starting to look at life in a slower peaceful perspective. But I keep hearing in New Orleans (where I live) about the it is the puplics right to rebuild the public housing system. To me the public housing system was put in place to help families temporarily. Yes New Orleasns should rebuild some temp. housing, but the people here shouldn't look at it as their right. The government was always doing them a favor here and all over the region before the storm and after if they do decide to rebuild.
Greg, NOLA (Sent May 2, 2007 9:13:33 AM)
I'm with Linda. Another problem is that housing programs in both Mississippi and Louisiana will only give rebuilding grants minus anything they got back from their insurance companies to property owners. Those who own income properties naturally will spend it on rebuilding their own damaged homes before spending on rental properties. This leaves renters in the lurch at a time when rents are skyrocketing and affordable housing is very difficult to find. So many are stuck in FEMA trailers. And if they're evacuees, it keeps them from returning although they may wish to come back, and the communities they're from from repopulating.
This rental crunch is but one of a myriad of hardships affecting the storm zone 20 months later, which are why Katrina (and Rita, Wilma and other storm) recovery should be made much more of than it has been by the mainstream media and by the presidential candidates. Something is very, very wrong when in spite of the fact that these hardships are continuing and recovery is so slow, nothing was said during last week's Democratic debate except for Barack Obama's sentence mentioning New Orleans.
Olivia (Sent May 2, 2007 9:15:02 AM)
I am so glad someone is finally addressing the renters. I can really identify with Theresa James - I am in a similiar situation. My heart goes out to those, especially those with no renters insurance, who lost everything in Katrina and can't come home because there is no place to live and no jobs. Many of these people are blue collar people and people in service positions that the communities really need to get their towns up and running again. If you don't have these people, the businesses will not return. And please don't think that only the renters on the Gulf Coast are affected. New Orleans moved to Baton Rouge within 48 hours of Katrina and many are still here. There is a terrible apartment shortage here and in the surrounding area and my rent has gone up $200 per month since the storm and I am lucky. Some rents almost doubled. Moving is not an option - there is no place. I have to believe that there are other cities in Mississippi, north of the Gulf, who are having the same shortages. I was glad to hear that some renters at least were able to get FEMA trailers - those that had a place to put them, anyway. Most renters who qualified for one proably have no place to put them. The Mississippi Gulf Coast and South Louisian will forever be defined by Hurricanes Katrina, (and so far as So. LA is concerned) Rita. Nothing is the same but I have hope that one day it will all be better. Please get some rental properties going so the "worker bees" can come home. Hang in there.
Ann, Baton Rouge, LA (Sent May 2, 2007 9:18:02 AM)
This is the exact reason why I left the Mississippi Gulf Coast. My rent skyrocketed and I make too much money for any type of assistance. Landlords are taking advantage of the situation by overcharging for "rat trap" apartments and nothing is being done to remedy it. Some people making minimun wage are finding it rather difficult to pay $900 a month for a one bedroom apartment unless they forgo little luxuries like food and electricity. The leaders down there think the answer lies with condos, but who wants to buy an overpriced closet? It appears to me that renters in south Mississippi are considered second class citizens, and politicians are more concerned about getting the homeowners rebuilt. Hopefully, someone in the right postion will finally take a stand and find a remedy. The people down there are not looking for a hand out, they just want to have an affordable place to live that is in line with the wages they make. A rather fair expectation I think.
Jim, Washington D.C. (Sent May 2, 2007 9:19:48 AM)
So why don't these people just move, like the rest of us would if we couldn't find anyplace. After this much time, these people need to face reality and move on and stop waiting for the world to take care of them.
Chemby, Marietta, GA (Sent May 2, 2007 9:20:30 AM)
Everyone that has been living rent free for almost 2 years now - I'm assuming they've been saving what they would have spent on rent? That should mean they're ready with security and first/last. Does there hit a point in time where you decide to move elsewhere?
Lisa (Sent May 2, 2007 9:22:07 AM)
Renter or homeowner--all current assistance has fallen short. I owned a home, am now in a FEMA trailer, and am still awaiting the homeowners grant...the amount will allow me to rebuild a....bathroom! Of 20 neighbors on the street, only 2 have rebuilt. Its bad for everyone, certainly so for those who had invested heavily in ownership.
Jeff, Gulfport, MS (Sent May 2, 2007 9:24:40 AM)
Well I am too living in Mississippi and i am aware of the cost of living increase along with the shortage of rental property. I own my own house and i also have 2 vacant lots with city water and sewer. Both are a little over a half acre apiece. I am willing to help if i was able to put a house or 2 on those to rent out. But cost of living and cost to buy or set up a place is more then i or some can bare. I know more people like me have those but alot of hands are tied because the cost of living increse.. My heart goes out to the ones who struggle to still call the coast their home.
Raffe McLaughlin Saucier Mississippi (Sent May 2, 2007 9:25:04 AM)
The problem with this is they want to built some of these apartment complexes as low income housing to get tax benifits. These contractors and developers are not from the coast nor will they keep that money here. In addition they want to build in really nice neighborhoods where they don't fit in. We have a proposed low income housing reqeust for my neighborhood. They want to build it in a known flood zone. So this meens they would have to elevate it very high. This does not fit in at all and if built will bring our home values down without increasing the tax base. Which means more students for our schools with no additional income. Which means what? You guessed it increased taxes on the surrounding home owners which is me. Thanks but no thanks. I not even going to get into the increase crime and drug traffic that is prvelent in these type of developments.
Craig, Gulfport, Mississippi (Sent May 2, 2007 9:26:21 AM)
Why do renters expect the Government to provide them with a home. They can move inland or else where. I for one don't think anything should be built within a quarter mile of the water and turn that area into a state park or Federal park so every one can enjoy the gulf shores. It is foolish to build within the storm areas. I did not get a dime for my wind damages caused by the storm.
Earl Fincher, Brandon, Ms. (Sent May 2, 2007 9:26:47 AM)
Please let us know if Theresa James art is available. Wonderful artist. I have a small collection of folk art from another Bay Saint Louis artist and would love to my collection
martha bangor, me (Sent May 2, 2007 9:30:15 AM)
I just returned from BSL on 4/29, spending a wk there helping with rebldg. In so many cases I noted almost no change since my visit in Oct....especially the many rental properties that are ramshackled and need to be bulldozed and built again. I was lucky enough to actually meet Theresa at the senior center where we did acttive listening. Theresa was fully engrossed with her painting and we shared a few composition tips together because I had spent my professional career teaching art. I came home and am packing up my many reference books for the art dept there. Theresa and her fellow painters can't wait.
Anne, Doylestown, PA (Sent May 2, 2007 9:31:47 AM)
Real simple solution. Move! Live somewhere else!
Steven Osekowsky Cape Coral FL (Sent May 2, 2007 9:36:52 AM)
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