Professional Documents
Culture Documents
MONITORING COMPLIANCE WITH
FEDERAL FAIR HOUSING LAWS:
PAIRED TESTING OF RENTAL HOUSING IN GREENSBORO
Preliminary Report • Dec 2009
Stephen J. Sills, PhD, Consultant
Department of Sociology, University of North Carolina at Greensboro
David Reed, Fair Housing Project Coordination
FaithAction International House
Mark R. Sills, Executive Director
FaithAction International House
Preparation of this report was supported by FaithAction International House and the Greensboro Housing
Coalition with funding from The Dream Fund. Elements of this report have appeared in an earlier study entitled
the 2007 Discrimination in Immigrant Housing (DIH) Project conducted by the University of North Carolina
Greensboro.
TABLE OF CONTENTS
SUMMARY 1
INTRODUCTION 3
GROWING DIVERSITY IN GREENSBORO NC 4
HISTORY OF RESIDENTIAL SEGREGATION 5
PERCEPTIONS OF DISCRIMINATION IN HOUSING 6
FINDINGS OF 2007 DISCRIMINATION IN IMMIGRANT HOUSING STUDY 9
FOCUS GROUPS AND TENANTS SURVEY 1
PARTICIPANTS 1
MOTIVATIONS FOR MOVING TO GREENSBORO 3
INTERRACIAL RELATIONS IN GREENSBORO 3
HOUSING EXPERIENCES 9
LIMITATIONS TO HOUSING CHOICES 9
FAIR HOUSING ISSUES 11
AUDIT TESTING 16
PROCEDURES IN THIS STUDY 17
LIMITATIONS OF PAIRED‐TESTING 18
TEST RESULTS 19
OVERLAND CREST APARTMENTS 19
WRENN‐ZEALY 20
REGENT APARTMENTS 20
WILLOMAC APARTMENTS 21
RENT‐A‐HOME 22
COLONIAL APARTMENTS 22
SEDGEFIELD SQUARE APARTMENTS 23
FELTS PROPERTIES 24
WESTGATE APARTMENTS 25
802 WESTOVER TERRACE 25
TIMBERCREEK APARTMENTS 26
LINDLEY PARK APARTMENTS, FIDELITY REALTY 27
PI PROPERTIES 27
MAYWOOD ST. APARTMENTS 28
PALMER HOUSE APARTMENTS 29
2709 PINECROFT RD 29
1723 E. CONE BLVD 30
1513‐C BALL ST 30
SUMMARY OF FINDINGS 31
ISSUES WITH ACCESS 31
ISSUES WITH COST 32
ISSUES WITH INFORMATION 32
ISSUES WITH ENCOURAGEMENT 32
CONCLUSIONS 36
REFERENCES 37
ii
APPENDIX A ‐ TESTER NARRATIVE RESPONSES 49
APPENDIX B – STATISTICAL REPORT OF VISITS 108
APPENDIX C – STATISTICAL REPORT OF FOCUS GROUP PARTICIPANTS 130
LIST OF TABLES
Table 1 ‐ Trends in African American Segregation and Isolation.................................................... 4
Table 2 ‐ Greensboro’s Race and Ethnicity Composition 1960‐2000 ............................................. 5
Table 6 ‐ Comparison of Results (Telephone Test) ....................................................................... 33
Table 7 ‐ Comparison of Results (Visits) ....................................................................................... 34
Table 8 ‐ Comparison of Results (Visits) ....................................................................................... 35
LIST OF FIGURES
Figure 1 ‐ Sex of Participants .......................................................................................................... 2
Figure 2 ‐ Nationality....................................................................................................................... 2
Figure 3 ‐ Age .................................................................................................................................. 3
Figure 4 ‐ Treated with less courtesy.............................................................................................. 4
Figure 5 ‐ Treated with less respect................................................................................................ 5
Figure 6 ‐ Receives poorer service .................................................................................................. 5
Figure 7 ‐ People are afraid............................................................................................................. 6
Figure 8 ‐ People act as if you are not smart .................................................................................. 6
Figure 9 ‐ People think you are dishonest ...................................................................................... 7
Figure 10 ‐ People act as if they are better .................................................................................... 7
Figure 11 ‐ Called names or insulted .............................................................................................. 8
Figure 12 ‐ Threatened or harassed................................................................................................ 8
Figure 13 ‐ Charged higher rents .................................................................................................. 10
Figure 14 ‐ Charged more for deposit........................................................................................... 11
Figure 17 ‐ Unfair treatment......................................................................................................... 12
Figure 18 ‐ Complained about treatment..................................................................................... 13
Figure 15 ‐ Prevented from renting .............................................................................................. 14
Figure 16 ‐ Repairs denied ............................................................................................................ 15
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Summary
The goals of this study were to identify the extent and types of rental discrimination
experienced by Hispanic, African American, and African renters in Greensboro and to provide
data for landlord and tenant trainings to be conducted by the Greensboro Housing Coalition. In
addition, information regarding potential discriminatory practices will be submitted to the Fair
Housing Division of the City of Greensboro Human Relations Department to assist in future
enforcement actions.
This project began with a series of focus groups with immigrant tenant from Africa and Central
America. Focus group participants indicated that they liked Greensboro, but frequently were
treated with less courtesy and less respect than others on the basis of their national origin.
Lack of public transit limited the housing choices for many as they had to find housing near
grocery stores and near bus routes. Lack of credit histories were another issue for many
immigrant renters. Five of 16 pre‐focus group survey participants (31.8% who answered the
question) felt they had been treated differently than others due to their immigrant status.
Nearly a third of participants (31.5%) indicated that had moved into a house or apartment
where the landlord made life difficult for them. Six of 19 participants (31.5%) indicated unfairly
being prevented from moving into an apartment. Immigrant participants noted that they were
often treated differently by staff or landlords on the basis of their nationality; much of this
centered on issues of language barriers or accents. Just under a quarter (22.3%) reported that
they had been charged more rent than their neighbors. Just over a quarter (27.9%) had been
charged a greater deposit than their neighbors. Nearly a third (30%), indicated having repair
requests denied. A few (12.2%) had been evicted at some point, while only 5.6% were evicted
for non‐payment of rent. About a quarter (27.9%), had complained about a landlord, most
within the last 12 months.
Faith Action International House then conducted 18 paired housing tests. Paired‐testing has
been used as a tool for detecting and documenting individual instances of discrimination for
more than thirty years. These tests attempt to uncover disparate treatment in access to
1
properties, cost, information provided, and/or encouragement to apply for the apaprtment. In
7 of 18 tests (39% of tests) there was some kind of discrepancy noted in the pre‐visit telephone
call. The property audits also produced a number of discrepancies. Three cases (17%) involved
problems with access to the property. Four cases (22%) could not be clearly resolved with
regard to disproportionate costs. There were few discrepancies emerged in regards to
information Four of the 18 cases (22%) involved an issue with disproportionate encouragement.
2
Introduction
Forty years ago, the Fair Housing Act of 1968 became law, but despite some improvements,
testing has revealed continuing patterns of housing discrimination against minorities. When
minorities find their residential mobility blocked, it creates a barrier to spatial assimilation – a
key component to socioeconomic and occupational mobility. This study will provide data that is
important in helping to identify and redress violations of Title VIII of the Civil Rights Act of 1968
(Fair Housing Act or FHA). The FHA and its 1988 amendments were designed to protect renters
and home buyers from unequal treatment on the basis of race, color, religion, sex, national
origin, familial status, and handicap. The FHA bars landlords from refusing to rent or sell
housing, making housing unavailable, denying housing, setting different terms or conditions,
providing different housing services or facilities, or from falsely denying that housing is available
on the basis of one of the protected categories. The goals of this study are to identify the extent
and types of rental discrimination experienced by Hispanic, African American, and African
renters in Greensboro and to provide data for landlord and tenant trainings to be conducted by
the Greensboro Housing Coalition. In addition, information regarding potential discriminatory
practices will be submitted to the Fair Housing Division of the City of Greensboro Human
Relations Department to assist in future enforcement actions.
This project began with a series of focus groups with immigrant tenant from Africa and Central
America. These focus groups explored experiences in seeking rental properties in Greensboro,
issues with the upkeep and maintenance of the properties, inter‐cultural problems with relating
to landlords and other rental staff, as well as potential issues with discriminatory or predatory
rental practices in general. Faith Action International House then conducted 18 paired housing
tests. Paired‐testing has been used as a tool for detecting and documenting individual instances
of discrimination for more than thirty years (Yinger 1986; Fix and Struyk 1993; Foster, Williams,
Mitchell, and Fienberg 2002; Turner, Ross, Galster, and Yinger 2002; Turner and Ross 2003;
Fischer and Massey 2004).
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Growing Diversity in Greensboro NC
This study examines housing discrimination in Greensboro, a mid‐sized Southern city of about
245,000 residents, located in Guilford County, North Carolina. The Greensboro‐Winston‐Salem
area is one of the thirty metropolitan areas in the United States with the largest African
American populations. Its segregation levels are somewhat lower than most in the South and
much lower than those in the North (Table 1). Even though this area compares favorably to
other cities with fairly large African American populations, its segregation scores in the fifties
and sixties mean that over half the African American population would have to move in order
to achieve perfect integration. In addition, when it comes to race relations, Greensboro has a
history that includes a number of explosive events and an ongoing discourse that has been
contentious at times and is well‐documented elsewhere (Chafe 1978, Greensboro Truth and
Reconciliation Commission 2006).
Table 1 ‐ Trends in African American Segregation and Isolation
Dissimilarity Index Isolation Index
1970 1980 1990 1970 1980 1990
Northern Cities Average Scores 84.5 80.1 77.8 68.7 66.1 68.9
Southern Cities Average Scores 75.3 68.3 66.5 69.3 63.5 64.9
Greensboro‐Winston‐Salem Scores 65.4 56.0 60.9 56.1 50.1 55.5
Source: Massey 2000
Like much of the Sunbelt, North Carolina has been undergoing change in its racial and ethnic
composition over the decades. According to the Greensboro City Planning Department (1993,
2003), Greensboro has gone from being about three‐quarters white and one‐quarter African
American in 1960 (with a scant .3 per cent “other” recorded by the Census Bureau that year) to
only 55.5 per cent white in 2000, and 37.4 per cent African American in 2000 (Table 2). In 1990,
the Census counted .4 per cent of Greensboro’s population as being Hispanic. By 2000,
however, Greensboro’s Hispanic presence had surged to 4.4 per cent. The overall picture is one
of a city that once experienced race in a binary, white‐majority‐African American‐minority
framework, to one that has become less white and less binary, such that Asians, Hispanics,
biracial and multiracial adults, and others in addition to African Americans and Whites, have
become a visible part of the everyday social landscape.
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Table 2 ‐ Greensboro’s Race and Ethnicity Composition 1960‐2000
History of Residential Segregation
Beginning in 1910, Southern cities began the use of municipal ordinances establishing separate
African American and white neighborhoods. In 1916, the Supreme Court found these
ordinances unconstitutional, and in 1948, another Supreme Court ruling declared restrictive
covenants unenforceable. Civil rights historian William Chafe (1980) noted that in Greensboro,
NC, where our study takes place, there was a city ordinance on the books from 1914 to 1929
that prohibited African Americans from living on streets that contained a majority of white
households. As late as 1967, more than 90 per cent of Greensboro’s African American residents
lived in the southeast quadrant of the city, where – although African Americans comprised 26
per cent of the city’s population – they were living in an area that covered only 14 per cent of
the city’s space, hemmed in by infrastructural barriers including an inter‐state highway, an
industrially‐zoned district, and the commercially‐zoned downtown area.
In Guilford County, North Carolina, which includes Greensboro and the smaller City of High
Point and surrounding unincorporated areas, 35 per cent of residents rent while 65 per cent
own the homes they live in (Greensboro Planning Department, 2003). Out of a total of 407,071
households counted (not individuals, but rather occupied housing units), 49.2 per cent were
occupied by white owners, 13.3 per cent by African American owners, and 2.5 per cent by
owners of some other race. Irrespective of race, Hispanic owners made up .9 per cent of county
households. Of all the households, 16.1 per cent were occupied by white renters, 15.5 per cent
by African American renters, and 3.3 per cent by renters of some other race. Hispanic renters
made up 2.8 per cent of the households counted. Thus, 75 per cent of white heads of
1
Of Hispanic ethnicity or origin, of any race
5
household are homeowners, whereas only 46 per cent of African American and 25 per cent of
Hispanic heads of household own the homes they live in. The majority of African Americans and
Hispanics living in Guilford County rent rather than own their homes making studies of fair
housing violations in rental housing all the more important (Greensboro Planning Department,
1993 and 2003)
As Greensboro has become increasingly diverse, this diversity has been highly concentrated in
particular neighborhoods that were historically African American or in areas that have been
correlated with higher levels of poverty and substandard housing. This phenomenon of
residential concentration is not only local. Iceland (2004) examined U.S. Census data from 1980
to 2000 to investigate the effect of diversity on segregation. He found that black‐white
segregation was the most pronounced type of segregation, but its rate had modestly declined
since 1980. Hispanics and Asians experienced lower levels of segregation, but those levels have
not dropped in the same time period. High levels of multi‐group diversity may be collections of
ethnically homogeneous immigrant enclaves, rather than integrated neighborhoods. Iceland
(2004) posits that the persistence of immigrant enclaves is probably related to the high
concentration of recent immigrants outweighing effect of dispersion of longer‐term residents,
as well as other factors including mobility decisions, which are in turn influenced by
socioeconomic differences and housing costs, housing market information and perceptions,
preferences, and discrimination. Iceland (2004) notes that his data is consistent with Frey and
Farley’s (1996) hypothesis that the presence of Hispanics and Asians may serve as a “buffer”
between black and white neighborhoods, thus decreasing black segregation. Iceland (2004)
indicates that a growing Hispanic population is consistent with declining black segregation, and
that the presence of multiple minority groups is altering the dualistic framework for
understanding race relations that was the dominant paradigm in the past.
Perceptions of Discrimination in Housing 2
The University of North Carolina at Greensboro’s (UNCG) Social Research Group together with
2
This section is based on a forthcoming book chapter by Sills, S. and Blake, E. entitled “Viviendas Justas y
6
colleagues at North Carolina Agricultural and Technical (NCA&T) State University’s Department
of Sociology conducted a study of the state of human relations in Greensboro, North Carolina
between January and June of 2008 (DeHoog et al., 2008). The purpose of the study was to
provide data and recommendations to the Human Relations Department of the City of
Greensboro for their Five Year Strategic Plan. The study examined discrimination, access to
opportunities, and inter‐group relations in the areas of employment/economics, housing,
education, and law enforcement. The project used a mixed‐method research design for data
collection and included a review of previous research; focus groups throughout the city; in‐
depth interviews; and 1168 written, face‐to‐face, and web‐based surveys.
