THIS PROGRAM IS MADE BY MPT TO ENRICH THE DIVERSE COMMUNITIES THROUGHOUT OUR STATE AND IS MADE POSSIBLE BY THE GENEROUS SUPPORT OF OUR MEMBERS.

THANK YOU.

>> FROM MARYLAND PUBLIC TELEVISION, THIS IS "DIRECT CONNECTION" WITH JEFF SALKIN.

KNOWLEDGE.

>> GOOD EVENING WELCOME TO YOUR "DIRECT CONNECTION."

WE BEGIN THIS WEEK WITH A 100th BIRTHDAY CELEBRATION FOR A LARGE BODY OF WATER.

DEEP CREEK LAKE IS AN INCREASINGLY POPULAR VACATION DESTINATION, AN ECONOMIC ENGINE IN WESTERN MARYLAND.

JOIN JOINING US FROM GARRETT COUNTY ARE KAREN MYERS FROM THE 2K50E7 CREEK LAKE 100 COMMITTEE AND DELEGATE HEBAUGH.

THANK YOU BOTH FOR JOINING US.

MARYLAND, OF COURSE, HAS NO NATURAL LAKES JIM, THIS IS A MANMADE LAKE.

I UNDERSTAND ONE OF THE MEN WHO MADE IT WAS YOUR GRANDFATHER.

TELL US THAT STORY.

>> THAT'S CORRECT.

MY GRANDFATHER, WHO WAS BORN-- HE WAS BORN IN 1879, SO AT THE TIMED THE LAKE WAS BUILT IN THE EARLY 1920s, HE WOULD HAVE BEEN IN HIS MID 40S.

AND I REMEMBER AS A KID, HIM TELLING ME STORIES ABOUT WORKING AT THE LAKE AND HE WAS INVOLVED MOSTLY IN THE CLEARING AND REMOVING OF THE TIMBER FROM THE LAKE BED.

IN FACT, HE HAD A TEAM OF WORK HORSES HE WAS VERY PROUD OF THAT HE USED TO DRAG AND PULL THE LOGS AND TIMBER FROM WHERE THE LAKE BED WAS GOING TO BE CREATED.

AND OF COURSE AS YOU KNOW, THE LAKE WAS COMPLETED IN 1925 AND CAME ONLINE AS A HYDRO ELECTRIC PLANT IN 1925.

>> AND HAS BEEN GENERATING POWER EVER SINCE, RIGHT?

>> 50 MEGAWATTS OF ELECTRICITY AND GOES INTO THE PGM GRID WHICH MARYLAND IS A PART OF, ALONG WITH 12 OTHER STATES.

>> WELL, I WASN'T HERE 100 YEARS AGO BUT DURING OUR BUILDUP TO THE 100th BIRTHDAY CELEBRATION, WE HAD A SERIES OF ACTIVITIES AND IN FEBRUARY, WE PARTICIPATED IN THE DEEP CREEK DUNK AND IN MARCH WE HAD A LECTURE EVERY WEEK AND I VOLUNTEERED TO DO A LECTURE ON THE CHANGE AND EVOLUTION OF THE PRICE OF LAKE FRONT LOTS FROM THE VERY BEGINNING AND THENY FOUND I WAS CONSUMED WITH THAT.

I KNEW THE PAST 50 YEARS-- I HAD BEEN IN REAL ESTATE MORE THAN 50 YEARS HERE, BUT WHEN I STARTED RESEARCHING, I MEAN IT WAS AMAZING.

AND WE THOUGHT THAT WE KNEW HOW TO STRUCTURE WONDERFUL DEALS IN THE 20th CENTURY.

LET ME JUST TELL YOU, BACK IN 1930-35, 39, THEY STRUCTURED SOME DEALS THAT WERE REALLY PRETTY AMAZING.

AND I'M NEVER GOING TO THROW THAT PRESENTATION AWAY.

BUT IT HAS CHANGED DRAMATICALLY; FOR INSTANCE, SOME OF T FIRST LAKE FRONT LOTS THAT I FOUND THE DEEDS FOR IN LIKE 1928 TO 1932, THEY SOLD FOR $500.

TODAY THOSE LS WOULD EASILY BE WORTH PROBABLY $1.2 TO $1.5 MILLION.

SO IT HAS CHANGED DRAMATICALLY.

AND THERE IS GOOD AND BAD TO THAT, TOO.

I MEAN WE HAVE GREAT PROPERTY VALUES, BUT THERE SOMETIMES IS A DIVIDE BETWEEN WHAT IS KNOWN AS THE LAKE PEOPLE AND THE REST OF THE RESIDENTS IN THE COUNTY.

SO THERE HAS BEEN SOME JEALOUSY, I'LL SAY, BUT THERE HAS HAS ALSO BEEN THE HAVES AND THE HAVE NOTS.

