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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How pathetic that I am constantly asked to give to the needy in other countries but we have so many here the the GREAT USA that are suffering, equally. We need to help our own country. Why are the victims of Katrina so overlooked?
K. Howland, Grand Rapids MI (Sent May 2, 2007 9:38:22 AM)
I know down in galliano they are building a bridge that offers many jobs for people looking for work.unfourtunetly as has been stated there are no houses to rent.whats there is outragous.so the job is short handed because no one can find a place to stay.the goverment needs to step up their process.
tammy (Sent May 2, 2007 9:41:29 AM)
First of all i would like to thank the postal deptment for helping me located my boyfriend's family. The Harris's, i thank God for the angel that delivery the message to them. Now we must continue to pray that God will answer our prayers not man. Just remember to kept looking up he knows how broken hearted you are and how you have been treated.God will heal us all please keep your hand in his hand, he has a plan. I will continue to pray for all of the victims. May God Bless you all.
cynthia simmons houston tx (Sent May 2, 2007 9:41:38 AM)
In a business sense it it perfectly sound. Would you put your own money into something that is not financially viable but you will stand up and demand that I pay for you to live---HELL NO!!!! insurance companies should pay up for the damages done but as for rebuilding and not raising the hell out of their premiums ther is no way that is going to happen in a mostly capatalistic society. You want the state to take care of you, move to China or quit complaining.
God flushed!....I'm just waiting for a monsoon to take out Gary Indiana next.
Willie Washington (Sent May 2, 2007 9:41:39 AM)
This kind of thing is sad, but not what I would call heart-breaking. Quite a number of Americans have issues finding affordable housing, and this is to be expected in an area with a natural disaster and housing shortages. On the other hand, forgivable loans to rental property owners seem like an additional waste of our (not the government's) tax money. Plenty of folks that formerly lived in New Orleans are settled and happy in other areas. The US is still the land of opportunity, but there are no guarantees. There are sad stories in every city (not just New Orleans), but there are also opportunities for those who are willing to move or change their lifestyle. Besides, where are Ms James's (at least 12) relatives coming to her rescue?
Brian, Austin, TX (Sent May 2, 2007 9:43:38 AM)
Not only has the New Orleans area been depleated of rental property. Rita left the southwest parishes with little or NO property for rent. The cost of renting has become a nightmare. I am a 50ish female that has chosen to rent strictly for the convenience. Now it is almost more cost efficient to buy.
Barbara Bartlett (Sent May 2, 2007 9:44:19 AM)
What gets me is that renters have recieved nothing after the storm. I lost everything and State Farm gave me not a dime. Homeowners are bailed out with $150k grants and we get nothing. Someone needs to get together and form a group of renters to battle against State Farm. Barbour and Scruggs, you up for it? Probably not....I think we are the forgotten people in this mess.
M (Sent May 2, 2007 9:46:56 AM)
Huricane Katrina has created a large demand for housing and the government is giving great incentive's to help the reconstruction of the Gulf Coast. This is a great time for investors to do something positive and at the same time make a great investment. If you would like some more info on how to invest please email me at mbernhardt@bggulfcoastproperties.com
Matt Bernhardt, Jackson, Miss (Sent May 2, 2007 9:47:40 AM)
Since when is it Goverments responsibility to set up rental housing?
Mike Jones (Sent May 2, 2007 9:49:02 AM)
It's hard to convince the non Democratic nations of the world that democracy works if America is not willing do right by it's own citizens, let along asking for the poor, down trotten, huddled masses of other nations(i.e. cheap labor).
Or is it just Verticle Class Politics as usual - in black AND white.... and every thing in between.
Lorenzo Bancos (Sent May 2, 2007 9:49:55 AM)
It's almost inconceivable to me how this country has failed soooooo miserably in financing, utilizing the monies appropriated, and mobilizing the forces to rebuild.
How can the most powerful nation in the world fall so short in rebuilding ourselves from the inside? How can we neglect the needs of our citizens and allow such inner decay? This is a bureaucratic embarassment which just shows no one is accountable anymore and the only thing that promotes action in this country is greed.
Our fore fathers would be embarassed.
dave jones billings montana (Sent May 2, 2007 9:54:36 AM)
Love her art. Would love to buy one of her paintings.
How can I contact Theresa?
)
Cristina Fernandez, Miami, FL (Sent May 2, 2007 9:55:53 AM)
The market will determine what level of rental properties are feasible on the gulf coast. No one will invest in low income rentals other than state agencies and they should be built in areas where land prices are more reasonable. No one earns the right to live anywhere unless they can afford it. So welcome to beautiful McComb, Ms. and enjoy your stay.
Rick, Covington, LA (Sent May 2, 2007 9:56:01 AM)
Katrina was the worst disaster in our history, but New Orleans is the only costal city in America that is below sea level. I think we should focus on rebuilding the levies to the point where they could hold off another Katrina before we rebuild an entire city. If a solution is not found to make the city safe from another large storm I do not see the point in spending billions of dollars to rebuild it. We know another hurricane will happen again sooner or later, and if something is not done now we will be in the same position we are now 1 year or 15 years from now. I think we should take care of the residents but common sense needs to be used.