A recurrent theme that emerged from interviews with key informants on the issue of housing
was the perception that immigrants and African Americans were “closed out” of housing
opportunities (DeHoog et al. 2008). For example, one interviewee noted that anti‐immigrant
sentiments were giving the impression that migrants were unwelcome in the community:
One Latino family had their 11 year son dealing with the contract.
The contract said, you pay me $10,000 now and $1,000 a year for
30 years. It was to be a lease to own. The house was ½ built. The
owner was to finish the house and he got a little behind the
payment. He was thrown out. They said, we didn’t record it as a
lease to own, just as a lease and he was evicted. [Caucasian
female]
Interviewees likewise noted that the African‐American community is also faced with
Saludables: The battle for fair and healthy homes in the South.”
7
discrimination in housing. In many of these cases, individuals were “steered” to particular
neighborhoods because of their race: “the realtor kept showing houses in one part of city. I
conducted an internet search for homes…the realtor was surprised when I asked to go to the
different areas of Greensboro” [African‐American female]. Yet, African Americans may in turn
be engaging in some forms of discriminatory behavior toward Hispanics. One African American
male explained: “You hear it all the time, why are they moving in? Not more Mexicans…I have
Mexican friends who are harassed; it’s a growing problem.”
Another theme that emerged from the study was the issue of substandard and unsafe housing.
In particular, immigrant tenants were ignored when requesting routine maintenance and
repairs:
We have an overwhelming infestation of cockroaches that eat any
food they can access. There is also a leak in the roof, which allows
water into the kitchen when it rains and has created a situation
where mold and mildew cover the walls and ceiling and likely
inhabit the inner walls. The combination of mold and cockroaches
poses a dangerous situation for us living in the house and a much
more dangerous situation for my three children. We brought up
this issue of the roaches and leak to the landlord only once for
fear that we would be kicked out. When it was brought up the
landlord shrugged it off and never did anything about it [Female
respondent].
Likewise there was a perception among immigrants of unfair treatment by landlords in rent and
other fees. One female immigrant responded:
Our landlord doesn’t take care of the house and constantly
charges us different amounts for rent and utilities. I feel our
landlord is dishonest with regard to payments. If and when he
would explain the reason for the charges to me, he does so very
quickly and without visual representation, such as a water bill or
receipt.
Paper, web, and face‐to‐face surveys provided additional corroboration on the perception that
immigrants and minorities experienced incidences of housing discrimination. Survey
respondents were asked to indicate major life event discrimination that had occurred to them
in the last year (based on questions derived from the Detroit Area Study, 1995; see Jackson and
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Williams 2002).
Three questions dealt with housing and neighborhood discrimination. Hispanics indicated
perceptions of housing of discrimination in higher proportions than African‐American or white
respondents. Over a quarter (28 percent) of Hispanics indicated that they were prevented from
buying or renting a home as compared to 16 percent of African‐Americans, 5 percent of whites.
Hispanics were also more likely to have difficulty with their neighbors; 41 percent as compared
with 16 percent of African‐Americans and 17 percent of whites. Finally, a third (34 percent) of
Hispanics reported that they had moved because of neighbors as compared to 15 percent of
African‐Americans and 7 percent of whites.
Findings of 2007 Discrimination in Immigrant Housing Study
In 2008, the Discrimination in Immigrant Housing (DIH) project was conducted by the University
of North Carolina Greensboro. The study examined the extent and types of rental
discrimination experienced by Hispanic immigrants in Greensboro, to compare treatment with
African Americans, and to provide pilot data for the current project. The DIH project was used
to assess general trends in rental practices as well as to field test the methodology of paired‐
testing. The sampling frame was limited to “affordable” properties at or below the 2007 Fair
Market Rent for a 2‐bedroom unit for the Greensboro‐High Point HUD Metro FMR Area ($705).
Weekly the study tested about 2‐3% of available 2 bedroom rental units meeting this
description.
A total of 46 pairs of tests, were conducted. Sixteen (16) individual tests were conducted by
African Americans, 31 by Hispanic testers, and 48 by White testers. Thirty‐two tests (32) were
conducted by men, while 63 tests were completed by women. Testing began in October of 2007
and was concluded by mid‐December. Seven tests were deemed invalid: one was a test
verification conducted by the testing coordinator; two were invalidated due to tester deviation
from the protocol; two were omitted due to errors in assignment of property or profile
9
information, and two were invalidated due to the length of time between tests (typically less
than 3 days). Key findings of this project included the following:
• Limitations of Availability ‐ Nearly all calls (97.6%, n=81) found that the apartment
advertised was still available. However, three callers were told that a unit was no longer
available when their white counterpart was told that it was available; all three were
African American, one female the other male.
• Discrepancies in Rental Amount Quoted ‐ Of the 30 pairs reporting rents, 13 pairs
(43.3%) reported differing amounts quoted over the phone. The differences ranged
from $14 to $50 a month (average $30). Four of the 10 tests with African Americans
showed a discrepancy. Only 7 of 28 tests with Hispanic’s differed. Rent differences most
often favored the minority testers.
• Discrepancies in Deposit Amount Quoted ‐ Seven of the 26 pairs (26.9%) reporting
deposits showed discrepancies. In all but one case (a Hispanic‐White pair), White testers
were quoted less deposit than their minority counterparts (from $35 less to $685 less;
on average $185 less).
• Discrepancies in Availability ‐ Disproportionately, African American testers were either
shown alternative properties or told that housing was not available when they needed
it. Two White testers were told by the agents that they “didn’t recommend the
property” and that the tester should look at another apartment that they managed.
• Differential Treatment in Inspection Visit ‐ Four visits were not made either because the
tester was told the property was no longer available or the tester was unable to reach
the property manager to arrange a visit. We see that these limitations to visits were
disproportionately found in tests involving African Americans. In two tests (one African
American the other Hispanic) testers were unable to meet with an agent at the
property. African American testers reported visits of 22 minutes on average while
Hispanic testers were at the property for 28 minutes and Whites for 29 minutes.
• Discrepancies in Requirements for Lease ‐ There were 12 tests with discrepancies in
reporting of whether the credit check was required. In the Hispanic ‐ White tests (n=10),
9 cases favored Hispanic testers with no credit report. Similarly, 9 tests showed
discrepancies in reporting of whether a background check was required. Of the 3 African
American ‐ White tests, all favored the African American
• Differential Treatment in Discussion Topics – More than a third (37.9%) of Hispanics
were asked about family size. Only 13.6% of Whites, and 9.1% of African Americans
were asked. More than a quarter (29.5%) of Whites were asked about their occupations
while 17.2% of Hispanics were asked. No African Americans were asked about
occupation. Almost one‐fifth (18.2%) of African Americans were asked about length of
employment while only 6.8% of Whites and 3.4% of Hispanics were asked.
• Differential Treatment in Encouragement to apply for the property ‐ There were 12 tests
with discrepancies in reporting of whether they were invited to apply. In the Hispanic ‐
White tests (n=10), 9 cases favored Hispanic testers being invited to complete an
application on site. Of the two African American ‐ White tests, both favored the African
American testers. Similarly, 11 tests showed discrepancies in reporting of being invited
10
to take an application home to complete later. In the Hispanic ‐ White tests (n=7), 2
cases favored Hispanic testers, while 5 favored Whites with invitations to take an
application. Of the 4 African American ‐ White tests, 3 favored the White testers
Thus the 2007 DIH project found that Whites were disproportionately favored over African
Americans in access to the properties. Measures of disparity in access to the property for
Hispanic showed little to no difference with Whites. Whites received more favorable quotes on
deposit amounts than African Americans, yet less favorable rental amounts than both Hispanics
and African Americans. Hispanics were much less likely to report that a credit check was
necessary, while African Americans were much less likely to report that a background check
was required. Hispanics and African Americans were encouraged to apply on site during their
visit, while Whites were encouraged to take an application with them to complete at a later
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Focus Groups and Tenants Survey
The focus group, or group interview, is a common methodology that has been used as a means
of data collection in the social sciences for at least a century. Focus groups gained popularity in
the 1930s and 40s with Robert K. Merton who used them as a tool for gauging reactions to
wartime propaganda materials (Morgan, 1988; Hollander 2004). Since then, the methodology
has been employed in a wide variety of research setting that call for a deep understanding of a
groups’ perspective on a particular issue. It is through the synergistic, collaborative, and
interactive atmosphere of the focus group that participants are influenced to express many
ideas that may have been more difficult to express individually (Morgan, 1988).
A series of three focus groups were conducted with immigrants in Greensboro. Focus group
participants were surveyed prior to the group interview to collect basic demographic
information as well as individual‐level data on experiences of racism and xenophobia as well as
fair housing issues. The focus groups were recorded and a note taker was also present. Analysis
of individual survey data was conducted with SPSS, while focus group recordings were reviewed
for themes and verbatim quotes.
Participants
The majority (73%) of participants were female. Half were from Latin America while most of the
others were from Africa. The average age was 41 years old with a range from 24 years old to 62.
The majority (63.6%) were married or living with a partner, while about a quarter (27.3%) were
separated or divorced. Only 2 individuals (9.1%) were never married. Nearly half (45%) were
working full time, a quarter (25%) worked part time, and the remaining 30% were unemployed.
The topic of hard financial times and layoffs came up often in the focus groups.
1
Figure 1 ‐ Sex of Participants
Figure 2 ‐ Nationality
2
Figure 3 ‐ Age
Motivations for moving to Greensboro
The focus groups began with a question on why immigrants chose to move to Greensboro.
Focus group participants indicated that the small town feel, cost of living, and weather were
motivating factors:
“Quiet and the houses are large”
“Easy to get around in you car”
“Not too expensive”
“Good for my children”
“Weather is nice”
Interracial Relations in Greensboro
While they liked Greensboro, immigrants participating in the study felt that they were
3
frequently treated with less courtesy and less respect than others on the basis of their national
origin. At least a few times a year they would receive poorer service than others at restaurants
and stores. A few times a year or more often they felt that people would act as if they thought
they were not smart, or they were afraid, or did not think that they were honest. A few times a
year or more often immigrant participants felt that people acted as if they were better than
them. Less than 30% of immigrant participants indicated having people call them names or
insulted them or even harass or threaten them more than once a year (see figures below).
Figure 4 ‐ Treated with less courtesy
4
Figure 5 ‐ Treated with less respect
Figure 6 ‐ Receives poorer service
5
Figure 7 ‐ People are afraid
Figure 8 ‐ People act as if you are not smart
6
Figure 9 ‐ People think you are dishonest
Figure 10 ‐ People act as if they are better
7
Figure 11 ‐ Called names or insulted
Figure 12 ‐ Threatened or harassed
8
Housing Experiences
Nearly a third of participants (31.5%) indicated that had moved into a house or apartment
where the landlord made life difficult for them. Just under a quarter (22.3%) reported that they
had been charged more rent than their neighbors. Just over a quarter (27.9%) had been
charged a greater deposit than their neighbors. Nearly a third (30%), indicated having repair
requests denied. A few (12.2%) had been evicted at some point, while only 5.6% were evicted
for non‐payment of rent. Nearly a third (31.3%) they felt that a landlord had treated them
differently from other tenants because they are an immigrant. About a quarter (27.9%), had
complained about a landlord, most within the last 12 months.
Limitations to Housing Choices
Lack of public transit limited the housing choices for many as they had to find housing near
grocery stores and near bus routes. As one African tester put it: “A lot of us do not drive, only
the husband, so only we can walk.”
Substandard housing
Affordable housing stock within walking distance to shopping, schools, and workplaces were
rare and often problematic. As one participant noted: “There were too many roaches, because
of the wood, it was getting old… and the carpets were so dirty, there was some kind of bug on
the carpet…” These substandard conditions led to health issue as well: “My baby was sick, for 1
or 2 months it was leaking in my apartment and smelled so bad…”
No credit history
Credit histories are another issue for many immigrant renters. If they have only been in the
country for a short while (or on some form of public assistance as is the case of refugees), they
may not have built a sufficient credit record to qualify. One African participant explained that
they applied at multiple properties, each charging an application fee: “They kept rejecting me
because I had no credit.” When they are allowed to rent, the lack of credit history means a
9
higher rent or deposit: “When you don’t have credit, everything is more expensive – the fees
are higher, the rent is higher, the deposit is higher, if you don’t have credit, if you don’t have a
record, no one trusts you and everything is more expensive.” Often, they were required to have
a co‐signer in order to rent: “I had to find someone to sign for me.”
Charged Higher Rents
In the pre‐focus group survey, four participants of 18 (22.3%) said that they had been charged a
higher rent than neighbors. Likewise, four participants of 18 (22.3%) said that they had been
charged a greater deposit than neighbors for some reason. Others noted on the survey that
they suspected, but did not know if they were charged more.
Figure 13 ‐ Charged higher rents
10
Figure 14 ‐ Charged more for deposit
Fair Housing Issues
Five of 16 pre‐focus group survey participants (31.8% who answered the question) felt they had
been treated differently than others due to their immigrant status. These same five had
complained about this unfair treatment (see Figures below). The focus groups explored the
issues of unfair treatment further, finding incidences of racial steering and denial of access to
properties, cultural insensitivity, and denial of maintenance.
11
Figure 15 ‐ Unfair treatment
12
Figure 16 ‐ Complained about treatment
Steering/ denial of property on the basis of nationality
The most serious Fair Housing issue was outright denial of accession the basis of national origin.
Participants also experienced this in tandem with steering to particular apartment complexes:
“I went to look for an apartment on New Garden… the lady told me ‘Ma'm I don’t even need to
check your credit, take your money, you know what go to West Market, to Colonial
apartments, here is no place.’ She didn’t even take my application.” Six of 19 participants
(31.5%) indicated unfairly being prevented from moving into an apartment (see figure below).
13
Figure 17 ‐ Prevented from renting
Cultural insensitivity
Once renting an apartment, immigrant participants noted that they were often treated
differently by staff or landlords on the basis of their nationality; much of this centered on issues
of language barriers or accents. As one participant explained, talking on the phone was
problematic: “…if I talk on the phone they say ‘ you have an accent, I cannot understand
you.’….but when they want to take your money, they understand everything.” The shortness,
abruptness, and impatience of landlords who become frustrated with language barrier was
evident to the tenants: “they are so mean to us because we are not from here.” Others were
treated in a discriminatory fashion by maintenance staff: “I called the maintenance and he
came and said, ‘it just smells like an African house, there is no problem here.” Another
participant explained: “I lived 5 years in an apartment complex where the manager was vulgar
and treated Latinos differently from others.” Six of 20 pre‐focus group survey participants (30%)
who answered the question on maintenance indicated that they had had their requests for
repairs denied. (see Figures below).