SO PART OF OUR CELEBRATION IS REALLY TO TRY TO INVOLVE EVERYONE IN THE COUNTY THROUGHOUT THE YEAR AND TO RECOGNIZE THAT DEEP CREEK LAKE IS PRETTY MUCH IN THE CENTER OF THE COUNTY AND THAT WE CAN ALL BENEFIT AND USE IT.

SO WE HAVE TRIED TO DO MORE ACTIVITIES TO GET EVERYONE IN THE COUNTY TO COME DOWN.

THE DEPARTMENT OF NATURAL RESOURCES WAS GRACIOUS ENOUGH TO GIVE US FOUR FREE DAYS AT THE STATE PARK.

WE HAD A DAY IN MAY, ONE IN JUN AND JULY AND ONE COMING UP IN AUGUST.

ERE IS NO REASON FOR ANYONE NOT TO COME TO THE LAKE AND ENJOY EVERYTHING THAT IS AT THE STATE PARK.

IT'S FREE.

>> Jeff: JIM, HAS THE GROWTH THERE GOTTEN TO THE POINT WHERE MAYBE RESIDENTS OF THE COUNTY, IF THERE WAS A VOTE IN THE LEGISLATURE ON A REALLY EXPENSIVE NEW 10-LANE BAY BRIDGE TO TAKE EVERYBODY TO THE EASTERN SHORE, THAT THEY WOULD WANT YOU TO VOTE IN FAVOR OF THAT?

>> I THINK ONE OF THE-- OUR VERSION OF THAT IS PROBABLY THE OPENING OF INTERSTATE 68 IN 1991, WHICH MADE DEEP CREEK AND GARRETT COUNTY MORE ACCEPTABLE.

IT-- MORE ACCESSIBLE IT TNS FROM AN ARDUOUS FOUR TO FIVE HOURS TRIP TO A QUICK THREE HOUR DRIVE.

MY OPINION AS A GARRETT COUNTY NATIVE IS, I DON'T KNOW THAT WE NEED TO PROMOTE A WHOLE LOT MORE TRAFFIC.

THERE IS SOME CONCERN ABOUT WHAT IS THE CAPACITY OF THE LAKE AND THE COMMUNITY IN TERMS OF ROADS AND PUBLIC SAFETY AND ALL THAT SORT OF THING, SO I THINK THAT WILL PROBABLY RESOLVE ITSELF OVER TIME.

I THINK THE MARKET HAS CHANGED A LOT SINCE OVER THE LAST 20 YEARS, AND I'M CONFIDENT THAT THE MARKET FORCES WILL SETTLE THAT DISPUTE.

>> Jeff: KAREN, LET ME ASK YOU FOR A LITTLE GEOGRAPHY LESSON HERE.

YOU ARE IN MARYLAND.

ALL THE WATER BEHIND YOU IS IN MARYLAND BUT IT'S GOING TO WIND UP ULTIMATELY IN THE MISSISSIPPI RIVER, NOT THE CHESAPEAKE BAY.

AND YOU ARE CLOSER TO PITTSBURGH THAN YOU ARE TO EITHER BALTIMORE OR WASHINGTON.

SO WHERE DO MOST OF THE VACATIONERS, THE PEOPLE WITH SECOND HOMES, WHERE DO THEY COME FROM?

>> SO THAT HAS CHANGED OVER THE YEARS AS WELL.

IN THE 1920s, 30S, AND 40S AND PARTICULAR, MOST OF OUR VISITORS AND PEOPLE WHO BOUGHT PROPERTY AND BUILT VACATION HOMES CAME PRIMARILY FROM THE PITTSBURGH OR WESTERN PENNSYLVANIA AREA, A LITTLE BIT FROM WEST VIRGINIA.

BUT BECAUSE OF WHAT JIM MENTIONED, WHEN INTERSTATE 68 WAS OPENED, ALL OF A SUDDEN, WHAT USED TO BE A FIVE TO SIX-HOUR DRIVE FROM HERE TO BALTIMORE OR HERE TO WASHINGTON, ALL OF A SUDDEN, IT'S THREE HOURS AND IT'S THREE HOURS ON THE SPOT WHETHER YOU ARE DRIVING FROM TALSON OR BETHESDA.

IT'S THREE HOURS, AN EASY DRIVE.

IT GETS PEOPLE HERE.

THE STATISTICS HERE NOW ARE BASICALLY 60 TO 65% OF OUR VISITORS ARE FROM THE BALTIMORE, D.C. NORTHERN VIRGINIA REGION, ANOTHER 25% OR SO FROM THE PITTSBURGH OR WESTERN PENNSYLVANIA REGION.

AND THEN THE REST IS FROM WEST VIRGINIA, OHIO.

WE EVEN HAVE A FEW PEOPLE COME EACH YEAR FROM CALIFORNIA.

