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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this is normal operation for anything to do with city, county, state or federal works in my 38 yrs. of doing work for above ,only big firms get work & inflate price money is gone & no work gets done
jim lavon tx (Sent May 2, 2007 10:18:34 AM)
I just return from a trip to Bilox, Ms. where my daughter live. I stay with her and her family in her apt. They are just starting to fix the apts. that were the worse damage by the storm. And she was telling me that the new landlord wants to put the rent up after fixing the apts. Half of these people who live there don't have places to move to. The condos at the Gulf are going to be beautiful, but the cost are sky high. (I check it out for my daughter). She can't afford it on a fix income. I imaged how the people fell who live in apts. I agree that something should be down with the aptartment that need fix up.
Ann Ruselle (Sent May 2, 2007 10:25:11 AM)
I was and still am a renter Post Katrina Louisiana. The house that I am renting received damage. I lost a room and have no cold running water in the kitchen(the plumbing has not been the same since the storm). The landlord did not put a tarp on the roof to prevent leakage (shingles were blown away by the storm). Nothing has been repaired or placed. The fridge hasn't worked since Katrina so I've been using an ice chest. Yet I cannot leave. Rents across the New Orleans area are 2-3 times higher. I am a single parent and make just over 26,000 a year. The landlord wanted to charge me 850 per month after the storm. I'm not doing it. I have to leave at the end of June. I wish someone would rebuild some decent rentals for decent prices. I want to stay, but how can I afford to. These landlords are shooting themselves in the foot. "Come back and rebuild" the politicians say, but they give the landlords all the rights and money.
Belinda in Metaire, Louisiana (Sent May 2, 2007 10:29:56 AM)
Cristina and others who have asked about buying Theresa's work: Contact the Behold Gallery in Bay St. Louis, Miss., 228-467-8480.
Mike Stuckey (Sent May 2, 2007 10:35:19 AM)
There is plenty of affordable housing here in Michigan. People are leaving in droves as our manufacturing jobs move south and the housing market, both rental and purchase, is saturated. I think we all have are problems and shouldn't reley on the government to fix them all.
Fred, MI (Sent May 2, 2007 10:35:42 AM)
If you want communism, go to China!!!
Native Texan (Sent May 2, 2007 10:36:40 AM)
The ineptitude and incompetence displayed by the Bush Administration in regards to Katrina will remain a permanent stain on the soul of Amerikkka.
Joe Hawkins, Ellenwood, GA (Sent May 2, 2007 10:38:08 AM)
Why doesn't the government reinstitute the CCC and WPA from the depression days? The environmentalists who want forests to be saved could help by cleaning the underbrush which causes most fires to go from small natural clearing events to huge, costly problems. Catastrophes like Katrina should be dealt with quickly, 2 years or less. Americans did great things during WWII, now we just let it slide until someone else fixes it. If the government wants to make us think they have a war on drugs/crime/poverty then they should act like it. Ration supplies and only let those industries that will effect change get the materials they need. We don't need more happy meal toys or disposable junk, we need housing and ways to get people employed, fed and affordable medicine.
David, Boise, Idaho (Sent May 2, 2007 10:38:20 AM)
It seems like it's been "every man for himself" these days, butsince Hurricane Katrina it has become more obvious that companies and individuals will make a lot of money. There is no more a middle man between the rich and the poor. The rich will always be there to eagerly lend a hand, for the right price. Without the poor, the rich go broke!
J Chiasson, Poplarville, MS (Sent May 2, 2007 10:39:09 AM)
It is the saddest situation I have ever seen. The federal government has just ignored this area of the country, almost like it has lepercy, but they had to hurry and get the casino and the superdome fixed right away, they just seem to have turned a deaf ear to the gulf coast. The media is only interested in the gulf a couple of times a year, or when the president makes a quick stop to shake a few hands ang get some pictures taken. They are all consumed with the 2008 election, which is utterly rediculous, since it is still a year and a half away. Have they forgot that people in the gulf vote too? By the way, what about the "Katrina Cottages" that they were all talking about during the one year aniversary of the storm. Lowes was supposed to have the plans and all the materials available sometime last year, but , other than the 3 houses that the president was interviewed in front of by Brian Williams, which we don't even know where these homes are, I haven't seen any yet. I don't live in the gulf, but I drive a truck and am down there on a very regular basis. As I said, it is the saddest thing I have ever seen, and I a m 51 years old. Everyone in congress, FEMA, and all of those red tape outfits need to be sent to New Orleans and given a treavel trailer to live in along the swamp and made to stay there for at least 6 months. Maybe, after a couple of months, they would figure out just how likeable it really is!
Bob Bailey, Imperial, MO (Sent May 2, 2007 10:41:01 AM)
This is a tought situation for most, But you must take avantage of the oppertunites given, and you may get a little help along the way .
Rodney Arnold, Miami, Fl. (Sent May 2, 2007 10:43:50 AM)
Landlords are rebuilding, but now they want beaucoup dollars. I suppose it is to cover insurance, but from what I can see, these places are not being rented. When I look for rentals, which is daily, and sometimes for hours on end, the same places are available. I love New Orleans and Louisiana. I really don't want to leave. I wish they would develop state insurance and make it affordable. My life is here - there must be a way.
Belinda in Metairie, Louisiana (Sent May 2, 2007 10:44:12 AM)
In a free enterprise system, who will build rentals when FEMA offers free rent? Try competing with FEMA! As long as FEMA trailers are free, they beat living in a storage shed as one lady suggested.