14
Figure 18 ‐ Repairs denied
15
Audit Testing
Paired‐testing has been used as a tool for detecting and documenting individual instances of
discrimination for more than thirty years (Yinger 1986; Fix and Struyk 1993; Foster, Williams,
Mitchell, and Fienberg 2002; Turner, Ross, Galster, and Yinger 2002; Turner and Ross 2003;
Fischer and Massey 2004). In paired‐testing, two individuals (testers or auditors) are selected
with similar background, educational attainment, employment status, age, sex, family status,
etc. but of differing ethnic/national origins. Both individuals visit the same property for rent.
The property is randomly selected from local advertisements. Testers are trained to record
their experiences in a standardized format looking for particular information about the
property. The HDS2000 Phase II study specifies a clear set of measures in rental transactions
(Turner et al 2002; Turner and Ross 2003). As the authors of the study explain, “In selecting
indicators for analysis, we have focused on forms of treatment that can be unambiguously
measured, and appear to have real potential to affect the outcomes of housing search” (Turner
and Ross 2003: 2‐18). Comparisons between the experiences of the testers may yield
differential treatment in the following measures:
1. Access ‐ whether partners were able to call agents, meet with agents, inspect the
advertised housing unit and/or other units;
2. Cost ‐ the differences in the costs (rent and deposit) quoted to testers for comparable
housing;
3. Information ‐ the extent to which partners received comparable information regarding
credit reports and background checks;
4. Encouragement ‐ the extent to which agents encouraged testers to complete the
transaction.
Each set of measures is further divided into treatment indicators. Paired testing results in three
possible outcomes for each indicator: the white tester is favored; the minority tester is favored;
or both testers receive the equal (positive or negative) treatment. Following Galster (1990),
both the incidence and magnitude of discrimination may be obtained from this study for each
of the indicators as well as in an overall composite measure. Galster explains that incidence
may be defined as the probability that discrimination will occur, while magnitude is the
16
“severity of differential treatment manifested when it does” (1990:166).
In addition to controlling for potential causal factors, the paired‐testing method has what
Yinger (1998) calls “great narrative power” (30). He maintains that its widespread use has
transformed the way that housing discrimination is looked at: from the abstract level of dry
statistics to the concrete and more compelling level of stories about the unequal treatment of
two equal individuals. Bendick (1998) also addresses this “narrative power” arguing that the
paired‐testing audit design “uniquely bridges the intuitive and research components of the
information portfolio. In a world in which stories are more powerful than studies, testing
generates studies that are also stories” (48).
Procedures in this Study
As explained, this study closely followed the protocols established in the Housing
Discrimination Study 2000, conducted by the Urban Institute and the 2007 DIH project that
used the same protocols. After a period of recruiting and training testers, testing began in late‐
September of 2009 and continued for one month. Individual testers (or auditors) were selected
and matched with similar background, educational attainment, employment status, age, sex,
family status, etc. but of differing ethnic/national origins. In all six white, two African American,
one Hispanic, and one African Immigrant were employed in the 18 pairs of tests. All of the
testers were female. In this project, a Hispanic immigrant and a native‐born, non‐Hispanic
white person were paired in 6 tests, African American and White pairs were paired in 8 tests,
and an African Immigrant was paired with a white testers for four more tests.
The sampling frame was limited to “affordable” properties at or below the 2009 Fair Market
Rent for a 2‐bedroom unit for the Greensboro‐High Point HUD Metro FMR Area ($705).
Random samples of advertised housing units were drawn from newspapers and rental guides
on a weekly basis (See Table 4). Weekly we tested 2‐3% of available 2 bedroom rental units
meeting the criteria of affordability. It is recognized that there is duplication of properties
across advertising outlets (and weeks), thus creating higher odds that certain properties would
be drawn more often. We reasoned that this increased chance of selection would apply
17
similarly to the property hunter. Properties ranged from single‐family homes for rent to 176
unit apartment complexes.
An advance call was conducted by the testing coordinator to determine if the unit advertised,
or any other comparable units, were still available and if an appointment would be necessary to
view the unit(s). Auditors were then assigned. Minority testers were given two days in which to
conduct pre‐visit phone calls before White testers called. During the call auditors confirmed
rent, deposit, utilities covered, size of complex and other information. They also set an
appointment with the leasing agent if one was needed. The auditors then completed a site visit.
They noted information regarding the availability, rental and deposit amounts, requirements
for credit and/or background check, terms and conditions of the lease, and any pertinent
comments or questions posed by the rental agent. Auditors completed a post‐inspection site
visit form which included a narrative report followed by specific questions regarding the
property. These forms were submitted to the testing coordinator via email, fax, or hand
delivery. Auditors received $50 for completed tests. Data from the forms were aggregated into
a database file and later converted into an SPSS compatible format. Aggregate statistical data is
presented in Appendix B. The following section will provide an analysis of each paired test
following the four measures of discrimination. Narrative data will be incorporated in the paired
analysis to further enhance the study findings.
Limitations of Paired‐Testing
Paired testing is especially useful for directly observing deferential treatment during the initial
encounter with a rental agent as well as for establishing a general perception of the incidence
and magnitude of discrimination. Yet some forms of discrimination are concealed if they occur
outside of the range of properties and behaviors being sampled (Yinger 1998). For instance,
submitting a completed application is not one of the transaction components being studied,
then discrimination that occurs at that point in the process will go undetected (Ross and Turner
2005). Likewise, the sampling frame may leave out important components of the market,
where incidence and type of discrimination may differ (Fix and Turner 1998; Ross and Turner
18
2005). In particular, in the course of the Housing Discrimination Survey of 1989 (HDS1989),
researchers discovered that minority neighborhoods were underrepresented in a random
sample of newspaper advertisements (Yinger 1999). Another potential weakness of the paired‐
tester design is that each tester may interpret the protocol differently, which could have a non‐
random effect if there is a systematic difference in the way that white and minority testers
implement the protocols (Heckman and Seigelman 1993). For instance, white testers may feel
more comfortable following the requirement to inquire persistently about a property, and may
implement that part of the protocol more aggressively than minority testers (Ross and Turner
2005). Further limitations result from sampling of advertised properties as many smaller, low‐
cost rental properties may not advertise and segments of the population may rely more on
word‐of‐mouth than advertisements (Foster et al 2002). Nor does sampling printed
advertisements address the growing internet‐based apartment advertising. Finally, by fixing the
economic characteristics of testers to the average moderate to low‐income property seeker, we
may not represent all of the population: undocumented migrants, very low income migrants, as
well as those who are above the mean in economic characteristics.
TEST RESULTS
Overland Crest Apartments
The first paired test was conducted during the week of September 28th, 2009. An African
American tester and a non‐Hispanic White tester were matched and given the assignment of
Overland Crest Apartments. During the pre‐visit call, both testers spoke to the same individual
who verified the advertised rent and quoted them the same deposit and fees. It was noted that
the white tester was offered the possibility of two units (one with carpeting and one without),
while the African American tester was told about only one unit that would not be ready until
Thursday October 1st at the earliest.
Both testers were able to visit the apartment complex. The African American tester set an
appointment for 4:30pm on October 1st, waited approximately 5 minutes for the manager, and
had a 45 minute tour of the property. The white tester, who had not set an appointment time
19
but was told to drop‐in, arrived at about 4:30 on the same day to find that the manager had
stepped out (presumable showing the property to the African American tester). The white
tester returned at 5:30, waited about 3 minutes and had a 28 minute visit at the property.
Importantly, the testers were shown different units. The African American tester was shown an
end unit that had not been fully vacated and quoted a rent of $410 (below the advertised rate
of $445). The white tester was shown a carpeted unit for $495 that had recently been cleaned.
Both were told the same information regarding credit checks, deposits, and other fees. The
African American tester was encouraged to apply and took an application. The white tester
made no mention of applications. The white tester did note that the family status and national
origins of other tenants were discussed. For example, the manager mentioned that they “have
many Hispanic families here,” and that there were are at least 40 families living in the complex
and a dozen nationalities were represented. Both testers had access to the property, though
they were shown different units. Both were provided with similar information about the
property. The minority tester was shown some preference in encouragement and in being
quoted a lower rent. While there was no direct evidence of disproportionate treatment, the
fact that they were shown different units on the same day (within one hour) may indicate
some level of steering and thus a discrepancy in access.
Wrenn‐Zealy
A non‐Hispanic white tester and an African Immigrant tester were paired in the audit of Wrenn‐
Zealy Properties. No pre‐visit call report was found for the white tester. Upon visiting the
management office, the testers were greeted by the same person. However, the testers
selected different properties, thus making comparisons impossible and invalidating the test.
There was no evidence of differential access to properties or information provided. Rental
amounts differed due to the selection of incomparable properties.
Regent Apartments
A non‐Hispanic white tester and a Hispanic tester were paired in the audit of Regent
20
Apartments during the week of September 28th, 2009. The Hispanic tester called on September
28th and found that apartments were available as advertised and was also asked if she wanted
to share with someone else. She was told that rent was $450, a deposit of $300 was required
along with an application fee of $35. She was also given a list of “drop‐in” times. However,
according to the narratives, the white tester (who called the next morning) was told that the
advertised unit was no longer available and that another property would not be ready until the
end of October.
Both testers visited the complex on September 29th; the white tester arrived at 11:20 am and
the Hispanic tester at 12:30. They both inspected the same unit with the same apartment
manager. The white tester was told that the unit had been rented, but that another unit would
be available at the end of October. The Hispanic tester was told that the unit was available
when she needed it.
There were no apparent discrepancies regarding costs or information. However, the Hispanic
tester noted that the unit was currently available while the white tester was told that a unit
would not be available until the end of the month. If this is accurate, then there is evidence of
disparate access to the property with the Hispanic tester being favored.
Willomac Apartments
A non‐Hispanic white tester and an African Immigrant tester were paired in the audit of
Willomac Apartments. Both testers completed their pre‐visit calls on September 29th after two
attempts to call: the white tester after receiving a call‐back from a previous voicemail. In the
case of the African Immigrant, she was successful in contacting a property manager on her
second call though she had left a message earlier in the day. Both testers were told that the
unit advertised was still available, but the white tester collected no other pre‐visit information.
Both were able to set appointments for the following day.
The African tester arrived on time and after 45 minutes of waiting called the property manager.
The property manager apologized and said she had called to confirm the appointment but that
21
there was no answer at the tester’s number. The manager arrived at the complex about 15
minutes later. The white tester, on the other hand, did not note any verification calls and was
met by the manager at the building after waiting about 8 minutes. Both testers met with the
same manager and were shown the same unit. Information regarding the rent and deposit on
the unit was the same. They were both told about other properties managed by the same
company. Both testers noted that he manager asked about family size while the white tester
was asked about income. The African tester did note that income verification was required and
a minimum income of at least three times the rent was necessary. There was no evidence of
differential access to properties, rent, or information provided. Both were equally
encouraged to apply.
Rent‐A‐Home
An African American tester and a non‐Hispanic White tester were matched and given the
assignment of Rent‐A‐Home. The African American tester completed her call on September
28th, while the white tester completed hers on September 30th after two earlier attempted
calls. Both were quoted the same information regarding rent and deposit. Both were told to
drive by the house first before setting an appointment. Appointments were set and the testers
visited the property.
While testers visited the same house, they were given tours by different agents. Neither waited
long (5 minutes) and the tours were brief (20 minutes). The white tester noted that the agent
she spoke with asked about her family size and occupation. The African American tester
received encouragement to take an application and return it later the rental agency office. The
white tester did not, but also noted that there was another apartment seeker there at the same
time. There was no evidence of differential access to properties, cost, or information
provided.
Colonial Apartments
A non‐Hispanic white tester and a Hispanic tester were paired in the audit of Colonial
22
Apartments. Unlike most of the other properties, this one was selected based on tenant
complaints and our own earlier focus group findings. The Hispanic tester completed her pre‐
visit call on September 30th while the white tester was on October 1st. While both were given
comparable information regarding deposit, fees and other expenses, they recorded different
ranges of rents. The Hispanic tester noted apartments from $565 to $625 the white tester listed
a range from $495 to $575. Both were given he same information regarding drop‐in times.
The testers visited the property on the same day as their phone calls. It was unclear if they saw
the same unit. The white tester noted that the rent on the unit she inspected was $545. The
Hispanic tester did not note any differences in rent from those quoted over the phone. They did
not meet with the same agents. The white tester was asked about family size, while the
Hispanic tester indicated that the agent asked about her occupation. The Hispanic tester was
encouraged to complete an application. The white tester made no mention of applications, but
did indicate that she was encouraged to call the agent later. There was no evidence of
differential access to properties, the information provided was the same, and both received
comparable encouragement. The differences in rent could be due to looking at different floor
plans, but in both the pre‐visit and the visit favored the white tester who was told a lower
amount than the Hispanic tester.
Sedgefield Square Apartments
A Hispanic tester and a non‐Hispanic white tester were matched and given the assignment of
Sedgefield Square Apartments on the week of October 5th. The Hispanic tester completed her
pre‐visit call on October 6th, confirming the availability of the advertised unit, the rent of $599,
an application fee of $35, and a minimum deposit of $100 if the applicant has good credit. The
white tester called the following day and was provided the same information. Both were able to
set appointments for later on the same day.
From their reports, it appears that the testers visited the same unit, though they were shown
about by different property staff. Neither waited long (2 minutes). The Hispanic tester was
shown the property in the company of other apartment seekers. They were again quoted the
23
same rent and given the same details about the property. Neither agent sought more
information than could be found on their ID cards. Both testers indicated being given
information packets with applications. There was no evidence of differential access to
properties, cost, information provided, or encouragement.
Felts Properties
A non‐Hispanic white tester and an African American tester were paired in the audit of Felts
Properties during the week of October 5th, 2009. During their pre‐visit calls, the testers were
told units were still available, however they were told about different units. On October 7th, the
African American tester was told about two properties with rents of $400 and $425. Two days
later, the white tester was told about a different property at $475. While deposits differed as
well, other information regarding application fees and property information were comparable.
Both set appointments, the African American test for the morning of the 8th, and the white
tester for later in the day on the 9th. The African American tester later received a call back to
reschedule to Monday the 12th to provide time to clean the apartment.