I THINK THEY MUST DO THAT BECAUSE THEY HAVE SOME RELATIVES HERE OR SOMETHING LIKE THAT.

BUT, YOU KNOW, THAT'S KIND OF THE SPREAD.

AND IT IS-- IT HAS BEEN THAT WAY PRETTY MUCH SINCE THE EARLY 19-- AROUND 1995 OR SO.

AND YOU KNOW, PART OF THAT IS FIVE OF THE 10 WEALTHIEST COUNTIES IN THE COUNTRY ARE WITHIN THAT THREE-HOUR DRIVE.

AND THAT HAS FED INTO OUR REAL ESTATE MARKET HERE IN THE DESIRABILITY BUT EVEN MORE IMPORTANT THAN THAT, DEEP CREEK LAKE ISN'T JUST DEEP CREEK LAKE.

IT'S ALSO A RESORT, THE WINTER ACTIVITIES.

IT'S ALSO ONE FIFTH OF THIS COUNTY IS STATE-OWNED LAND.

SO WE HAVE STATE FORESTS, STATE PARKS, HIKING TRAILS.

IF YOU LIKE TO BIRD WATCH OR YOU WANT TO HUNT OR YOU JUST WANT TO WALK AROUND, THERE IS SOMETHING FOR YOU TO DO HERE JUST ABOUT ANY TIME OF THE YEAR.

>> Jeff: WHAT IS THE BEST WAY FOR SOMEBODY COMING TO THE AREA FOR THE FIRST TIME TO EXPERIENCE THE LAKE?

I KNOW THERE IS A TERRIFIC STATE PARK, FOR EXAMPLE.

>> YEAH, COMING FOR THE FIRST TIME, I WOULD SAY, YOU KNOW,-- I WOULD SAY PROBABLY COME FOR AT LEAST THE WEEKEND.

COME FOR A COUPLE OF DAYS.

WE HAVE A COUPLE OF NICE HOTELS AND MOTELS THAT USUALLY HAVE AVAILABILITY.

AND THEN JUST KIND OF DRIVE AROUND A LITTLE BIT.

IF YOU STOP IN ONE OF THE REAL ESTATE OFFICES, THEY HAVE A LOT OF BROCHURES AND INFORMATION ON ACTIVITIES, THINGS TO DO.

YOU ARE ALWAYS GOING TO WANT TO GO TO ONE OF THE STATE PARKS.

ONE OF MY FAVORITE ONES IS SWALLOW FALLS STATE PARK WHICH IS NEAR WHERE JIM LIVES.

BUT I WAS LUCKY ENOUGH, I'M A NATIVE OF THE AREA AND WENT TO SCHOOL HERE AS WELL.

THAT WAS OUR FAVORITE FIELD TRIP FROM THE HIGH SCHOOL WHEN WE GOT TO GO TO SWALLOW FALLS STATE PARK AND IT'S STILL A FAVORITE OF MY FAMILY WHO COME FROM AROUND THE COUNTRY WHEN THEY COME BACK TO VISIT.

SO I THINK YOU WANT TO DO THE STATE PARK THING.

BUT THERE ARE LOTS OF LITTLE MAGAZINES THAT WILL GIVE YOU A VARIETY OF INFORMATION.

THERE ARE BOATS TO RENT.

THERE ARE SERVICES THAT YOU CAN HIRE A CAPTAIN OR A GUIDE, SOMEBODY WHO WILL TAKE YOU ON THE BOAT.

SO YOU MIGHT WANT TO START WITH ONE OF THE BOAT TOURS IF YOU ARE NOT PARTICULARLY FAMILIAR WITH THE OPERATION OF A BOAT.

>> AND IF YOU WANT TO COME ON A LOW BUDGET, THOSE STATE PARKS THAT KAREN MENTION HAVE HUNDREDS OF CAMP SITES.

THAT WOULD BE A GOOD WAY TO GET STARTED.

COME STAY AT A CAMP SITE.

DOESN'T COST YOU MUCH AND GO AROUND AND SEE THE LAKE.

>> Jeff: JIM, I WAS GOING TO ASK YOU ABOUT THE WILDLIFE.

THE STATE PARK HAS-- I REMEMBER THERE WAS A STUFFED BEAR AND GARRETT COUNTY IS KNOWN FOR ITS BEAR POPULATION.

SO YOU HAVE TO BE CAREFUL WITH YOUR GARBAGE.

BUT HOW LONG A CONCERN IS THAT-- HOW BIG A CONCERN IS THAT FOR TOURISTS COMING IO THE AREA?

>> I DON'T THINK IT'S A LOT OF CONCERN.

I THINK IT'S A NOVELTY FOR A LOT OF PEOPLE.

BEAR SIGHTINGS ARE VERY COMMON.

