5 key takeaways from Milwaukee’s one-hour Rent for Success program
Do landlords have to give you notice before entering your apartment? Should you ever withhold rent to force repairs? What is the first thing you should do after moving into a new place?
These are some of the questions answered during the free Rent for Success program presented by the city of Milwaukee’s Department of Neighborhood Services and hosted by the Milwaukee Public Library.
The program, according to its manager, Herlyn Roberson, is an hour-long opportunity to help renters avoid many of the pitfalls that lead to lost security deposits, poor tenant-landlord relationships and even evictions.
Rent for Success originated as an offshoot of the city’s landlord training program, as a suggestion by former Mayor Tom Barrett.
“He said, ‘Since we’re teaching landlords, why not have the tenants have an understanding what the state and city laws are?’” Roberson recalled. “We took a lot of information we use for the landlords and condensed it.”
The training is roughly two and a half hours when it was conducted in person, but it has been condensed to one hour since the program went virtual due to the pandemic.
During that time, Roberson said tenants learn “(how to) understand their rental agreements, who they can call or contact, how to advocate for themselves legally, how to access a free credit report, how to respond to housing violations, that you cannot withhold rent, how to end a bad tenancy and select the right place to live.”
After the hour, there is also a question-and-answer session where residents are able to get advice and upon completing the class, attendants receive a 50-page resource manual and a certificate.
The library hosted the program several times when it could safely be held in-person, said Laura Patino, a librarian who now helps to host it through Zoom.
Even though class sizes have been smaller since they went virtual, Patino said feedback on Rent for Success has continued to be positive. Patino, a former renter, said it’s especially great for young people just starting out.
“A lot of the things that the presenter covers are mistakes that I made as a renter,” she said. “You just don’t know what you don’t know and sometimes you learn through experience — and sometimes that can work out well or sometimes it doesn’t.”
The next Rent for Success programs are being held Jan. 13 and Feb. 10 at 4 p.m. To gain access, you can contact Roberson at 414-286-8122 or hrober @Milwaukee.gov.
Here are five key takeaways covered in the program:
Document everything in writing and pictures
“Maintain professionalism at all times,” Roberson advised. “You’re either the tenant or the landlord, not a social worker. Don’t expect them to treat you like you’re a case because you’re not.”
That’s why Roberson said she always urges renters to document everything.
Documentation can come in the form of photographs of the condition of your home when you move in and when you move out.
If you pay rent in cash, you can document rent payments with dated receipts. And if you want to make changes in your home, you can obtain permission from you landlord via text or email.
However, never rely solely on verbal communication, which Patino said she used to make the mistake of doing.
“Even if you think it’s a small thing, (such as) changing an outlet cover. If the landlord approves that, you’d want to get that in writing,” she said.
If you don’t have permission to make those changes, you can be charged the costs of having a contractor undoing your work.
View your unit before moving in
While apartment complexes often have an example unit set aside to show prospective tenants, Patino said it’s important to that you see the unit you will actually move into.
In her experience, Patino said that there can be significant differences between the property, including in size, layout, appliance age, view and other ways.
Sometimes it’s not always possible to see the unit if, for example, the
current tenant is still living there. However, if that is the case, it’s important to photograph the entire home before moving any furniture into your new space.
A move-in checklist can save your security deposit
The place you rent should provide you with a move-in checklist to fill out and return to your landlord within a week after moving in.
During that week, it’s important to test all the appliances — stove, microwave, dishwasher, washer/dryer — and all the lights and outlets. It’s also good to check water pressure in the shower and ensure all the sinks drain properly. Finally, you should check for imperfections in the flooring/carpeting, walls and cabinets.
Any issues should be marked on your move-in sheet. Noting these things quickly after move-in means you won’t be held liable for them as a tenant when you move out.
Landlords have to give notice when entering your apartment
Roberson noted that landlords have to give you 12 hours notice before entering your apartment. However, you, the tenant, do not have to be there.
Roberson also advised that it’s important to have a good relationship with your landlord in case they suggest a time that doesn’t work for you.
You cannot withhold rent from the landlord
The law is clear on this issue: You absolutely cannot take withhold rent from the landlord, even if that landlord is refusing to make essential repairs.
It’s a mistake renters commonly make in Milwaukee and Roberson emphasizes during the program: Withholding rent is a breach of contract and one of the leading causes for evictions.
There is a legal way to withhold rent, but it requires working with the city. Once you make a complaint with the city (which you can do by calling 414286-2268), they will send out an inspector. If the inspector agrees repairs are needed and the landlord fails to make them, you can pay your rent money to the city, which will hold it in an escrow account until the repairs are made.
Have an issue with your housing, tenant or landlord? Call reporter Talis Shelbourne to tell your story at 414-4036651.
More housing resources
If there are housing-related safety hazards, such as electrical issues, concerns regarding personal safety in your building, or general questions about whether you or your landlord’s behavior is legal, you can call DNS or other agenices listed below.
• Milwaukee Department of Neighborhood Services: (414) 286-2268
• Milwaukee Rental Housing Resource Center: (414) 895-7368
• Metropolitan Milwaukee Fair Housing Council: (414) 286-5678
• Milwaukee Housing Authority: (414) 286-5678
• Eviction Free MKE: (414) 892-7368
• Legal Aid Society: (414) 727-5300
• Legal Action of Wisconsin: 855-947-2529
• Mediate Wisconsin: (414) 939-8800
• Disability Rights Wisconsin: 800-928-8778
“You just don’t know what you don’t know and sometimes you learn through experience — and sometimes that can work out well or sometimes it doesn’t.” Laura Patino librarian who helps host virtual sessions