Both testers arrived on time for their appointments; however, the African American tester and
the property agent missed each other and the tester waited over an hour before they were able
to connect (see test report 2‐13 in Appendix A for details). Both testers met with the same
agent and were able to successfully inspect a property, though the maintenance person did not
show to let the African American tester into the property and the agent showed her a
neighboring unit instead. Both testers discussed their occupations with the agent. In the case of
the African American tester, she was asked about where she worked, while the white tester
volunteered the information. The African American tester was told about other units managed
by the company; however the white tester was encouraged to go and inspect a second
property and given the keys to let herself into the house. Both were given comparable
information about fees and how to apply for the properties. While there was no direct
evidence of disproportionate treatment, the fact that they were shown different units may
indicate some level of steering.
24
Westgate Apartments
An African Immigrant tester and a non‐Hispanic White tester were matched and given the
assignment of Westgate Apartments. The African tester called on the morning of October 7th
and again the following day to clarify some of the information. The white tester completed her
call on the afternoon of the 7th. They both spoke to a female representative, but it was unclear
if it was the same person. Both noted that the telephone conversation was short and the
person on the phone spoke quickly. The white tester recorded a rent of $487; the African tester
noted $870 for the same apartment. No appointment was needed for inspection of the unit.
Neither tester had to wait long (less than 5 minutes). Both met with the same agent,
presumably the person the person they had spoken with on the phone. They were both handed
an information packet and told that they could find all the information about the unit in the
packet. According to these packets the rent for the property is $487. They were then instructed
on how to get to the unit and let themselves in as the maintenance person had unlocked it for
them. There was no evidence of differential access to properties, information provided, or
encouragement. The discrepancy in price was most likely due to clerical error and not
differential treatment.
802 Westover Terrace
A Hispanic tester and a non‐Hispanic white tester were matched and given the assignment of
the duplex at 802 Westover Terrace during the week of October 5th. The Hispanic tester
completed her pre‐visit call on the 5th and the white tester two days later. Both were quoted
the same rent and deposit for the property, but the Hispanic tester was told a lower application
fee was required ($20 as compared to $35 for the white tester). Both testers were able to set
an appointment time for later in the week with the same person.
Neither tester had to wait at the unit. They were both greeted by the same person – a current
tenant of the duplex. Both were given a tour and told the same information regarding rent,
though again there was a discrepancy with the fee required. Also, the white tester noted that
25
background checks and credit checks were required while the Hispanic tester indicated the
opposite. The deposit on the unit was consistent, but seemed to indicate that the prospective
tenant would be living with the current tenant as a roommate (deposit was quoted as ½ of the
$600 deposit). 3 The white tester was not asked to complete an application, while the Hispanic
tester indicated being encouraged to apply. Both were invited to call back. There was no
evidence of differential access to properties and the rent was consistent; however there were
inconsistencies in information provided and encouragement that seemed to favor the
Hispanic tenant.
Timbercreek Apartments
A non‐Hispanic white tester and an African American tester were paired in the audit of
Timbercreek Apartments during the week of October 5th, 2009. After an exchange of voicemail
messages the African American tester was able to reach the rental agent on Tuesday October
6th in the late afternoon. The white tester connected on the first call on the 8th. They both
spoke to the same person. During their pre‐visit calls, the testers were told that the advertised
unit was still available and they were quoted the same rental amount and information about
amenities. They were successful in setting appointments for the following day.
The testers waited for less than five minutes and met with the same agent. Both testers were
presented with an information sheet and floor plan. They were told the same information
regarding rent, deposit, fees, and information about the apartment complex itself. They were
then shown the same apartment unit, though the African American tester was also shown a
one bedroom model as well. The agent did comment to the white tester that there some
buildings permitted satellite since “some residents were form other countries and like satellite
TV.” There was no evidence of differential access to properties, rent, information provided, or
encouragement.
3
If this is the case, then the transaction would fall outside of the bounds of fair housing legislation and the test will
be omitted from our analysis in the final report.
26
Lindley Park Apartments, Fidelity Realty
During the week of October 12th, a non‐Hispanic white tester and an African Immigrant tester
were assigned to audit Fidelity Reality. Like Colonial Apartments, this property was selected
based on tenant complaints and our own earlier focus group findings. Both testers spoke with
the same agent by phone, the African tester connecting on Tuesday October 13th and the white
tester on the 14th. Both were quoted the same information regarding rent and deposit. Both
were told to drive by the apartments first before setting an appointment. Appointments were
set in follow‐up calls.
The testers visited the same property with the same agent. The African Immigrant’s visit was
quite short (about 10 minutes) while the white tester spent about half and hour with the agent.
Both testers were presented with an application and identical requirements in terms of criminal
background checks, credit checks, application fees, etc. There was no evidence of differential
access to properties, rent, information provided, or encouragement.
PI Properties
PI Properties was selected based on tenant complaints and our own earlier focus group
findings. A Hispanic tester and a non‐Hispanic white tester were matched for this audit. Upon
calling the listed telephone number, the Hispanic tester was told to call another number and
talk to someone else. This second person was the same as who the white tester spoke to. The
Hispanic tester noted a rent of $695 in her narrative, but later revised this to $495 during her
visit. The white tester also recorded $495 and similar information regarding amenities included
in the property and the lease terms. They did, however, indicate different deposit information
and fees. The Hispanic tester recorded a deposit of $250, while the white tester shows $495.
Inversely, the white tester said she was quoted an application fee of $20 while the Hispanic
tester recorded $40. The white tester also noted that the agent was difficult to hear on the
phone. They were both encouraged to drop in and visit the property.
The Hispanic tester arrived later the same day (October 14th) and met with the same person she
27
spoke with on the phone. She was provided with an application and an information sheet.
Likewise, the white tester visited the following day and met with the same person. Both were
given the same information. The discrepancy in deposit was clarified as the white tenant was
told that there was a “special” on deposit reducing it to only $250. She was also told
comparable information to the Hispanic tester regarding the application of $40. The white
tester received the same application form and information sheet. There was no evidence of
differential access to properties, rent, information provided, or encouragement.
Maywood St. Apartments
During the week of October 19th, a Hispanic tester and a non‐Hispanic white tester were
matched and given the assignment of the Maywood St. Apartments. The Hispanic tester was
able to complete her call on the 22nd but the white tester did not call until the following week
on October 26th. They presumably spoke with the same woman recording the same rent ($500),
deposits, and other fees. Arrangements were made in both cases to give a callback just before
visiting.
The Hispanic tester visited the property on Friday October 23rd and the white tester the
following Tuesday the 27th. They were met by the same manager (a different person from the
agent they had spoke to on the phone). They inspected the same unit. The Hispanic tester
recorded a rent of $450 at the time of the visit, $50 cheaper than the quote over the phone.
The white tester recorder $500, though she noted in her visit report: “All other questions were
referred to section 8, as they only rent through section 8. Therefore, he was not certain of rent
or security deposit. He told me that I would have to contact Vicky Burgess at section 8 for more
information.” The Hispanic tester received an application form and was provided with a fax
number to use for submitting the application. The white tester did not indicate receiving this
application. While there was no evidence of differential access to properties and most of the
information provided seemed consistent. However, there was evidence of favoring the
Hispanic tester in both rent and encouragement.
28
Palmer House Apartments
A non‐Hispanic white tester and an African American tester were assigned to the audit of
Palmer House Apartments. The African‐ American tester completed her call on the 19th and the
white tester three days later on the 22nd. The white tester first left a voicemail and was called
back one day later. Both testers spoke with the same agent on the phone. Both testers
recorded the same information regarding rent and fees. Both were able to make arrangements
to visit the property.
The African American tester arrived on Wednesday October 21st, waiting about 30 minutes for
the manager to arrive. The white tester visited the property two days later and met with the
same agent. They were shown the same unit and told identical information regarding the rent,
deposit, and fees. The white tester noted being asked about family size, income, and
occupation while the African American tester noted only her occupation was asked in reference
to a “preferred employer” discount. The white tester was invited to submit an application. The
African American tester did not indicate that she was encouraged in any way. There was no
evidence of differential access to properties, rent, or information provided though there was
some difference in the level of encouragement favoring the white tester.
2709 Pinecroft Rd
This property, a rental house, was assigned to non‐Hispanic white tester and an African
American tester during the week of October 19th. The African‐ American tester completed her
call on the 20th and the white tester on the 23nd. Both testers spoke with the same agent on the
phone. Both testers recorded the same information regarding rent and fees. Both were able to
make appointments to visit the property.
Both testers met with the same agent after waiting about 5 minutes. They were shown the
same home and again told identical information regarding the rent, deposit, and fees. The
white tester noted being asked about family size and occupation while the African American
tester not. The white tester was invited to call back in November as the house was still being
29
renovated. The African American tester was given an application on the spot and told to fax it
to the office. There was no evidence of differential access to properties, rent, or information
provided yet the level of encouragement favored the African American tester.
1723 E. Cone Blvd
A non‐Hispanic white tester and an African American tester were paired in the audit of
Timbercreek Apartments during the week of October 19th, 2009. Both testers spoke with the
same agent on the phone. The African American tester noted, “I asked about the rent and she
said she couldn’t remember, it’s whatever the website said which was $580.” The white tester,
on the other hand, recorded a rent that was $5 less at $575. Both were able to make
appointments to visit the property.
Both testers met with the same agent who was waiting for them at the property when they
arrived. They were shown the same unit. Both testers noted being asked about family size and
occupation. The white tester was invited to take an application or to call back if she were
“serious” while the African American tester asked if she would like to take an application with
her. There was no evidence of differential access to properties, rent, encouragement or
information.
1513‐C Ball St
During the week of October 19th, a non‐Hispanic white tester and an African American tester
were paired to audit the apartment at 1513‐C Ball St. The African American tester attempted to
call on the 19th leaving a message on voicemail. She did not receive a call back. She attempted a
second time on October 21st, and completed her call. The white tester completed her call on
the 23rd. They both spoke with the same woman. The white tester recorded a rent of $550 if
she moved in by November 1st, with a deposit of $250 and $35 application fee. The African
American tester recorded a rent of only $450, but also a deposit of $250 and $35 application
fee. The testers set appointments for later in the same day as their pre‐visit calls.
30
The agent was waiting for the African American tester when she arrived and in fact helped her
navigate by phone to the apartments. The white tester called the agent when she arrived and
found that the agent had become ill and would be there in a few minutes. They inspected the
same unit and were given similar information about the apartment. They were also told about
another unit that may come available. The white tester again recorder $550 as rent, though she
noted in her visit report that in the first month “they would knock $100 off the rent.” This may
be the reason for the discrepancy in rental price. The African American tester did not record a
rental price from the visit; however, she was told: “it might be possible for the owner to offer a
special deal of one month free if [she] signed a 16 month lease instead of a 12 month lease.”
The white tester did not indicate any kind of deal such as this. The African American tester was
encouraged to take an application while the white tester asked how she could complete one.
While there was no evidence of differential access to the property and most of the
information provided seemed consistent, there was some differential treatment favoring the
African American tester in rent.
SUMMARY OF FINDINGS
The tables below summarize the findings of the tests showing the key results of each stage of
the testing process. In 7 of 18 tests (39% of tests) there was some kind of discrepancy noted in
the pre‐visit telephone call. In 3 of these cases the discrepancy favored the non‐Hispanic white
tester while 3 others favored the minority tester. One case was split with lower rent favoring
the minority tester and lower fees favoring the white tester. The property audits also produced
a high number of discrepancies. In 6 of 18 visits (33%), the rental price was not in agreement.
Two of these cases favored minority testers with lower rents while one favored the white
tester. Three other tests were unclear as the auditors looked at different units or properties.
Issues with Access
After careful review of the narratives, some of these discrepancies were clarified, however
there still remained three cases (17%) of problems with access: Overland Crest (possible
steering of applicants to particular units); Regent Apartments (the Hispanic tester indicated
31
immediate availability while the property was no longer available for the white tester); and
Felts (possible steering of applicants to particular units).
Issues with Cost
There were also four cases (22%) that could not be clearly resolved with regard to cost. After
comparing pre‐visit and site visit data and narrative, three tests were found to favor minority
testers with lower rents: Overland Crest ‐ lower cost favored the African American tester;
Maywood St. Apartments – Hispanic tester quoted lower rent; and 1513‐C Ball St ‐ African
American tester given lower rent and better “special” deal. Colonial Apartments ,on the other
hand, favored the white tester in rent as she was quoted a range that was $100 less than the
Hispanic tester.
Issues with Information
Few discrepancies emerged in regards to information. A lower application fee was quoted to
the Hispanic tester at 802 Westover Terrace. There were no patterns of solicitations of
additional information by the agents regarding family size, marital status, income, occupations,
or length of employment.
Issues with Encouragement
Four of the 18 cases (22%) involved an issue with encouragement. In nearly all cases the
minority was favored with more encouragement: at 802 Westover Terrace the Hispanic tester
was encouraged to complete an application; likewise at Maywood St. Apartments the Hispanic
tester was encouraged to complete an application; and at 2709 Pinecroft Rd the African
American tester was encouraged to complete an application. In one case (Palmer House
Apartments), the white applicant was encouraged to apply.