IT'S NOT UNUSUAL TO SEE CARS STOPPED ALONG THE ROAD SOMEWHERE IN THE GARRETT COUNTY, WATCHING BEARS.

THEY'RE VERY COMMON.

IN ADDITION TO BEARS, THERE IS A TON OF WHITE TLED DEER.

THERE IS WILD TURKEYS.

YOU ARE RIGHT, THERE IS AN ABUNDANT AMOUNT OF WILDLIFE HERE.

BEAUTIFUL THINGS ABOUT THETHE COUNTY.

THE LAKE GETS TALKED ABOUT A LOT.

BUT AS KARENAID, THERE IS 90,000 ACRES OF STATE OWNED LAND HERE.

WATERFALLS, RIVERS, SOME OTHER SMALLER LAKES.

TONS OF WILDLIFE.

THERE IS JUST-- THERE IS A LOT TO DO HERE IN GARRETT COUNTY.

IT'S NOT JUST THE LAKE.

>> Jeff: JIM, YOU HAVE ALSO BEEN GROWING WIND TURBINES... >> A PLACE WHERE FAMILIES MAKE MEMORIES.

WE ARE NOT SO MUCH A PLACE OF NIGHT CLUBS.

WE DON'T HAVE NIGHT CLUBS.

THERE ARE A FEW PLACES THAT HAVE SOME MUSIC, YOU KNOW, IN THE EVENING, BUT FAMILIES COME HERE AND MAKE MEMORIES AND THEN THE GENERATIONS WANT TO KEEP COMING.

AND THAT'S THE SPECIAL PART ABOUT IT, REALLY, THAT YOU MAKE MEMORIES WHEN YOU ARE LITTLE AND YOU KEEP COMING BACK AND JOSH KURTZ, THE SECRETARY OF NATURAL RESOURCES WAS JUST UP HERE FOR OUR BIRTHDAY BASH AND HE MENTIONS THAT HE, I THINK, LEARNED TO WATER SKI HERE AND JUST HAD HIS TWO-YEAR-OLD SWIMMING IN THE LAKE A COUPLE WEEKS AGO.

SO IT'S PART OF THAT, OF THE GENERATIONS CARRYING ON.

THEY WANT THEIR CHILDREN TO ENJOY IT THE WAY THAT THEY DID.

AND THAT'S BEEN ONE OF MY GOALS OVER THE YEARS.

I WANT MY GRANDCHILDREN AND GREAT GRANDCHILDREN TO BE ABLE TO ENJOY THIS COUNTY JUST THE SAME WAY THAT I HAVE.

WE HAVE WORKED HARD FOR THAT.

>> Jeff: JIM, I WANTED TO ASK YOU ABOUT ALL THE WIND TURBINES THAT HAVE BEEN POPPING UP AROUND WESTERN MARYLAND AND WEST VIRGINIA AND PENNSYLVANIA.

I'M CURIOUS, GIVEN THE CONTROVERSY OVER THAT IN OTHER PARTS OF THE STATE, HOW YOUR CONSTITUENTS FEEL ABOUT SEEING THEM ON THE TOP OF ALL THE RIDGES?

GOOD THING OR A BAD THING?

>> WHEN THE FIRST WIND FORM WAS COMING, IT WAS CONTROVERSIAL AND THERE WAS SOME RESISTANCE TO IT.

BUT SUBSEQUENT TO THAT, THERE HAVE BEEN A NUMBER OF OTHER WIND TURBINES BUILT AND IT'S NOT AS CONTROVERSIAL AS IT USED TO BE.

I THINK WE'VE GOTTEN-- I THINK WE'VE GOTTEN USED TO IT.

THERE IS A CERT AMOUNT OF TAX MONEY THAT COMES TO THE COUNTY FROM THE WIND TURBINES.

THE LAND OWNERS, IF THE WIND TURBINES ARE ON THEIR PROPERTY, THEY GET A LEASE FEE FROM THAT SO IT HAS AN ECONOMIC BENEFIT.

SOME PEOPLE ACTUALLY LIKE TO COME SEE THEM.

I SHOULD ADD, I'M PRETTY SURE GARRETT COUNTY IS THE ONLY COUNTY IN THE STATE THAT HAS BOTH WIND, HYDRO PLANT AND SOLAR.

THERE IS A 300-MEGAWATT SOLAR PLANT UNDER CONSTRUCTION NEAR CYSTSMILLER AND A SECOND PLANT UNDER CONSTRUCTION IN THE EASTERN PART OF THE COUNTY.

SO RENEWABLE ENERGY IS A BIG THING HERE AND I THINK PEOPLE-- I KNOW SOLAR IS CONTROVERSIAL, PARTICULARLY DOWN TOWARDS THE EASTERN SHORE.

