HMK Tenants Seek Home Purchase Instead of Eviction

West Dallas resident

Tenants of Dallas landlord HMK Ltd. want help buying the homes they’ve been renting. City officials are now asking the landlord to make it happen, but so far the landlord declines.

“The houses simply will not comply with the new standards, and I’m not about to sell these houses to my tenants who are low-income households and set them up for failure,” said HMK owner Khraish Khraish.

About 200 remaining HMK tenants face a June 3 deadline to leave their homes. The extension until the end of this school year was negotiated with the city in a court order after the landlord first notified hundreds of tenants about a proposed eviction last year.

Pearl Brown pays $430 a month to rent a 560-square-foot house in West Dallas from HMK. It is on the Dallas County Appraisal District tax roll valued at $13,500 in poor condition.

“If they could repair it I would like to stay here, but I don’t know if they can repair it or not,” Brown said.

The 80-year-old tenant has lived in the house for six years. She said it has serious structural, electrical and plumbing problems.

The landlord last year said HMK could not comply with new Dallas housing codes that require rental homes be maintained at a higher standard.

Tuesday, the HMK owner said Dallas Mayor Mike Rawlings and other city officials suggested selling the homes to tenants in a meeting Monday.

“The mayor has vilified me for the past year. He has said that I am a negligent landlord, that I’m a slumlord. He said that the houses are in disrepair. And so he searched far and wide for the best affordable housing option for my tenants, and guess what he found? He found my own homes. And I find that very ironic and very sad,” Khraish said.

Rawlings was unavailable for comment Tuesday.

David Villalobos, with the Texas Organizing Project, has been a tenant representative in meetings with the city. He said tenants wanted to purchase the homes all along because affordable homes are very hard to find in Dallas.

“The thing that was unanimous of all the tenants was that they wanted to stay and own their homes, they wanted a pathway to home ownership,” Villalobos said. “We are asking the city to step up with some assistance to repair the homes if they’re given the opportunity to purchase the homes.”

Tenant Stephanie Hanson said she wants to purchase the 1,040-square-foot home she rents from HMK. It is valued on the tax role at $19,900 and rated in very poor condition.

She does not want HMK to hold the note.

“He says he’s got 60 houses to sell, but all of the houses are still in his name. So what is that? That’s rent-to-own,” Hanson said. “If for any reason he decided he was upset with me, wanted to take the house back, he could and I wouldn’t have a leg to stand on.”

Hanson also accused Khraish of accelerating her eviction by declining her rent payments after she was a day late.

“He’s not accepting it. So he hasn’t accepted my rent since December,” Hanson said.

Khraish said he has declined rent payments from around 80 tenants, which provides them with money for moving expenses.

“She has pocketed three months rent and now she should have enough money to transition out of the house,” he said.

Khraish said dozens of his homes have been demolished as people moved out in the past year. The landlord said he is working with Habitat for Humanity to build affordable new homes on many of the West Dallas lots. He also claims plans to build an affordable housing complex on five acres of land along Singleton Boulevard.

“We can have low-income, multi-family, class A, affordable housing that the community can go to,” Khraish said. “The June 3rd deadline is something the city can extend if it wishes to, but it doesn’t wish to.”

City officials have said they are continuing to negotiate with HMK while also looking for other options to help tenants find affordable housing.

This story originally appeared 3/28/2017 on NBC 5.

Landlord balks as city presses him to sell West Dallas low-rent properties to tenants

West Dallas

Dallas officials on Monday asked a landlord who is shuttering hundreds of his low-rent rental homes, mostly in West Dallas, to consider selling some houses to tenants.

After meeting with city officials, HMK landlord Khraish Khraish said the city is “barraging me” to sell West Dallas houses by June 3, when the residents are supposed to be gone.

“I have all along said these houses are not fit for sale as they are,” Khraish said. But he added, “Everyone is free to make me an offer.”

Mayor Mike Rawlings, Mayor Pro Tem Monica Alonzo and Vana Hammond, the city’s leader on its GrowSouth redevelopment initiative, met with Khraish, his attorney and others in an hour-long meeting. Community representatives sat in for a portion of the discussion.

“The residents keep saying they want to stay in their houses,” Hammond said. “If we can make them homeowners and fix them up, we will.”

Khraish has said repeatedly that he planned to sell some HMK houses to tenants, but not the aging tiny homes in West Dallas. He said about 40 homes near the veteran’s hospital in southern Dallas have been sold to people were were HMK tenants mostly from southern Dallas. A few came from West Dallas, he said.