32
Table 3 ‐ Comparison of Results (Telephone Test)
Test Property/ Company Tester race/ethnicity Rent Quoted Deposit Quoted Fees Quoted Favored
1 Overland Crest Apartments African American Same Same Same
none
1 Overland Crest Apartments Non‐Hispanic White Same Same Same
2 Wrenn‐Zealy Non‐Hispanic White ‐ ‐ ‐
n/a
2 Wrenn‐Zealy African Immigrant ‐ ‐ ‐
3 Regent Apartments Hispanic ‐ ‐ ‐
n/a
3 Regent Apartments Non‐Hispanic White ‐ ‐ ‐
4 Willomac Apartments Non‐Hispanic White ‐ ‐ ‐
n/a
4 Willomac Apartments African Immigrant ‐ ‐ ‐
5 Rent‐A‐Home Non‐Hispanic White Same Same ‐
none
5 Rent‐A‐Home African American Same Same ‐
6 Colonial Apartments Non‐Hispanic White Lower Same Same
Non‐Hispanic White
6 Colonial Apartments Hispanic Higher Same Same
7 Sedgefield Square Apartments Hispanic Same Same Same
none
7 Sedgefield Square Apartments Non‐Hispanic White Same Same Same
8 Felts Properties African American Lower Lower Same
African American
8 Felts Properties Non‐Hispanic White Higher Higher Same
9 Westgate Apartments Non‐Hispanic White Lower ‐ ‐
Non‐Hispanic White
9 Westgate Apartments African Immigrant Higher ‐ ‐
10 802 Westover Terrace Hispanic Same Same Lower
Hispanic
10 802 Westover Terrace Non‐Hispanic White Same Same Higher
11 Timbercreek Apartments African American Same ‐ ‐
none
11 Timbercreek Apartments Non‐Hispanic White Same ‐ ‐
12 Lindley Park Apartments, African Immigrant Same Same Same
none
12 Lindley Park Apartments, Non‐Hispanic White Same Same Same
13 PI Properties Non‐Hispanic White Same Higher Lower
Split
13 PI Properties Hispanic Same Lower Higher
14 Maywood St. Apartments Hispanic Same Same Same
none
14 Maywood St. Apartments Non‐Hispanic White Same Same Same
15 Palmer House Apartments Non‐Hispanic White Same ‐ Same
none
15 Palmer House Apartments African American Same ‐ Same
16 2709 Pinecroft Rd African American Same Same ‐
none
16 2709 Pinecroft Rd Non‐Hispanic White Same Same ‐
17 1723 E. Cone Blvd Non‐Hispanic White Lower ‐ ‐
Non‐Hispanic White
17 1723 E. Cone Blvd African American Higher ‐ ‐
18 1513‐C Ball St African American Lower Same Same
African American
18 1513‐C Ball St Non‐Hispanic White Higher Same Same
33
Table 4 ‐ Comparison of Results (Visits)
Test Property/ Company Tester race/ethnicity Same Property Duration Wait Duration Visit Rent Favored
1 Overland Crest Apartments African American No 5 45 Lower
Different units
1 Overland Crest Apartments Non‐Hispanic White No 3 28 Higher
2 Wrenn‐Zealy Non‐Hispanic White No 5 40 Lower
Different units
2 Wrenn‐Zealy African Immigrant No 0 60 Higher
3 Regent Apartments Hispanic Yes 0 29 Same
none
3 Regent Apartments Non‐Hispanic White Yes 0 25 Same
4 Willomac Apartments Non‐Hispanic White No 8 38 Same
none
4 Willomac Apartments African Immigrant No 55 82 Same
5 Rent‐A‐Home Non‐Hispanic White Yes 2 20 Same
none
5 Rent‐A‐Home African American Yes 0 22 Same
6 Colonial Apartments Non‐Hispanic White Yes 0 15 unknown
none
6 Colonial Apartments Hispanic Yes 0 38 unknown
7 Sedgefield Square Apartments Hispanic Yes 2 34 Same
none
7 Sedgefield Square Apartments Non‐Hispanic White Yes 0 18 Same
8 Felts Properties African American No 60 75 Lower
Different units
8 Felts Properties Non‐Hispanic White No 0 23 Higher
9 Westgate Apartments Non‐Hispanic White Yes 0 10 Same
none
9 Westgate Apartments African Immigrant Yes 5 20 Same
10 802 Westover Terrace Hispanic Yes 0 25 Same
none
10 802 Westover Terrace Non‐Hispanic White Yes 0 15 Same
11 Timbercreek Apartments African American Yes 5 40 Same
none
11 Timbercreek Apartments Non‐Hispanic White Yes 0 40 Same
12 Lindley Park Apartments, African Immigrant Yes 3 10 Same
none
12 Lindley Park Apartments, Non‐Hispanic White Yes 0 33 Same
13 PI Properties Non‐Hispanic White Yes 0 10 Same
none
13 PI Properties Hispanic Yes 0 12 Same
14 Maywood St. Apartments Hispanic Yes 0 8 Lower
Hispanic
14 Maywood St. Apartments Non‐Hispanic White Yes 0 8 Higher
15 Palmer House Apartments Non‐Hispanic White Yes 0 30 Same
none
15 Palmer House Apartments African American Yes 70 Same
16 2709 Pinecroft Rd African American Yes 5 40 Same
none
16 2709 Pinecroft Rd Non‐Hispanic White Yes 6 24 Same
17 1723 E. Cone Blvd Non‐Hispanic White Yes 0 26 Lower
Non‐Hispanic White
17 1723 E. Cone Blvd African American Yes 0 35 Higher
18 1513‐C Ball St African American Yes missing 40 unknown
African American
18 1513‐C Ball St Non‐Hispanic White Yes 20 32 unknown
34
Table 5 ‐ Comparison of Results (Visits)
Test Property/ Company Tester race/ethnicity Same Agent family size income occupation length employment
1 Overland Crest Apartments African American Yes
1 Overland Crest Apartments Non‐Hispanic White Yes Agent asked
2 Wrenn‐Zealy Non‐Hispanic White Yes
2 Wrenn‐Zealy African Immigrant Yes
3 Regent Apartments Hispanic Yes
3 Regent Apartments Non‐Hispanic White Yes
4 Willomac Apartments Non‐Hispanic White Yes Agent asked Agent asked
4 Willomac Apartments African Immigrant Yes Agent asked
5 Rent‐A‐Home Non‐Hispanic White No Agent asked Agent asked
5 Rent‐A‐Home African American No
6 Colonial Apartments Non‐Hispanic White No Agent asked
6 Colonial Apartments Hispanic No Agent asked
7 Sedgefield Square Apartments Hispanic No
7 Sedgefield Square Apartments Non‐Hispanic White No
8 Felts Properties African American Yes Agent asked
8 Felts Properties Non‐Hispanic White Yes volunteered
9 Westgate Apartments Non‐Hispanic White Yes
9 Westgate Apartments African Immigrant Yes
10 802 Westover Terrace Hispanic Yes
10 802 Westover Terrace Non‐Hispanic White Yes
11 Timbercreek Apartments African American Yes
11 Timbercreek Apartments Non‐Hispanic White Yes
12 Lindley Park Apartments, African Immigrant Yes Pre‐visit
12 Lindley Park Apartments, Non‐Hispanic White Yes
13 PI Properties Non‐Hispanic White Yes
13 PI Properties Hispanic Yes
14 Maywood St. Apartments Hispanic Yes
14 Maywood St. Apartments Non‐Hispanic White Yes
15 Palmer House Apartments Non‐Hispanic White Yes Agent asked
15 Palmer House Apartments African American Yes Agent asked Agent asked Agent asked
16 2709 Pinecroft Rd African American Yes
16 2709 Pinecroft Rd Non‐Hispanic White Yes Agent asked Agent asked
17 1723 E. Cone Blvd Non‐Hispanic White Yes Agent asked Agent asked
17 1723 E. Cone Blvd African American Yes Agent asked Agent asked
18 1513‐C Ball St African American Yes
18 1513‐C Ball St Non‐Hispanic White Yes
35
Conclusions
This report has documented through several types of data collection the disparate treatment of
renters on the basis of ethnic/racial characteristics. Our focus groups explored issues of unfair
treatment, uncovering problems with access to credit, several clear instances of steering, and
racial/ethnic disparities in the treatment by staff of apartment complexes. However, the results
of the audit study were less robust.
While no one audit case provided conclusive evidence of violations of Fair Housing laws, there
were instances of unequal rental or deposit costs, dissimilar information, and differing kinds of
encouragement found. Almost two‐fifths (39%) of pairs had some kind of discrepancy though
not always a result of disparate treatment, but of clerical error or tester error. Clearly though in
about a fifth of cases there was evidence of differential access to properties, differences in rent
or deposit quoted, or different information provided to the testers. Testers also experience
varying levels of encouragement. Many of these cases seemed to favor the minority testers.
Whether this was due to the fact that most properties in the “affordable” price range are
located in minority communities or for some other reason is unclear.
Today, the racial zoning and red lining of the early 1900s are no longer legally allowed, yet we
have found from these focus groups and audit testing that residential segregation and disparate
practices may continue today. The duality of white neighborhoods versus African American
neighborhoods has been transformed into a more complex situation with the introduction of
Hispanic, Asian, and African immigrants in the area, yet the outcome remains consistent:
segregation of minorities into low‐income neighborhoods without equal access to resources
and the possible disparate treatment by landlords and rental agents.
36
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48
49
Test 1‐3
Tester B2
Pre‐Visit Call Form
10:30 AM on Tuesday, September 29th, 2009 I called 336‐292‐9740 to inquire about an
apartment for rent advertised in the Sunday’s Greensboro News and Record. The
person answering the call identified himself as Tm. I gave my name and said that I was
calling about the ad in the paper.
He said which one, I said the one in Sunday’s paper, he said which apartment, and I gave
him the description of the ad and asked if the apartment was still available. He said yes,
I asked how much was the apartment’s rent and he said the unit was $445 without
carpet and $495 with carpet. I asked what did the rent include, he seemed to change
the tone of his voice when he answered, he said that only garbage and water was
included, that the tenant paid for electric which was how the unit was heated. I said
thank you and he did not say you are welcome. After a short pause I asked him what
was the deposit for the apartment and he said there is an application fee of $10.00 that
it would not be returned (he did not say non‐refundable) and the deposit was based on
a credit check which could range from $100‐350. I said thank you.
I asked him if I could see it today (Tuesday, 9/29) and he said it was not cleaned, that
the “unit” had been padlocked and still had stuff in it from the previous tenant because
the people owe three months rent and that it would be ready to show on Thursday. I
said thank you and asked if I could see it on Thursday; he said yes but to call him first
because he was at another place off Merritt where his office is and it would take him
about 20 minutes to get there. I said thank you and he said bye.
Visit Form
Thursday, October 1, 2009
I called the phone number for Overland Crest Apartment 292‐9740 @ 1:30 and spoke to
Joe. When I called on Tuesday, I thought the man answering the phone said his name
was Tim. But that was my mistake because when I told him I had called on Tuesday and
spoke with Tim, he assured me that he was the only person that answered the phone in
the office. And I believe I had made a mistake. So from this point on Tim is now Joe.
Our convention went like this… Hi my name is ‐‐‐; I called on Tuesday about the
apartment off N. English and was told to call back today to make an appointment to see
it. Joe said… ok, no problem the apartment is still not clean but you can see it later
today. He said what time would be good for me; I said 4:30; he said ok; and I asked for
the address and he said 2006 Niagara Apt. A and he told me how to get there from
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Wendover he said once I was on N. English to go about 1/3 of a mile and turn left on
Niagara and the apartments are on the left. I started to end the conversation and say
bye and he asked for my cell number in case there was a problem with our meeting. I
gave him the number and said I will see you later and thanked him.
I arrived at 2006 Niagara @ 4:20, parked 5 spaces down from apartment A, rolled my
windows down and made one personal phone call and tried not to look out of place. At
2006 Niagara there were two buildings on the property. One building had 8 units and
the other had 6 units and the building number was 2004 but both buildings are Overland
Crest.
While I waited for Joe I saw some people who might have been tenants, all of whom
were dark skinned and I assumed African Americans, no one verbally spoke but the two
adults I made eye contact with smiled and nodded. There were two pre‐teen girls
sitting on the grass near the apartment I visited doing schoolwork. The grass and
hedges were well groomed, there was a trash dumpster on one side of the
development. Joe arrived at 4:35 he came from the opposite direction I had entered
the apartment complex. He parked his car next to mine. Joe appeared to be a white
male in his mid‐thirties. He was dressed in black or dark blue pants and light blue color
polo‐looking shirt with the company name Overland Crest on it and an emblem. He
apologized for being late; and said he had trouble getting out of the office.
We walked the short distance to Apt. A, which is an end unit. He opened the door and
let me enter first. He said the apartment was freshly painted and I said it looked nice.
There was a loveseat and table with four chairs in the living room for the last tenant and
he said she had until Friday 5:01 to pick it up. The apartment was clean. We toured the
downstairs; which was a living‐dining room and the kitchen. Joe gave a safety tip about
opening the stove oven door in front of the back as an added protection feature (The
kitchen door was inches away from the stove.). I asked how much was the rent for this
apartment and he said it was $410.00 and he added that there was a $10.00 application
fee for each person applying; and if I had no credit problems there was a special offer
for the month of October, which was my first rent payment would be due Novemebr 1.
Skipping rent for the month of October. That sounded too good to be true; so I asked
what would be considered good credit and he explained if I had a good history paying
rent to my landlord now that would be considered to be good. Joe asked how long had I
been working at my job, he did not ask if I had a job or what kind, or where, just how
long and I said two years and he said well that was great. I asked if we could go upstairs
and he said ok, he waited for me to go up the stairs but I told him to go ahead and he
did. The front bedroom was the smaller of the two with a very small closet; the
bathroom was between the two bedrooms. As I was looking in the bathroom I asked did
the rent include water and the answer was no. He said that I would have to get the
water and electric in my name and that cable was available if I want to get it. I saw a
cable outlet in the living room but not in the bedrooms. Joe said the apartments were
at least thirty years old. It was very plain to see the apartment had just been cleaned.
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The second bedroom was the master bedroom defined by having a larger closet the
length of the bedroom. There was a/c in the master bedroom but not the smaller one. I
said that I like the fact that the unit was an end unit and Joe said that it was great for
privacy but having a unit on each side of your apartment helped with insulation.
As we went back downstairs, Joe went ahead of me down the steps and I asked him how
long was the lease; he said 6 months and then month to month with a two month notice
when I was ready to leave, he volunteered that he had two tenants, both ladies, who
had been in their apartments for 8 and 10 years. Joe pointed to their apartments and
showed me how I could recognize them; their backdoors were different they had
screened doors on them and the other apartments did not. We walked around the
building so he could show me the difference. I thanked him and he asked did I want an
application and I said yes. He asked had I seen many apartments yet in a hunt for a
place to move by the middle of the month and I said I was just starting my search but I
need to fin something before the 15th, and he said for me to think about Apt A and let
him know if I wanted to apply. I told him I would. As we stood by our cars I asked him
about the trash pick‐up and he pointed to a dumpster, I had seen the dumpster earlier
but it was one of those moments I did not know how to end the visit. So I told him I had
not seen any trash cans in the back and he said most of the tenants do not keep outdoor
cans cause of stray animals. I asked about the recycling and he said that because most
tenants did not do it correctly and management kept being fined so the “higher powers”
using his fingers to indicate quotation marks, decided not to recycle and just pay for
general garbage pickup which was cheaper than being fined. Joe tool this opening to
give a positive statement about the company he worked for. He said that in 8 years that
he worked for the company the rent had only increased $30 and that was due to trash
collection. I thank him for showing me the apartment and told him I would let him
know. He told me that I only had to fill out the front side and the first part of the back
of the side application. I asked was there a waiting list for apartment A and said a
couple had called but I was the first to see the apartment and “first come first gets.”
We both got in our cars and left the apartments it was 5:05 pm.