IT HASN'T BEEN THAT CONTROVERSIAL HERE YET BECAUSE THOSE LARGE SOLAR FACILITIES THAT I TALKED ABOUT HAVE BEEN CONSTRUCTED ON LAND THAT WAS FORMERLY STRIP MINE, SURFACE MINE.

SO THE LAND REALLY WASN'T GOOD FOR MUCH ELSE.

AND SO PEOPLE DIDN'T HIVE LIFE I DIDN'T HEAR-- I DIDN'T HEAR ANY COMPLAINTS ABOUT THE TWO LARGE SOLAR FARMS.

>> Jeff: KAREN MYERS AND JIM HINEBAUGH FROM GARRETT COUNTY.

A NEW STATE LAW IS DESIGNED TO MAKE SURE THAT 40% OF MARYLANDERS WHO RENT THEIR HOMES KNOW THEIR RIGHTS IN ANY LANDLORD TENANT DISPUTES.

WE SPOKE RECENTLY WITH ZAFAR SHAW WITH MARYLAND LEGAL AID.

WHAT ARE THE MOST COMMON DISPUTES THAT YOU SEE ALEGAL AID.

>> THE MOST COMMON DISPUTE FOR TENANTS IS REALLY BOILS DOWN TO THEIR FINANCES.

CAN THEY AFFORD THE AMOUNTS OF RENT AND EXTRAS, THE JUNK FEES THAT THEY'RE FACING LEFT AND RIGHT RIGHT NOW.

SO THEY HAVE ISSUES WITH WHAT IS ALLOWED IN THEIR LEASE, WHAT IS THE ACCOUNTING.

CAN THEY ACCESS THE INFORMATION THAT IS INCREASINGLY ONLINE?

YOU KNOW, FOR MARYLAND LEGAL AID CLIENTS, MANY FOLKS DON'T HAVE DIGITAL ACCESS, OR THEY'RE OLDER AND BEWILDERED BY THE INCREASING AMOUNT OF INFORMATION THAT IS IN A WEB PORTAL OR AN APP.

SO THE ACCESSIBILITY OF INFORMATION ABOUT THEIR TENANCY IS A CHALLENGE.

A LOT OF THIS STUFF, JEFF, ENDS UP IN COURT.

SO REALLY SIMPLE DISPUTES, BECAUSE WE HAVE A QUICK, EASY COURT PROCESS TO EVICT PEOPLE, AND EVICTION IS BY AND LARGE THE WAY THAT LANDLORDS PERCEIVE THEIR LEVERAGE TO DEAL WITH THE TENANT.

FOLKS ARE WINDING UP IN COURT LEFT AND RIGHT.

AND WE'VE HAD A REAL PROBLEM IN MARYLAND WITH SERIAL EVICTION FILING.

IT IS FINALLY COMING DOWN A BIT.

WE WERE TALKING ABOUT IN 2019, WE WERE UP CLOSER TO 700,000 EVICTION CASES FILED IN A YEAR.

WE ARE DOWN TO LESS THAN 400,000 IN 2024.

>> Jeff: WHAT IS SERIAL EVICTION FILING?

WHO IS THE BAD GUY THERE >> WE HAVE A COTTAGE INDUSTRY IN MARYLAND OF GROUPS CALLED FILING AGENTS THAT REALLY FILL IN A NEED FOR LANDLORDS IN THIS SYSTEM, WHICH IS THEY CAN FILE IN BULK AND SO THEY CUT DOWN THE COST TO LANDLORDS BY FILING QUICKLY EVERY MONTH, USING AUTOMATION DOING BATCH FILINGS WITH THE COURT FINDING AGENT DOZEN THIS KIND OF THING.

>> Jeff: THESE AREY EVICTION CASES WHERE THEY'RE ALLEGING RENT HASN'T BEEN PAID.

>> TYPICALLY OVER 90% OF EVICTION CASES IN MARYLAND DEAL WITH THE ALLEGATION OF NON-PAYMENT OF RENT.

>> Jeff: THIS IS THE DOCUMENT MARYLAND TENANTS BILL OF RIGHTS, EIGHT PAGES LONG ATTACHED TO EVERY RESIDENTIAL LEASE OR EVERY LEASE WHERE THE LANDLORD HAS FIVE OR MORE UNITS ONE OF THOSE THRESHOLDS?

>> IT WILL EFFECTIVELY HAVE TO BE ATTACHED TO WRITTEN LEASES.

NOT EVERY TENANT IS ENTITLED TO A WRITTEN LEASE BECAUSE THEIR LANDLORD-- THE LANDLD CAN VOLUNTARILY PROVIDE THE WRITTEN LEASE.

THEY HAVE TO DO IT UNDER WRITTEN LAW WHEN THEY HAVE FIVE OR MORE UNITS.

SO MOM AND POP LANDLORDS MAY NOT HAVE THE FIVE.