Bob, Largo Florida (Sent May 2, 2007 10:48:52 AM)
Why is it that the Government is responsible for you and your troubles the question to ask is what percentage of these renters had insurance I'm sure it is a stagering number that did not have any at all. If you cant find affordable housing do like many others have, move to either another state or area that you can afford not to mention they have been living in these FEMA trailers rent free where has all the money gone for 20 months. It kills when I hear "I cant afford 50 dollars a month for the FEMA trailer" get a job like every other law abiding american and quit leaching off the government and my tax dollars. I too was effected by the storm and lived in a fema trailer but I used my money wisely and was back in my home in less than a year. I worked 3 and 4 jobs while doing most of the repair work myself and this point my sympathy is wearing thin.
Ray. Gautier MS (Sent May 2, 2007 10:49:08 AM)
Who in their right mind would want to spend money on land that will be decimated again and again?? Why rebuild a city that is BELOW sea level, do people not understand what this means? It means New Orleans is a puddle, every time it storms its going to fill with water and erode further. These renters need to looks for housing in other states or further north. There is no reason to rebuild a city that will only be destroyed again. I agree with a previous comment made, quit playing the Katrina card. Its not like they haven'nt received enough charity already.
Point Blank, East Texas (Sent May 2, 2007 10:49:58 AM)
Rick, I understand your hard logic. The problem I have with it is that the government IS handing out money to rebuild single family homes. I see no reason why handouts should favor homeowners over renters.
Erik, Santa Clara CA (Sent May 2, 2007 10:51:07 AM)
"There is no such thing as a free lunch,You can't get ahead in the misery of other people" People who are taking advantage of people of these disasters,will be held accountable someday. We all will have to account to how we have treated others.
Ron Wood (Sent May 2, 2007 10:51:36 AM)
Here's something else to resent. I live in La., but am 300+ miles from New Orleans, and hardly got any wind or rain from Katrina. I just got my bill for homeowners insurance and it has been hiked up 50%. Everyone in the southeast will be paying for Katrina.
sherry, shreveport, la. (Sent May 2, 2007 10:52:49 AM)
Reading this, it's very puzzling why the USA doesn't cut and run from the Iraqi civil war which is costing it so much money. Cut and run, and take care of your own. Iraqis never attacked America. Now it's clear there are no WMD there. Take care of poor Americans and write Iraq off as a mistake due to bad intelligence. Let's move on.
John (Sent May 2, 2007 10:53:31 AM)
The reason that so little money has gone to MS and AL is because GWB needs the $$$ for his phoney war. He doesn't give a damn about the american voter so long as he can be King George.
Paul (Sent May 2, 2007 10:55:47 AM)
This may sound drastic, but I think that anyone who can should simply leave New Orleans, and any other Hurrican affected area where so much govt. waste of money and inefficiency is causing further harm to people who have already suffered more than they deserve.
I know you have emotional attachments to your home and where you grew up, but nobody should allow landlords, our government, or anyone else to treat them as poorly as you have been treated. If it were me, I would relocate to another state. Plain and simple. If you have family somewhere that can help you for a while, even better. If not, pick some place you would like to go that has a cost of living you can afford, start looking for a job (monster board, newspapers, etc..) pack what you have and hit the road.
I don't say this to be cold or insensative. I just think that you all deserve better. I have never had to live through a hurricane, but I have had to relocate to another state with my pregnant wife and kids in tow, in order to find suitable employment. I was eventually able to return home, but my point is, sometimes you have to move on.
We looked at it as an adventure. We got to learn about a new place, meet new people, and we learned that we can make it anywhere. Also, you will be surprised at how many people from your home town you will run into in any major metropolitan area. Just something to think about.
Brian, Chicago IL (Sent May 2, 2007 10:56:08 AM)
I own rental properties in the Midwest. These are "investment properties" which must pencil out. I literally couldn't afford to lower rent while assuming the incredibly high costs associated with owning these properties. Apparently, apartment developers have a very good reason NOT to develop investment properties in the Katrina stricken area. Otherwise, every investor in the country would be down there ready to build. If you want to live cheap, but very well......try moving on North to Missouri or Iowa.
chuck, mo (Sent May 2, 2007 10:57:24 AM)
I have been forced to relocate with my chidren to central MS from New Orleans because of the rental situation. Rent in and around New Orleans has more than doubled. I will miss my home and come back often but I cannot afford to live here anymore.
Mia, New Orleans, LA (Sent May 2, 2007 10:58:11 AM)
I am embarrassed to be an American. We can blame others but WE as a money-loving, conspicious consumption people all share in it. Our national Motto should be "In dollars we trust"
Mary, Boston, MA (Sent May 2, 2007 10:58:39 AM)
Welcome to George Bush's Amerika! Elections matter. What might have been but for 537 Florida votes in 2000......
"This is an impressive crowd, the haves -- and the have mores. Some people call you the elite. I call you my base."
George W. Bush, speaking a telling truth at Alfred E. Smith memorial dinner, New York, New York, Oct. 19, 2000
It's the ownership society, dontcha know. If you're not a property owner, preferably upper income, well, in George Bush's GOP world you're just SOL.
My advice: Forget that bug infested cracker barrel swamp. Get out of Mississippi, Louisiana, and the Gulf Coast in general and go West young man, to Phoenix, Arizona. Plenty of housing and jobs available here, no hurricanes, no tornados, no snow, no earthquakes, and no bugs. Annual rainfall is six inches a year, with clear skies, dry air, with awesome mountain and desert vistas.
Steve, Phoenix, AZ (Sent May 2, 2007 10:58:42 AM)
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