Tester W4
Pre‐Visit Call Form
The agent answered the phone after the third ring. He gave his name as Joe, and his
manner was businesslike and cordial. He said he had a unit with carpeting available
immediately, and that a non‐carpeted unit was being cleaned, to be available probably
Friday. He described the unit as all‐electric, and that tenants would pay for trash service
and electricity. There is an application fee of $10 per adult in the unit, and no other fees
are required. Rent is $495 for the carpeted unit available now, and non‐carpeted units
like the one currently being cleaned rent for $445. The deposit would be between $100
and $350, depending on whether the unit was carpeted or not, and also depending on a
52
credit check which would include your employment and how long you had been at your
current job. They are running a special – October is free, depending on your credit
check. Joe invited me to drop‐in, and we agreed that I would come by between 10am‐
2pm or 3‐6 tomorrow (10/1). We concluded the call at 4 minutes 19 seconds.
Visit Form
I arrived at Overland Heights Apts at 4:34 PM. The resident managers office was clearly
indicated with a sign at curbside and another on the door. A post‐it note read that the
manager was away temporarily and would return at 5:30pm. I left, and returned at
5:20. A heavyset man in a blue polo shirt and khaki pants was speaking to a man in
work clothes. The man in the blue shirt waved to indicate he had seen me, ended his
conversation, and cam to greet me. I introduced myself and said that I had spoken with
“Joe” the previous day. He introduced himself, shook my hand, and opened the office,
inviting me in. He apologized for having been away and added that he had been
showing a unit in another complex. He invited me to sit down and tell him how he could
help me.
Joe is a white man, late 30’s to early 40’s, 5’10” to 6’ tall, 225‐250 lbs. He offered me his
business card, and confirmed the information he had given in the pre‐visit phone call.
At one point, we were interrupted by a Hispanic man and woman, who had two small
Hispanic cildren (girls) with them. They indicated the needed to verify someone’s
residence in the complex. Joe replied that the persons name was not on the lease, but
said that if they would leave the form with him, he would make a phone call. As they
left, he put the form on his desk and apologized for the interruption, which had been as
short as he could make it. He did not allow the couple to engage him in conversation,
and they were there for less than two minutes. Joe explained that the unit advertised
had been cleaned and was ready for immediate occupancy. It is a carpeted unit,
$495/mo, two bedrooms, one bath, all‐electric, and the rent includes trash removal.
There is no recycling pickup currently available. The tenant pays separately for power,
and water. Cable is available, and Joe added that in the last three years, satellite dishes
had been permitted. “We have many Hispanic families here,” he said, “and they wanted
more channels in Spanish than the cable carries.” The maintenance man came in, was
introduced, but Joe did not otherwise engage him in talk. I asked to see the unit and he
agreed with no hesitation. He asked if I would like to drive to it, but I elected to walk.
On the way down, he described the complex as having 15 buildings in all, with 130 units
of housing. At the apartment, he pointed out features of interest; backdoor, stove,
frost‐free refrigerator, washer/dryer connections. He also pointed out that the oven
door could be used to block the back door, as a backup to the door lock. Pest control
people come every 3 months, and that is included in the rent. Additional pest control
may be requested at need. Joe also mentioned that he is the resident manager, and
that his apartment is attached to his office.
As we walked back to the office, I noticed children of various ages from preschool to
53
middle‐school age. Joe told me that there were at least 40 families living in the
complex, and that at leat a dozen nationalities were represented. This information was
given in the same tone of voice as Joe used to point out features like appliances and
other conveniences; as a selling point.
When we got back to the office, we encountered three African Americans; a man and
woman in their late forties, and a young woman in her early twenties. Joe greeted
them, introduced them as residents, and joked with them about making sugar cookies.
I shook Joe’s hand again, thanked him for his time, and left at 5:48 pm.
My overall impression was favorable. The complex is at least forty years old, but is a
well‐maintained forty; just a bit used‐looking, not quite shabby. The unit I saw was
quite clean, and looked ready to occupy at a moment’s notice. Joe seemed to be on
freidnly terms with both residents and maintenance workers.
54
Test 1‐30
Tester AI2
Pre‐Visit Call Form
The person who answered the phone did not say her name. She sounded female, she
said “Hold on, I will get you the information.” She also sounded nice on the telephone.
Thank you for holding, she said. Are you interested in a house or an apartment; we do
have houses and apartments in different locations. Which are you interested in?
I am interested with a 2 bedrooms apartment situated at Sunset Drive. How is a 2
bedroom? For all our properties, you need to earn 3 to 4 times the money listed for
rent, and owe nothing to some body. Do you mean a bad credit? Not only bad credit,
bad also if you owe something to an individual. But why don’t you come, we can talk
about all the information. Do I need to make an appointment? No, you do not need an
appointment. Office hours are from 9:00 am – 5:00 pm Monday – Friday.
Visit Form
I arrived at the location at about 9:40 am. Not a big place situated at 1403 Sunset Drive
across to a small Wachovia cashpoint bank, right where the street is about to meet with
Lawndale Dr.
At first I thought it was the property in question, but I figure out that it was the office
location. The parking was behind the office, just a small parking where I found less than
ten cars in it. I parked my car then walked few steps toward the office.
When entered the office, you can the wall that separates the visitors and the office
staff. You can communicate through a small opening in the window. Then came an
agent who greeted me without any smile. She said, “Hi how are you doing, how can I
help you today?” She did not say her name. Perhaps in late sixties, good make up on
her face, kaki jacket and white blouse. I could barely see the color of her pants. Beside
her there was another lady probably middle age, wearing a light black pants and a light
black jacket. This lady was going around, sit down, go and come back, and arranging
things and making calls. Sometimes she will talk to visitors. There was also a man who
cam from the other side of the office, he only talk to the ladies then went back.
After a while the agent who received me, who was the old lady, she asked me, “did you
find what you need?” I said no, because I did not know what to do.
“What are you looking for?”
55
“What do you have?,” I asked her.
“We have apartments and houses.”
“I am interested in a two bedroom apartment.”
“Where are you from?”
“I am from the Congo,” I answered.
“Oh parlez vous francais?”
‐ EXCHANGE IN FRENCH ‐
She said her name was Ann. There is a book at the desk, look if there is anything you
are interested in, come let me know. I started looking and chose the complex at 1800 N.
Elm. St. I showed it back to her, ok here are the keys, if you want to visit the complex,
we have more than one and you can visit up to three properties, do you want more? No,
I will visit one only. Good here is the form, fill it with your name, address, and you can
bring the keys in 2 hours. I filled the form, when I gave it to her, she asked me the ID to
certify my information. Am I going by myself? Yes, if you have somebody to go with
you, that is ok, she said. When you are ready to fill the application, everything is in the
yellow form. She described the way I can go from the office to the complex I chose.
I drove then I arrived at the place. The huge building looks very old and dirty. I walked
by the back yard, I did not know where to enter in the three steps building. I walked
around then were at the front door. I saw Strasford Hall and Irving Hall. I entered the
Irving Hall. The inside was old but cleaned, no bad odor but really old. I started
opening the door. It opened, but the inside did not open. A white lady across came and
said, “HI, my name is Heidi. Are you having trouble opening the door?” “Yes, it opens,
but not totally.” “Oh go by the back door I will watch you.” I went, walked around then
climbed the iron stairs, open the door and went inside. Two bedrooms, one bath room,
kitchen. The air conditioner was on. The back door had a very small balcony, just where
one person can stand up. Another white lady came, then Heidi told me there is my
roommates, then went inside. The second lady said, Heidi and her had lived here for a
long time. We do not think we can leave this place, we move here when we were young
now we are old, we like to stay here.
Do you have kids? No, that is good. There is a laundry room. You come downstairs and
visit it. You know, it is hard to carry your ‐‐‐‐‐ up, then she went inside. I went
downstairs, look around the laundry room. It was also old, but the machines were new.
About 10:40 I drove back to the office hand the keys to Ann, she seemed to be very busy
and she did not ask any questions.
Tester W3
Pre‐Visit Call Form
n/a
56
Visit Form
I arrived at the Wrenn Zealy office on about 3:38 pm on October 2, 2009 and was
greeted at the front glass covered reception office by Ann. Ann was friendly and said I
will be with you in a moment. I waited approximately 3‐5 minutes. I inquired about the
house at 1704 McKnight Mill Rd and Ann looked through the file and said the house was
still available. She asked me if I would like to see the house and I told her yes, I would.
Ann took my driver’s license number then returned my DL along with the key to the
house. I did ask for directions to the house. I arrived at 1704 McKnight Mill Road at
approximately 4:15 pm after locating the street from Summit Ave. The house was clean,
but the yard was not mowed and there were leaves piled up under the carport. The
hardwood floors were very nice, a fireplace was in the living room, the kitchen had a
stove, refrigerator, a washer, but no dryer. The third bedroom could be used as a den
due to the entry door from the carport. There was a screened in side porch.
After securing the house, I returned to Wrenn Zealy office and returned the keys to Ann.
I asked about other properties that were available and she directed me to the white
notebook of available homes and apartments.
There was no time left to go see other properties as the office closed at 5:00 pm. I told
Ann I would check back with her at another time and left Wrenn Zealy at 4:55 pm.
57
Test 1‐4
Tester W6
Pre‐Visit Call Form
Called and asked about 2 BR apartment in News & Record. She said she just rented the
last one and no others would be available until end of October. I asked if they owned
other complexes and she said only in High Point. I said that might be too far from work,
thanked her and hung up.
Then I thought about saying that my landlord would probably let me stay here until end
of October and called back. I asked if she could show me a sample and she said that she
could. I asked when I should come over and she said anytime after 10:00. I said I would
come over. “Should I just come to the office?” “Yes.” “Who should I ask for?”
“Melissa.”
Visit Form
Prior to leaving home, I removed all jewelry and covered Obama bumper sticker.
I parked in space marked “Future Tenant” and entered office. Melissa was there with
another woman. I introduced myself and said that I had called earlier. Melissa asked
for ID and I provided driver’s license. She really looked at it and gave it back to me . She
asked the other woman to take me to the unit that they are getting fixed up. I noticed
Fair Housing poster on wall as we walked out.
We left office and I asked “how long have you worked here?” She replied that she is
kind of a contractor and just cleans units when vacated. She talked about how much
Melissa had improved the place since becoming manager in February.
We went into unit and she showed me everything. She pointed out fresh paint and told
me repainting is now done in beige so that the dirt doesn’t show. They clean the carpet
or replace it depending on condition. She showed me a little backyard and I asked
about pets, saying that I did not have any pets. She said there is a $200 non‐refundable
deposit for pets, but that they are allowed. No mention of size or type allowed. I kept
saying that the place looked really nice.
We walked back to my car and she mentioned that they had just refurbished the
playground area with a swingset and sand and had kind of a block party to celebrate it.
She mentioned that they were going to try to use an empty unit for a Halloween
haunted house for the kids and then they would trick or treat around the neighborhood.
58
On the way to my car, she noticed that one of the tenants had trash behind his unit and
that they would have to speak with him again. She said that he is “just like a child.”
At my car she said that an albino deer comes near the office at night and that she raised
a baby squirrel. I asked questions about all of that as I am a real animal lover.
Before I left Iasked hername and she said it was Dodie. Then she said “I hope this
becomes your new home,” and I got into the car and left.
Tester H1
Pre‐Visit Call Form
I called at 1:46 pm. I said I wanted a two bedroom apartment and that I saw the ad at
News & Records. A ladt answered, she was very nice and friendly. (Her name was
Mandy.) She said she had rooms available. She asked if I was to live there alone or with
more people. I answered: just me. She asked when I was planning to move. I
answered: earlier October. She said: no problem. She started answering all the
questions I was about to ask. She said that the rent was $450. Deposit $300. Ap. Fee
$35 (credit card). I asked about the utilities, and she said that the water was included,
and that for a 2 bedroom apartment the electricity was about $80. I asked how long is
the leased? She answered 12 months, if you sing for 6 months then is $100 more per
month. I asked when I can go and see the apartments. She said I can just show up ad
she gave me their schedule: Tuesdays 10:00 – 2:00, th‐sat: 7‐4. I said ok. Lade: “Thank
you.” Me: “Thank you, have a nice day.”
Visit Form
I had an appoint at 12:30pm. I showed up at 12:27pm. There were 3 ladies in the fornt
desk. One was seated (the manager “Melissa”), the other woman (brown blouse and
brown and black skirt) and another one with a dog. The 3 of them were white and
blonde. The manager say “hello”, she was nice and friendly, she asked “what do you
need?” I said I called, I want a 2 b. apartment. She said they have some available (not
said how many) and she asked (very polite) for my dirvers license. I gave it to her, she
looked at it, she said “thank you,” and she told “Sandy” (not sure about the name)
[Sandy or Randy] to show me one 2 bedroom apartment. It took 2 min to get there
(small talk about the weather). She showed me the apartment. She told me it was
recently painted and that they need to clean the carpet. I asked about the monthly
payments, deposit, and ap. fee and she answered exactly the same I was told on the
phone. (Rent: $450 / Deposit: $300 / App fee: $35).
She said that if I was interested I could fill an application right away. I said that I needed
59
to look more apartments and once I made up my mind I could call them back. She was
very polite and nice, not very talkative. She was overweight and, although she did not
say anything, she was having some trouble breathing so she did not show me the 2nd
floor of the apartment. I thought it would be rude to ask her to go up the stairs so I
didn’t. The whole visit took about 30 minutes. I did not see any “Equal Housing” signs.
No further material was provided by the manager [not an application form or anything
like that.]
60
Test 1‐5
Tester AI1
Pre‐Visit Call Form
I arrived to the Willomac Apartment at 11:15; but Mrs. Kim she was not in the parking as
promised when I set up the appointment. I waited for about 45 minutes, nobody
showed up. I saw one lady walking around. I asked for the person in charge; she said
that she did not see her and she helped me with the phone. When I called her she
apologized, she said that she called my house phone to confirm the appointment,
nobody picked up the phone; she asked me to wait for 10 minutes. When she arrived
she was very sorry for the delay and asked me to go visit the apartment. Inside she
asked me to give the name and address to complete the information form for their
records. She said that to rent their apartment, the income supposed to be three times
the rent (for example: $475.00 as rent price, the income has to be 475 X 3 =
1425.00$/month). I asked her if there is another apartment with 2 or 1 ½ bath and 2
rooms available. She said yes, I can call to set an appointment for visit.
She showed me everything in the apartment and asked when I will like to move. I told
her that in two weeks (around 10/10) She said the apartments in the other facilities are
100.00 more (575.00) with down payment back to me after a month, and no registration
fees.
She apologized again for the delay, and she said that she will be happy to see me in their
apartment. It was about 12:35.