SINGLE ASSET COMPANIES, SO THE LLCS, THE LIMITED PARTNERSHIPS, THEY MIGHT BE HIDING THEIR LARGE OPERATION UNDER ONE NAME AND T ONE NAME IS THE LANDLORD THAT MIGHT GET AWAY WITH NOT PROVIDING THE TENANTS' BILL OF RIGHTS.

>> Jeff: IS IT WORTH IT?

IF YOU OWNED 100 PROPERTIES, WOULD IT BE WORTH YOUR TIME AS A LANDLORD TO SET UP SHELL COMPANIES TO MAKE IT LOOK LIKE, YOU KNOW, YOU JUST HAD A FEW?

>> IT'S WORTH IT, WE SEE THAT LANDLORDS DO THIS.

THERE IS A CERTAIN ABILITY TO ESCAPE LIABILITY FOR PROBLEMS AND EVADE STRONG LAWS.

YOU KNOW, FAIR HOUSING LAWS HAVE EXCEPTIONS FOR SMALL LANDLORDS AND THERE ARE NUMEROUS OTHER AREAS OF TENANTS RIGHTS WHERE A SMALL LANDLORD HAS A DIFFERENT OBLIGATION THAN A LARGE LANDLORD AND WE S THIS INCREASINGLY IN ANNAPOLIS WITH POLICYMAKERS, CONTINUING TO TRY TO CARVE OUT IN LEGISLATION, A PLACE FOR THOSE SMALL LANDLORDS.

BUT WITHOUT PROVIDING A DEFINITION OF A SMALL LANDLORD.

OR IF THEY ARE DEFINING IT, THEY'RE NOT CONSIDERING WHAT IT WOULD TAKE FOR THE PUBLIC FOR CONSUMERS TO READILY IDENTIFY WHO IS A SMALL LANDLORD VERSUS A LARGE LANDLORD.

>> Jeff: THE IDEA THAT FOR THE MOST PART, PEOPLE ARE GOING TO BE GETTING A COPY OF THIS.

IS THAT A GOOD THING?

>> WE THINK THIS IS ONE OF THOSE FOUNDATIONAL STEPS THAT IS GOING TO RAISE ALL SHIPS.

SO YOU KNOW, THE VALUE PROPOSITION ISN'T THAT THERE IS A NEW PIECE OF PAPER FOR PEOPLE TO READ.

IT'S WHAT CAN YOU ACCOMPLISH IF EVERY SINGLE RENTER HOUSEHOLD, THERE ARE OVER 700,000 RENTER HOUSEHOLDS IN MARYLAND.

WHAT IF ON THEIR KITCHEN TABLE YOU COULD PUT A SUMMARY, LIKE A BROCHURE OF THEIR MOST, THEIR LEGAL RIGHTS AND THE LANDLORD'S OBLIGATIONS AND THE MOST COMMON SCENARIOS THEY FACE AND THEN NOT ONLY HAVE IT IN YEAR ONE, BUT THEN SCALE IT, YOU KNOW, EVERY SINGLE YEAR, HAVE THAT TENANT BILL OF RIGHTS ON THAT KITCHEN TABLE.

THAT THE IDEA.

ONE OF THE THINGS WE SEE AT LEGAL AID THAT A LOT OF PEOPLE EXPERIENCING A LEGAL PROBLEM DON'T CALL US.

THEY NEVER REACH OUT FOR ASSISTANCE.

THE PROBLEM, WE THINK, IS THAT WHEN SOMEONE IS EXPERIENCING THE HARM, THE PROBLEM THAT THEY'RE HAVING WITH THEIR LANDLORD, THEY'RE NOT THINKING THAT IT'S A LEGAL PROBLEM.

SO I'LL GIVE YOU AN ETCH.

A LANDLORD MIGHT-- AN EXAMPLE.

A LANDLORD MIGHT SAY TO A TENANT, I'M NOT GOING TO RENEW YOUR LEASE.

IT'S EXPIRING.

UNLESS YOU PAY ANOTHER ADDITIONAL SECURITY DEPOSIT.

SECURITY DEPOSITS ARE DESCRIBED IN THE TENANT BILL OF RIGHTS AND IT SAYS IN THERE A LANDLORD MAY ONLY CHARGE THE EQUIVALENT OF ONE MONTH'S RENT FOR SECURITY DEPOSIT.

>> Jeff: I THINK I SAW SOME EXCEPTION TO THAT IN THE EIGHT PAGES OF THIS.

>> THERE IS A VERY TECHNICAL AND ODD EXCEPTION TO THAT THAT HAS TO DO WITH ENERGY ASSISTANCE PROGRAMS.