Raul Reyes Jr., a second-generation homeowner in Los Altos and a member of a city housing task force, said the meeting was frustrating. Reyes said community members were asked to leave as talks grew more intense.

“It’s been a game of chicken between the city and Khraish,” he says.

Hammond said HMK officials said they’d get back to them at the end of the week — before a Saturday housing fair for HMK tenants at the West Dallas Multipurpose Center just off Singleton Boulevard.

No sale prices for the houses were discussed. Some of them have property tax valuations as low as about $11,000.

The talks are complicated by the fact that land values in rapidly gentrifying West Dallas have soared in recent years, and the land is ripe for redevelopment.

Many of the homes Khraish owns with his father, Hanna Khraish, are in poor condition, and many of those tenants who would qualify for a mortgage to buy the houses where they live either do not have the money for a down payment or would be stymied by the need for repairs.

Khraish announced last September that he was pulling about 300 homes from the rental market because the city demanded repairs and improvements at many of his properties after passing new, more-stringent housing requirements for landlords.

About 200 HMK homes still remain occupied by tenants, with the remainder already vacated, Khraish said.

Under a court-ordered agreement last fall, tenants received an extension to stay in their houses and through the end of the school year in June and HMK won a pause in the enforcement of the tough new housing code that would be likely to hit him hard at his aging properties.

Khraish has come up with a development plan that includes affordable housing apartments for families in one West Dallas location and senior housing at another West Dallas location. But Khraish wants city support for a tax credit package. Other elements of his plan include two higher-income townhouse developments.

After Khraish first announced he was shutting down most of his rental business, organizers from advocacy groups descended into the neighborhoods where HMK operates. Homeowners and renters in a group called West Dallas One huddled to find solutions.

Nearly two-thirds of households in West Dallas live in owner-occupied homes, and activists believe encouraging more homeownership is likely to stabilize the rapidly changing neighborhood, preserving its character.

But Khraish has said he would not sell houses in West Dallas — including at a boisterous meeting at his office on Feb. 2 with tenants. Many pulled out camera phones in the small HMK lobby as others challenged him again and again.

Catholic Charities of Dallas eventually stepped in and did a tenant survey. They found the majority of those who still lived in an HMK home had an average rent of $475 a month with utility bills of about $300.

Most wanted to purchase their home, and a survey by the Texas Organizing Project found the majority of tenants interviewed also wanted to buy.

Reyes contends that any price tag over $50,000 would be too high. “Khraish is going to have to make a lower offer,” said Reyes.

But last week in an interview with The Dallas Morning News, at the mention of $50,000, Khraish said, “I cannot give my properties away.”

Khraish said he’d deal with offers on a “house by house basis.”

“I do not want special treatment. I just want to be treated fairly and with dignity and respect.” Pausing, he said, “In fact, they don’t even have to respect me or treat me with dignity.”

This story originally appeared 3/27/2017 in The Dallas Morning News.

Safety project underway for stretch of Culebra Road

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After more than a year, a safety improvement project has begun on a busy West Side road.

Residents along a stretch of Culebra near Callaghan Road say they’ve witnessed too many accidents involving not only drivers, but pedestrians.

From cars to people getting on buses, people who live on the 5500 block of Culebra say the traffic is non-stop.

“It’s pretty severe out here,” says Corina Kuiroz, a resident.

Right at the intersection near the Monticello Manor Apartments, Kuiroz remembers the day she got into an accident a month ago.

“I almost didn’t come home to my kids. We are in the middle trying to turn this way as you can see that car is coming this way. (It) made our whole car turn a 180,” adds Kuiroz.

In an effort to make the road safer, The Texas Organizing Project has been working with District 7.

“Seeing it actually come to life is a wonderful feeling,” says Laquita Garcia, a member.

On Monday, crews started construction on a crosswalk along with a directional island coming out of this complex.

In total, it ‘s costing t $45,000.

It’s part of the city’s Vision Zero Initiative to reduce pedestrian deaths.

“It was really important we found ways to keep the pedestrians safe as they were crossing to and from school to the bus stop,” says Councilman Cris Medina, District 7.

In the last year, Fox San Antonio has reported on about at least eight accidents involving pedestrians along Culebra.

In August a man died after he was hit by a car. Police say he was not using a crosswalk.

“We’ve had reports of pedestrians having close calls unfortunately reports of pedestrian deaths we want to minimize at the end of the day,”

It’s a Kuiroz, she hopes the coming changes will make a difference.

“This should help us out so much,” adds Kuiroz.

Construction is expected to wrap up in the next three weeks.

The city is looking into adding more crosswalks at other stretches of Culebra.

This story originally appeared 2/8/2017 on FOX 29.