Visit Form
09/29/09, at 11am I called Pickering & Co. for a rental apartment, I left the message in
the answering machine. A hour after, at 12:00pm, I called again and got a
representative in name of Kim Poteat, manager. I presented myself and asked her if she
had an available 2 bedrooms to Willomac Apartment; she asked me how did I hear
about them. I told her in the Greensboro News & Records. She said there is an
apartment available, then I asked if I can visit that apartment. She said tomorrow at
11:15, I said ok, asking for the direction. She gave it to me from my house to the place,
she wished “welcome” to the apartment, she said again see you at 11:15. I asked who I
will ask for and was located the office. She said that they do not have office there; I
should find her in the parking lot.
The next day I went there at 11:13 and nobody in the parking. I turn around wishing to
find her somewhere, nothing. After 45 minutes I saw one lady outside. I asked her to
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help me with a telephone; she said that she did not have one. She went to her neighbor
ask for a phone, the last lady welcome me in the apartment and gave me the phone. I
made the call, Kim picked up the phone, I present myself and she recognized me and
said “I am sorry for the delay, I called your number for confirmation, I left the message
in.” “I did that because some people do not show up to appointment, can you give me
ten minutes and will be there?” I said no problem I will wait. After 15 minutes she
came and apologized again for the delay and asked me to go with her inside the
apartment. She opened the door and started to present the dining room and kitchen in
the meantime, she took a sheet (form) asking me my name, address, and phone
number. She said that is for their record. I gave the information to her. She showed me
everything in the house; she told me the price and asked me if I liked it. I said yes, and I
asked her if they have anything else available; she said yes, but in the other facility off
Battleground with 2 or 1 ½ bath is more expensive or 100.00 more with no deposit fee. I
asked her if utilities are free; she said yes except electricity (both apartments). I asked
her, can I visit the other facility, she said yes but they are doing some work there if I can
call in one week to set an appointment. She gave me a bunch of sheets to read and
complete after I see the other one. She explained to me about the fees, deposit…
Tester W1
Pre‐Visit Call Form
My call returned at 3:15, 9/30/09.
She: introduced herself.
Me: I would like to look at the Willomac Apt.
She: I would be happy to show it to you. When would you like? Tomorrow or today?
Me: This afternoon would be fine.
She: How about 4:30 or 5?
Me: 4:30 if that’s ok with you.
She: That’s fine, do you know where it is?
Me: That’s united St?
She: No, that’s Morris Manor. Would you prefer to see that?
Me: No, I’d like to see Willomac today.
She: Fine, see you at 4:30. I drive a grey Toyota. Se gave directions.
Note: I was unable to go into more detail at the time as I was in a public location.
Visit Form
Tues 9/29/09 – 3pm – Left mssg with full name.
Wed 9/30/09 – 1:25pm – Left mssg with last name only.
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Kim Poteat returned call @ 3:15 on 9/30 (from 1st call). We set a meeting @ 4:30 at
1812 Willomore St. She gave directions.
Parked in front of unit @ 4:27. Agent arrived @ 4:38. Kim poteat is an attractive blonde
woman, late 40’s, long hair, black slacks, blouse over orange tank top, black heels.
Casual.
I said I hadn’t been able to ask some questions over the phone. He she handed me
some documents saying these should answer most. She explained how the “down”
economy led to current promotions such as reduced rent and ½ off prices of services.
The unit had just been upfitted with new carpet, and tile in the kitchen and dining area.
Very attractive. New stove, nice appliances. Small balcony. The only thing I noticed
which needed attention would be the open hallway between the units. The floor
(concrete) needed pressure washing.
She discussed security services which patrolled the complex on a regular basis. That
inspections were conducted regularly to replace filters, insect prevention, etc., to make
sure there were no problems.
Security deposit could be as low as $50 depending on credit report. Rent includes
water, sewer, trash, not cable.
Application fee $20. (All fees currently ½ price.) Rent reduced by $30.
She described a;; units as exactly the same, reversible floor plans. Although Morris
Manor on United St was mentioned a couple of times, here was no offer to show them
to me, even though I left strong opportunities to do so. She explained that they were
exactly the same as this unit, only a different location and $50 higher rent. She said
housing industry in very difficult times. She had 2 keys turned n just today. She
expounded on her own personal financial distress, speaking of husband’s reduced
income and that she was working 2 jobs.
Kim was a pleasant person. She asked me to call her if I need more info, had questions,
etc.
I was complimentary but asked few questions.
63
Test 1‐65
Tester B1
Pre‐Visit Call Form
I called and got an answer and stated I was calling about the unit for rent that I saw in
the News & Record. I was asked which unit, because they have several and I said the 3
bed w/ remodeled kitchen on Randelman Rd. I was told to drive by to make sure I liked
the neighborhood and I agreed to do so. I was also told the unit was fenced in, had
washer dryer connections, and new appliances in the remodeled kitchen. I asked the
rent and lease length and was told $625 for 12 months. I asked if there were other fees
and I was asked if I had pets and I stated no. I was informed there is a security deposit
of $625 and a $30 application fee. I was asked my name and number which I provided
and asked who I was speaking to which was Leena. She then stated that were booked
today and tomorrow (Mon. Sept. 28 and Tuesd. Sept 29) but that if I wanted to go ahead
and make an appointment I could do so. I stated I would like to make an appointment
for Wednesday, Sept. 30 and was put on hold while she got her appointment book.
When she returned less than 1 minute later she asked if mornings or afternoons were
best for me and I said Wed morning would be good. She asked if 11:00 was ok and I said
yes. She said that either Jennifer or Karen would meet me; she wasn’t sure who worked
mornings. She also said the actual address is 522 Tiperary Rd, off of Randleman Rd.
(Leena sounded like a white, middle‐aged female.) She thanked me and I thanked her
and she asked me to call if I changed my mind after seeing the unit.
Visit Form
I met Jennifer form Rent‐A‐Home at 522 Tipperary Dr in Shannon Woods housing area. I
arrived at 11:00 am and she was sitting in her car waiting for me. We got out of our cars
and introduced ourselves to each other and shook hands. She had on sunglasses, a
casual shirt and cropped pants, and a jean jacket. She also had short cropped blond hair
(middle‐age white female).
As we entered the house, she asked me if it would be just me living there and I said yes.
She said she thought it would be a great place for one person. We entered the home
and she began by saying the windows had been replaced and the house was freshly
painted, and then joked that the oatmeal color of the paint was “realtor neutral” and a
great alternative to white walls and I agreed. She then showed me the kitchen and
pointed out the new floors and appliances and said the whole kitchen had been
renovated. Next she showed me how it led to the back door which she said was great
for bringing in groceries. We looked at the back yard and both commented back yards
are nice, and she pointed out that it was nice it was fenced in. We went back inside and
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she showed me the 1st bedroom. She said it would be a nice guest room and pointed
out that there are double closets for extra room for clothes. She asked my occupation
and I mentioned JC Penney and we both agreed I would indeed need the extra room for
clothes. The second room was a bit smaller with a single closet and we spoke of how I
was in school and how it would make a nice office space. We then moved on to the
linen closet in the hallway and the guest bathroom. She remarked how she really liked
the bathroom which had been redone by the previous tenants (and really was nice).
The last bedroom was the master bedroom which also had doable closets and a half
bath. She commented again on how I would have plenty of space for clothes and even
have some extra space in the mud room.
During our tour her cell phone went off 3 separate times and she hit the “ignore” button
each time. At the end we wnt back into the living room to talk. She said the rent was
$625, the security deposit was $625, and there was a $30 application fee. I asked her if
they had any other units and she said she really liked the house we were in and that it
would probably sell quickly but yes, they did have other 2 and 3 bedroom homes. She
then gave me her card and told me that there was a list of homes on their website and
to let her know if I wanted to see any others. She asked where I had seen the ad for the
house and I told her the News & Record. She then gave me an application and said I
could take it with me. She said I could drop it off at the office any time, and that I would
need to bring the $30 application fee, photo ID, and verification of income from all
sources. She stated that my application would remain on file for 60 days and would also
be good for any other houses I may be interested in.
We then shook hands and wished each other a nice day and she wished me good luck in
school. Once in my car I looked at the time which read 11:22.
Addition: Also while we were in the master bedroom I looked around and she said
“There’s the cable connection,” and laughed. She said that she had been in the business
long enough to know what people want, and that I could have Time Warner cable or
Direct TV. While in the living room at the beginning she inquired as to my move date
and when I replied mid October, she said good.
Tester W2
Pre‐Visit Call Form
The first call: a lady answered and did not give her name, she was very friendly. She did
not offer any information that was not asked. After answering my basic questions, I told
her that I wanted to see the property. She replied that I must first drive by the house to
assess if I like the house and its location. I told her that I would do that today and call
her back.
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The second call: sounded like the same lady. She was a little short with me and I felt like
my questions were bothering her. She was able to set up an appointment for the next
day and informed me that there would be other people there looking at the property
with me. She only took my name and did not ask for any other information.
Visit Form
Driving up to the location there was already a car parked in front of me. As I opened my
car door a young lady around 20, African American stepped out and asked me if I were
the Rent‐A‐Home representative. I told her that I was not and that I was looking at the
house just like her. This caused a little tension because I felt that she saw me as her
competition. We both smiled at each other which cleared the air. She explained to me
that she is very excited about the house because she is living in a smaller apartment
with her son. Her enthusiasm transferred to the agent when she pulled up in a mini‐
cooper with the company’s logo covering the vehicle. The other potential renter
exclaimed how much she liked the agent’s car. The agent introduced herself as Jenna
and said that she will open up the door and we can look around and ask questions if
they come up. This lent easily for an awkward situation. The other renter was very
enthusiastic about every aspect of the house and pulled out a camera and
photographed each room. I walked around alone alternating rooms with the other
renter. I made a few remarks on the new paint and clean carpet. Jenna smiled and
nodded, but she never offered any additional information. After inspecting the house in
silence, other than the other potential renter’s gleeful remarks, I stood next to the
renter and the agent in another awkward moment. I told her, in an attempt to break
the awkward moment, that the house looked so new to me because I grew up in a
house built in the 1800’s and now live in one built in 1904. She smiled and said that her
company also had properties that are that old. I waited for her to prompt me for the
next step or to offer any additional information, but instead she extended her hand for a
sake and told me to call her if I think of any more questions. I thanked her for her time
and I told the other renter that it was nice to meet her and left.
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Test 1‐CA
Tester H1
Pre‐Visit Call Form
I called at 1:16 pm. A lady called Sheline (very friendly and nice) answered the phone
and told me that they have 2 bedroom ap. available and that they have a special offer
(one month free and $50 off if you sign for a year). After that she asked (that was the
only question she asked plus when I was planning on moving) that where/how do you
know about them. I told her “Apartment Finder”. She then asked when I was planning
on moving and I said 10/15/09. She said that was ok. She has 2b ap. available. I told
her I wanted to see the apartment and told me to just show up, they are open until
6:00pm.
Visit Form
I arrived at 4:37 pm. A black man (dockers and grey t‐shirt) greet me by saying hello and
his name (John). He asked me my name and what I was looking for. I said I wanted a 2
bedroom ap. He said that he has apartments available and made me fill out a card with
my information (address, phone number, employer). Once I filled it out he gave me a
lot of information about the complex and invited me to fill out an application. I asked
questions about deposit, rent, utilities and everything matched the information I was
told by phone. The person was always very nice and polite. He explained to me the
forms and the written information he was giving to me, and once he said if I wanted to
fill an application I said I needed to think about it. He said that I could give them a call
whenever I wanted.
Tester W6
Pre‐Visit Call Form
When she answered, she identified herself as Laura. I gave my name and said that I saw
them in Apartment Finder and asked if they had any two b/r apartments available. She
said yes and that there were 3 floorplans. She told me that they are having a special
and the first month is free and $50 discount per month for first year. She said that
water, sewer, and trash were included in rent. The two b/r range from $495 to $575
(depending on floor plan) after the $50 discount. I commented that the discount
sounded great. She asked if it would be just me or more people. I said just me. She
asked if I had pets and I said no.
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I asked if I should just come by and see the aparment and she said “Yes, anytime before
6:00, we are open until 6:00.” I said that I would come by today. She asked for my
phone number at the end and asked how I heard of them (she seemed to be filling out a
questionnaire).
Visit Form
I arrived at Colonial Apartments at 11:20. Saw fair housing poster on wall in office.
Went inside and there were two ladies. One was busy with someone and the other
asked if she could help me. I said who I was and that I had called earlier. I asked if she
was Laura and she said that she was. She said, “Please have a seat,” and sat down in
front of her desk. I asked about the two bedroom apartments. She first showed me the
price list for the three types and said that they were all available in refurbished for
higher rent or un‐refurbished for less. She asked my move in date and I said middle or
end of October.
She got out the floor plans and showed me the details of all three. I said that a one floor
would probably be better because sometimes my knees hurt. Because of that, we
looked at the plans in detail for the Garden and Flat styles rather than that of the
Townhouse.
I asked if we could visit an apartment and she said sure. She asked for my ID and kept it
in the office until we returned.
We walked over to a refurbished end unit, garden style, which would be $545/month.
She showed me everything in the apartment and apologized because the electric wasn’t
on and it was kind of dark in there. I said how nice it was and commented on the floors,
new cabinets, new carpet, etc.
When we were done, we walked back toward the office. She mentioned that unit was
good because of being an end unit and across the street from the office in case you
need anything. She said that storage areas may be rented for very reasonable prices,
and that they are behind the office. She also pointed out the swimming pool. There
were several people going into the office and she explained that must be people paying
their rent in person between the 25th and the 1st.
We went to her desk and she gave me my ID back. I said that I had one more place to
look at bu that this was very nice. She said I hope you choose us or something of that
nature. I left at about 11:35.
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Test 2‐10
Tester H1
Pre‐Visit Call Form
The person who answered the phone was really nice. She said that they have 2
bedroom ap. Available. She asked me when I was planning to move in, I said in a couple
of weeks, she said ok. Then she asked me where I saw the ad, I answered “News and
Records.” She said that the 2 bedroom ap. were $599 with $100 deposit if you have
good credit. There is an application fee of $35. She asked me if I wanted to make an
appointment, I said yes and we set it at 10:30 am. I made the call at 9:40, it last till
9:45am. The person was polite and she was willing to set an appointment. She remind
me to bring a picture ID to the appointment.
Visit Form
I arrived at 10:21 am. The manager ‘Latrika” was giving information to some people so
she asked me to wait. She was very polite and nice. She was wearing brown pants and
a black/dark blue jacket. She is black and she is around 25‐35 years old. I waited for 2
min (around that time) and she told me that she was about to show a 2 bedroom ap. to
first people, she asked me if I wanted to go with them, since I was interested in the
same kind of apartment, I went with them. She showed a 2 bedroom ap. She said that
the ones on the third floor have fireplaces but the ones on the 1st floor don’t. She said
that the water and trash were included and she reported the same information she gave
me on the phone ($599, deposit: $100 and $35 application fee). She asked me for my ID
(picture ID) and she made a copy and gave me the picture ID back to me. She gave me a
folder with information about the apartments. She told me that if I was interested I
could give them a call at any time. The visit last around 25 minutes. She (Latrika) was
very polite and friendly.