BUT MY POINT BEING, JEFF, THAT THE EFFECT OF THE TENANTS BILL OF RIGHTS IS THAT HOPEFULLY THE TENANT HAS SEEN THAT IN THEIR LEASE IN THE ATTACHMENT TO THEIR LEASE AND NOW THEY'RE MORE LIKELY TO UNDERSTAND THE LEGAL DIMENSION, BECAUSE THEY'RE FEELING TARGETED, THEY'RE FEELING FLEECED, THEY'RE FEELING HARASSED AND WORRIED THAT THEY CAN'T AFFORD TO RENEW THEIR LEASE.

NOW THEY'RE ALSO THINKING, WHY DON'T I PICK UP THE PHONE AND CALL LEGAL AID.

WHY DON'T I CALL ONE OF THE LEGAL SERVICES HOT LINES.

SO THAT IS JUST LOWERING T INFORMATION BARRIER AND INCREASING THE LIKELIHOOD THAT TENANTS REACH OUT FOR HELP.

>> Jeff: WHO IS ON THEIR SIDE?

YOU ARE WITH LEGAL AID.

THERE IS THE CONSUMER PROTECTION OF THE ATTORNEY GENERAL'S OFFICE, WHERE ELSE DO YOU TURN FOR HELP?

>> WE ARE VERY FURNT IN MARYLAND.

WE HAVE A VIBRANT RENTER ADVOCACY COMMUNITY.

YOU NAMED MARYLAND LEGAL AID.

THERE ARE GROUPS, FOR INSTANCE, DISABILITIES RIGHTS MARYLAND, PRO BONO RESOURCE CENTER OF MARYLAND, DOWN CLOSER TO THE D.C.

SUBURBS, YOU KNOW, COMMUNITY LEGAL SERVICES OF PRINCE GEORGES COUNTY AND CASA OF MARYLAND PROVIDE LEGAL ASSISTANCE FOR FOLKS WHO MIGHT NOT HAVE THE LEGAL STATUS.

AND THAT BARS THEM FROM SERVICES OR LEGAL AID.

>> Jeff: REMIND OUR VIEWERS, IF YOU HAVE A QUESTION ABOUT LANDLORD-TENANT DISPUTES, SEND US AN EMAIL TO LIVE QUESTIONS AT MPT.ORG.

WHAT ARE THE WARNING SIGNS?

WE LIKE TO ASSUME EVERYBODY IS ACTING IN A REASONABLE AMOUNT OF GOOD INTEREST, BUT WITH SO MANY LANDLORDS OUT THERE, NO DOUBT SOME BAD ACTORS.

HOW MANY DO YOU COME ACROSS AT LEGAL AID?

>> WELL, WE TEND TO SEE THE WORST OF THE BUNCH, YOU KNOW, ADMITTEDLY WHEN FOLKS CALL US, THEY'RE ATHE END OF THEIR ROPE AND THEY HAVE BEEN OR DEALING WITH FRUSTRATION AND WITH THOSE BAD ACTEDDORS FOR QUITE-- BAD ACTORS FOR QUITE A WHILE.

SOME OF THE TELL TALE SIGNS I THINK A RELATIONSHIP THAT IS GOING TO GO AWRY, AT THE BEGINNING, THE LANDLORD NOT PROVIDING TRANSPARENCY.

THEY'RE NOT PROVIDING YOU THE DOCUMENTS.

THEY'RE UNWILLING TO SHARE INFORMATION, FOR INSTANCE, THEIR RENTAL LICENSING.

OR THEY TAKE A REALLY LONG TIME TO GIVE YOU A COPY OF YOUR LEASE.

YOU MIGHT BE OR DEALING WITH A VERY LARGE CPANY, A PROPERTY MANAGEMENT COMPANY THAT DOESN'T WANT TO BEND ANY OF THEIR FIXED RULES.

SO, FOR INSTANCE, THEY'RE GOING TO FORCE YOU TO BE USING THAT ELECTRONIC APPLICATION TO SIGN THE LEASE, TO KEEP TRACK OF YOUR ACCOUNTING.

AND LIKE I SAID AT THE TOP, YOU MIGHT NOT BE THERE.

YOU MIGHT NOT BE READY FOR THAT THE OTHER PROBLEM IS THAT WE SEE PROPERTY MANAGEMENT COMPANIES CYCLE THROUGH PROPERTIES.

IT CAN BE EVERY THREE MONTHS WITH A REALLY PROBLEMATIC MULTIFAMILY PROPERTY THE TENANTS ARE GETTING INFORMATION MULTIPLE TIMES A YEAR THAT THERE IS NEW MANAGENT.

NEW THINGS HAPPENING THAT CREATES A PROBLEM WHERE TENANTS DON'T HAVE ACCESS TO THE OLDER ACCOUNT INFORMATION OR THE RELATIONSHIP THAT THEY HAD WITH THE PROPERTY MANAGER ISN'T THERE ANYMORE.

SO THEY'RE LOSING, OVERIME, SOME OF THE IMPORTANCE OF HAVING THAT RELATIONSHIP WITH PROPERTY MANAGEMENT.