Mike, Baltimore, Maryland (Sent May 2, 2007 9:56:54 AM)
The lack of rental rebuilding also affects area property and rental prices outside of the hardest hit areas. I have been looking to buy a small home and cannot do so, in a good public school district, because of extreme property and insurance increases. I understand that contractors would profit greatly to rebuild homes/communities in harder hit areas as labor is cheap and government entities pay well. As a result, prices on everything rises and becomes unaffordable to average single parents. This is frustrating for a parent that just wants that type of stability for their child.
Shelley, Baton Rouge (Tiger Land), Louisiana (Sent May 2, 2007 9:58:17 AM)
Our church sent a couple of teams down to Pass Christian last summer to construct simple 8'x8' storage sheds to give away. One lady from Hancock County hitched a ride to us when she heard about it, wanting one of the sheds to live in. She was a renter, her apt complex had been condemned and it was going to cost her $1,000/mo to rent a one-bedroom apt. While FEMA was helping out the homeowners, renters qualified for no relief. She just couldn't afford it. I was overwhelmed by the plight of these people.
Brad Norris, Montgomery, Alabama (Sent May 2, 2007 9:58:34 AM)
In New Orleans, viable apartments and rental houses have reached new levels of stupidity, with landlords bumping up rents three to four times, making people who are trying to rebuild their lives impossible. How can anyone, in good conscience do this to their fellow New Orleanians, knowing how difficult life has been?
wendi (Sent May 2, 2007 10:00:31 AM)
It is time to move on and quit trying to play the Katrina card for all your troubles and woes.
Shane Migues, Gulfport, MS (Sent May 2, 2007 10:04:17 AM)
Interesting follow up to a story that has no end. Insurance companies and greed seem to rule in the aftermath of Katrina.
Robert Burst Garfield, Ar (Sent May 2, 2007 10:06:13 AM)
Louisiana decided after an audit that almost 31,000 people may not have been entitled to unemployment benefits- even after claimants sent in review materials and continued to receive benefits believing there were no problems w/ their claims- Now LA wants $$ back from people who haven't even recovered from Katrina!!!!!!! How long do we have to suffer? Why should we try to come home to LA? FEMA, Road Home, SBA.. It's all red tape & frustration. Help Us!!!!!!!!!!
jane doe (Sent May 2, 2007 10:06:21 AM)
This story applies to so many in hurricane stricken areas, not just from the Katrina aftermath. Ms James' story reflects my own-thank God for family willing to house me until a realtor in Idaho heard of my plight and sold me an older, drafty mobile home. The best I can do-and no help from FEMA when the duplex I was renting in Pensacola was severely damaged by hurricane Ivan. I returned to Pensacola last year to survey the situation and retrieve items in storage. There is still a severe lack of affordable rentals, although I could have chosen a $700 studio apartment to replace the $485 2 bedroom duplex that had a nice yard. This could be so much better.
Robin Burns (Sent May 2, 2007 10:09:28 AM)
CONGRESS SHOULD HAVE ATTACHED A KARTRINA STIPULATION TO THAT WAR MONGERING W BUSHES WAR CHEST...
YOMAMMA (Sent May 2, 2007 10:11:07 AM)
The Katrina disaster is nothing short of being disgusting, Once again it goes to show were the goverments priorities lie. Just like the poorest of the poor were left to die days after the Katrina event. Here we are 20 months later and the poor are still left to suffer. Katrrina is a great example of what exactly happens to the poor after a major disaster. This is nothing short of disgusting for a country that calls itself the greatest in the world. My heartfelt sympathy goes out to every indivdaul such as Theresa Hughes who has the courage and fortitude to continue to move forward in the wake of such a tragedy. The survivors of this tragedy are nothing short of all being hero's for having the courage and strength to carry on. Best wishes to each and everyone of you.
Yours Sincerely,
From British Columbia, Canada
Ken Jensen, Courtenay, British Columbia, Canada (Sent May 2, 2007 10:11:08 AM)
Try living in Pensacola. After Hurricanes Ivan and then Dennis, rent on a 3 bedroom 2 bath house went from about $500-550 a month up to $1000+ a month. Now, the beach is being rebuilt for millionaires and those of us who are of average income can barely survive without living with our families to defray costs. I wish people were aware that its not just Mississippi and Louisiana that were horribly affected by Hurricanes but, Florida and Alabama too. Almost 3 years later Fla and Ala. still aren't back up to where they should be.
Heather, Florida (Sent May 2, 2007 10:12:14 AM)
The reason affordable apartments are not being built is because not even the developers can afford the insurance!!!
Katrina Survivor, New Orleans, LA (Sent May 2, 2007 10:17:09 AM)
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