>> Jeff: WHAT WOULD YOU DO IF YOU ARE THINKING ABOUT RENTING AND YOU MAY HAVE STARTED TO GET SUSPICIOUS ABOUT THIS LANDLORD A LITTLE BIT.

HOW DO YOU RESEARCH IT?

I MEAN IF THEY'RE CHANGING SHELL COMPANIES ALL THE TIME, YOU KNOCK ON SOME DOORS IN THE COMPLEX AND HOPE SOMEBODY, YOU KNOW, SAYS SOMETHING POSITIVE OR NEGATIVE?

>> THIS IS A REAL CHALLENGE THAT YOU ARE TOUCHING ON BECAUSE WE DON'T HAVE, IN MANY JURISDICTIONS, ANY TYPE OF REGISTRATION OR RENTAL LICENSING WHERE LANDLORDS WOULD HAVE TO PROVIDE TRANSPARENTLY THAT INFORMATION ABOUT MANAGEMENT AND THE OPERATORS.

A LOT OF PLACES DO IN CENTRAL MARYLAND.

A LOT OF PLACES DON'T IN EASTERN AND WESTERN.

BUT I THINK ONE OF THE FIRST THINGS THAT TENANTS REALLY SHOULD CONSIDER, WHEN THEY'RE DEALING WITH PROBLEMS WITHHEIR LANDLORD, IS HAVE I TALKED TO MY NEIGHBORS?

HAVE I TRIED TO GET TOGETHER WITH MY NEIGHBORS TO REALLY PULL TOGETHER WHAT WE ALL KNOW AND WHAT WE ALL MIGHT WANT TO DO TOGETHER.

THE COLLECTIVE PART OF TENANTS' RIGHTS IS REALLY MORE IMPORTANT THAN THE TENANT BILL OF RIGHTS.

>> Jeff: WHAT HAPPENED, LET'S SAY THE HEAT IS SUPPOSED TO BE ON BUT THE HEAT IS NOT ON.

CAN PEOPLE, JUST BASED ON THAT, START PUTTING THEIR RENT IN ESCROW.

YOU HEAR THAT TERM A LOT.

>> THEY CAN.

THAT'S ONE OF THE FUNDAMENTALS.

HAVING HEAT IN YOUR PROPERTY, HAVING PROPER SEWAGE DISPOSAL, HOT WATER, THOSE THINGS, AND ONE OF THE WINS FOR TENANTS IN 2024 WAS THE PASSAGE OF THE TENANT SAFETY ACT WHICH MODIFIED THE RENT ESCROW PROCESS.

THAT'S WHERE TENANTS ARE PAYING RENT INTO COURTED, THE COURT IS ORDERING REPAIRS OF THE PROPERTY AND HOLDING THE LANDLORDS ACCOUNTABLE FOR THAT OVER TIME.

>> Jeff: HOW EASY OR HARD IT IS IT TO GO TO COURT ON THESE ISSUES?

>> I WOULD SAY IT'S DIFFICULT, JEFF.

LOOK, YOU KNOW,IN 2021, THE AMERICAN HOUSING SURVEY SHOWED THAT THERE WERE 70,000 SUBSTANDARD PROPERTIES.

THESE ARE CLASSIFIED AS MODERATELY INADEQUATE AND SEVERELY INADEQUATE.

SO WHAT THAT TRANSLATES TO IN TERMS OF JUSTICE OUTCOMES IS THAT THERE ARE 56 TIMES MORE SUBSTANDARD HOUSING UNITS THAN THERE WERE FILINGS BY RENTERS TO FORCE THE LANDLORDS TO REPAIR.

56 TIMES MORE PROBLEM CASES THAN ESCROW CASES.

THAT SPEAKS TO THE ACCESS TO JUSTICE PROBLEM.

>> Jeff: VERY GOOD.

ZAFAR SHAH, ADVOCACY DIRECTOR TO HUMAN RIGHT TO HOUSING WITH MARYLAND LEGAL AID.

LOOK FOR A COPY OF THE MARYLAND TENANTS' BILL OF RIGHTS.

WE APPRECIATE YOUR TIME.

>> THANK YOU.

>> Jeff: THAT IS "DIRECT CONNECTION" FOR THISEEKS.

WE ARE BACK FRIDAY WITH "STATE CIRCLE" AND THE LATEST ON MARYLAND POLITICS.

JOIN US FOR THAT FRIDAY EVENING AT 7:00.

YOU CAN SEE PAST EDITIONS OF OUR PROGRAMS ONLINE AT VIDEO@MPT.TV AND ON THE FREE PBS APP.

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NOW FOR ALL OF US AT MPT, THANK YOU FOR WATCHING "DIRECT CONNECTION" AND HAVE A GOOD NIGHT.