Tester W6
Pre‐visit Call Form
Lady answered the phone and said name of apartment and her name but so softly I
could hardly hear her. I said that I was having trouble hearing and she spoke a little
louder. Her tone was not quite annoyed overall, but not warm.
I said that I had seen their ad in the News‐Record and asked if they still had any 2 B/R
apartments available. She said that they did. She went right into naming off the fact
that it was $599 with the special. I asked about application fee, and she said it was
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$35.00, and that they were waiving an administration fee with the special. I asked
about the lease and then it came out that you got the first month free with the special
and had to sign a 13 month lease. She then said “do you want to come and out an
application?” I said, “Well, could I just come over and see an apartment?” She said,
“What time do you want to come?” I said, “Can I just stop in sometime today?” She
said it is better to have an appointment so I said “how about 10:30?” She said “I am the
only one here.” I said that I would be there at 10:30.
Visit Form
I arrived at 10:27 for my 10:30 appointment. I had removed all jewelry, watch, and
covered Obama bumper sticker. I entered the office and said who I was. She asked for
ID and made a photocopy of my license. A black tenant came in with a complaint and
she had a hard time understanding him because of his strong accent. Once she
understood she made a note of the repair he needed.
She walked me over to the unit and explained the setup of the bottom unit and upper
unit. I asked about utilities. You pay electric; they pay water, sewer, and trash.
When we got to the unit she first showed me a storage space that went with each unit.
We then entered the unit and she showed me around. She said that the 2 B/R have a
wood burning fireplace and said that she wished her condo had that. We talked about
what a nice feature that is.
She showed me the rest of the place and asked if I would be the only one living there. I
said that it would be just me. She pointed out how the two 2 B/R are located on either
side of the apartment in order to provide privacy if I had a guest come over.
She said that the 2nd B/R would be a great office and I said that for me it would be more
storage. I mentioned Christmas stuff and we got to talking about Christmas trees and
hating putting the lights on, how they seem to tangle on their own in storage for no
reason.
She pointed out the balcony on the upper units and the concrete patio on the lower
ones. We both agreed that the balcony was much nicer.
On the way back she showed me the pool. I said that I had one more place to check out
but that this was definitely my favorite so far. She asked if I wanted to take an
application with me and I said yes. We went back into the office and she asked for a
contact phone number and gave me the information packet.
She said to call anytime and ask for either Ketra or (it sounded like) Jenettra (her). I
thanked her again and left at 10:45.
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She could not have been nicer. Very respectful. Called me “Miss ‐‐‐“ when she
addressed me.
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Test 2‐13
Tester W5
Pre‐Visit Call Form
I called Felts Property at 12.53 on Friday, October 9, 2009. A receptionist identified
herself upon answering (Latisha, I think) but did not identify Felts Properties. I told her
my name and that I was responding to an ad in the Greensboro News and Record. I
asked whether the advertised property was still available. She said it was and she
transferred me to Paul. I told Paul my name and that I was responding to the ad in the
paper. I asked whether any units were still available and he said he had a unit on
Terminal for $475 a month, all electric. I asked whether anything was covered in the
rent and he said no. I asked what fees are required. He said the deposit in the amount
of one month’s rent ($475) and a $40.00 application fee were required. I asked if I could
see the property prior to submitting an application. He said yes. I asked when I could
see it. He paused a moment to check with Betty and said I could see it at 5.30 today
(10/9/09). I agreed to that time. Paul told me the address of the unit is 518 Terminal
Street, near the corner of Spring Garden and Merritt. I asked who would meet me there
and he told me that Betty would show me the property. I thanked him and ended the
conversation. At 1:01 pm, Betty called me and said she could show me the property
immediately (“right now”) due to a cancellation. I told her I could be there in fifteen
minutes. She said that would be fine. She told me that she dives a gray Honda van—I
thanked her and ended the conversation.
Visit Form
I arrived at 515 Terminal Street, Greensboro, NC on Friday, October 9, 2009 at 1:16 pm‐
exactly fifteen minutes after receiving a call from Betty felts telling me she could show
me the property “right now.” We both arrived at the same time. Betty is a white
female. I estimate her age to be mid 70’s. She wore green poly‐blend slacks, a white
sweatshirt, sandals, and glasses (circa 1980). Her hair was curled beauty parlor‐style.
She had purplish blotches on her forearm—the kind you se in people with blood
disorders. Betty was speaking with two tenants when I arrived—both were African
American men.* She saw me get out of my car and asked if I was Kathy. I said I was.
She started walking up the stairs while dialing on the phone. She said to the person,
“I’m there now. I haven’t seen the inside yet. She’s here—we arrived at the same time.
I don’t know what to expect [presumably about the state of the apartment], I’ll call you
later.” She unlocked the door to unit “E” and went inside. She said the place still needs
to be cleaned up. She showed me the washer/dryer hook‐up in the kitchen area—which
was an extension of the living room. We walked back into the bathroom area. She
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opened her cell phone and made another call. She said, “We’re inside. They’re going to
lose the deposit. The carpet needs to be replaced. It’s awful.
*One of these men was in a wheelchair. Betty pointed out that a wheelchair accessible
ramp had been installed by Felts Properties to accommodate this tenant.
She continued to describe the state of the apartment. I observed large red stains on the
carpet in one room. In the next, a large burn in the shape of an iron was distinctly
noticeable. The carpet and walls were over‐al dirty, dingy and worn. Betty ended her
call and reiterated that the unit needed to be fully cleaned. She led me out of unit “E”
and to another unit next door. She knocked on the door in the hopes that the tenant
there would be home and I could see the inside of a unit that was clean. The tenant was
not home. I asked if there were other units available. She said, reluctantly, that a
downstairs unit was available. We walked downstairs and peered through the front
window. Betty told me that a woman and her daughter had lived there. After they’d
moved out, someone had come in and taken the stove and refrigerator—and these
belonged to Felts Properties. She proceeded to knock on the door of one of the tenants
whom I’d seen upon arrival—a man named Anthony, African American, late thirties,
dressed in a navy blue sweatshirt and sweatpants. Anthony opened his door and Betty
proceeded to ask if he knew anything about the removal of the stove and refrigerator
from unit “A.” He looked at me and asked Betty to step inside his apartment for a
minute. She did. After a couple of minutes, she re‐emerged. Anthony followed her and
told her Mr. Clyde* needed to talk to her about something. Betty then walked over to a
unit.
Anthony told me that me that Mr. Clyde is something like a superintendent for the
complex. Anthony asked if I would be moving in. I told him I was looking into it. If you
ever need anything, he said, they will help you out. He said it’s pretty quiet.
Considering.
*I am not completely sure that I caught this gentleman’s name.
The fact that the traffic from Wendover Avenue‐which was immediately next to the
complex‐ was pretty noticeable, I figured he was referring to a different type of “quiet.”
I asked how much I could expect to pay for electricity. Anthony said on average his bill
was $68. The highest it got was $92 this summer. I asked how long he’d lived there and
he said about a year. Betty re‐emerged. I thanked Anthony for the info and shook his
hand. Betty and I walked toward the car. Betty told me that someone obviously stole
the stove and refrigerator. She told me the reason she “makes friends” with these
people is in case something happens. I asked what I needed to do in order to proceed.
She gave me the directions to the Felts Properties office at 515 Teague Street, told me
to ring a bell‐they’re “under security.” There what I would fill out an application. Betty
then volunteered that she had another property, a cute little house on Lane Road, but it
rents for $650. I told her this is in my price range. She emphasized all the house’s
attributes. I asked when I could see this property. She asked when I would like to see it.
73
I told her that I had the day off and planned to see as many properties as I could. She
then handed me the key to the house at 2215 Lane Road. She gave me directions to the
house. And she told me to just leave the key under a trash can or doormat once I’d seen
the house. She asked me to call her to let her know where I’d left the key once I was
finished. Then she handed me her business card.* I thanked her, then proceeded to
view the next unit. I stopped at Deep Roots to get a snack since I was in the
neighborhood. Then I went to Lane Road to view the house there. Lane Road lies in a
neighborhood off Cone Blvd. All the houses are
*This had her business card and phone numbers on it.
Well‐kept, neat and tidy. I pulled into a gravel drive that went up a hill and by the side
of the house at 2215 Lane Road. The drive circled around the back of the house where
there was a covered carport. I unlocked the back door which led into the kitchen—a
large room separate from the living room. There were washer/dryer hookups in this
kitchen, but it was much roomier than the apartment on Terminal Street. It was much
cleaner as well. The living room was spacious with a small fireplace. The carpet looked
new. The walls were freshly painted. Each room had ceiling fans. There were lots of
windows allowing natural light in. There was an extremely large front and back yard.
The back yard was surrounded by fences from the neighbors on both sides and there
was a sense of seclusion. There was a small storage shed in the backyard—wooden with
vinyl siding, no windows, but an old fashioned paned‐glass door with a screen door.
Basically, for $175 more a month it was worlds different from the small, dingy and dark
apartment on Terminal Street. I arrived at 2:06 pm and left at 2:20 pm. I left the key
under the trash can and called Betty at 2:21 pm. I said I had additional questions and
asked her to call me back. At 2.40 pm Betty called and asked if I’d found the house. I
told her that I had left her a message‐that I’d seen the house and left the key under a
trash can on the carpet. She had not gotten that message. I asked whether the tenants
of 2215 Lane Road are responsible for the lawn maintenance. She said they are, but
that Felts Properties hires someone to do the lawns and for a small fee ($15/week)
tenants can use that person instead of doing the lawns themselves. I asked when both
properties would be ready for moving in. She said they (Felts Properties) are always
working. All I needed to do was tell them when I wanted to move in and they would get
the work done that needed to be done in order to accommodate me. She said it might
take about a week. I asked about the lease. She said they have a lease for a year—but if
I were to be transferred or something like that before the lease was up they would work
with me. She said they understand how things go and try to work with people I asked
about the deposit for the house on Lane Road. She said it would be $650 but I would
not need to pay it at the same time as the first month’s rent. I’d pay the deposit first. I
thanked her and told her I was going to view other properties and think about it. She
told me to call if I had any other questions—that she’d be available all weekend. The
conversation ended at 2.45 pm.
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Tester B1
Pre‐Visit Call Form
I called and a man answered the phone. I couldn’t tell what he said so I asked if it was
also Felts Properties and he said yes. I said I was looking for a two bedroom unit, and he
asked if I wanted a house or an apt. and I said either. He mentioned units off of Phillips
Ave. for $400 and also units at Cedar Fork for $425. I told him I was more interested in
Cedar Forks, and he said it was located across from George K’s. I asked about fees and
he said there is a security deposit of one month’s rent, but they have a special of first
month free for rent. I then asked when I could view the apt. and he said Thurs. or Fri. I
said Thursday after 2 would be good and he set an appt. for 4 and said it’d be him or
Betty at unit 1905 B. He then asked for my name and number and I asked his name
which is Paul then we hung up.
*Thursday, Oct. 8th around 11:45 am, Paul called to reschedule our appt. He said he’d
gone into the apt. the previous day and it wasn’t as clean as he expected and he didn’t
want to show it in that condition, so he moved our appt. to Monday Oct. 12th at 4pm.
Visit Form
I arrived in the complex area at 3:50. I had Cedar Forks Apartments written down, and I
saw Cedar Forks Rd. and Cedar Trace Apts. But not Cedar Forks Apts. I called the office
to confirm the location. I was asked if I could wait 20 minutes and when I said yes I was
told the maintenance man would meet me.
While waiting I got out of the car and looked at unit 1905. I noticed one side was apts.
A‐D and the other side was apts. E‐H, and we were scheduled to meet at B. So I got
back in my car and parked so that I could see entrance to B. At one point I noticed a tan
Honda minivan pull up and someone got out with papers in their hand, but it was an
elderly white woman and she went in the E‐H side. I also noticed a young Hispanic male
get in a red sports car and drive off, and a young white male with a bandaged thumb
stand outside, and the elderly woman go into the laundry room then back in her van.
At 4:45 I called the office back and asked if the maintenance man was still on his way. I
was asked where I was and for my phone number, then the receptionist said she would
see if she could locate someone. At 4:50 I received a call. The caller said her name was
Mrs. Felts and she asked where I was. I told her I was outside of 1905 B in a silver Dodge
Neon. She turned out to be the woman who was in the minivan and told me she was
near the laundry room. We got out of our cars and I told her that I had noticed her
much earlier but didn’t think anything of it because I had been told a man would meet
me at apt. B. She apologized and said I was a darling and she said she was waiting on
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the maintenance man because she didn’t have any keys. She then called Bobby, the
maintenance man. He stated he had come to the front of the apts. And waited but he
hadn’t seen anybody so he left. I told her I had been outside of B the entire time and
hadn’t seen “anyone.” She said it was odd because she never saw him either nor did he
mention seeing her van... She apologized for the delay and said Paul was out of town
for a few days because his father was very ill and he usually handled the Colony apts.
She then asked where I was living and I said South Holden Road down the street. She
also asked where I worked and I told her Best Buy. She asked if it was on High Point Rd.
and I told her it was off of Wendover. She then suggested we go to an occupied
apartment. She knocked on apt. F and said the tenants there had been with her for 7
years and they were very nice. They opened the door and she explained our situation
and asked if I could see their apt. since they all had the same basic layout. We went in
the living room and she pointed off to the side and indicated the kitchen and dining
areas. She then pointed to the back and said that’s where the bedrooms and
bathrooms were. I asked again about the bed and bathrooms b/c it was unclear which
was which and she said the bedrooms were in the back beside each other and the
bathroom was off to the side. She then thanked the tenants and we left. I asked her if
there were any other units available and she said there may be one with 6 apartments
as opposed to the current one with 20 units and to just call her tomorrow if I wanted to
confirm. As we walked to her van I asked about fees and she said there was an
application fee of $40. She apologized about the confusion and thanked me for waiting
then left.
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Test 2‐14
Tester AI2
Pre‐Visit Call Form
It was a short conversation. At first when I called I could here the name of the person
who answered. That was Wednesday Oct. 7, 2009. Then Thursday Oct. the 8th I called
again about 10:00 o’clock, a female voice answered, yes we do have apartments, you
need to make $1200 a month, we have a 2 bedrooms and one bath. May I come to visit.
Yes there no appointment but you need to be here before 11:30 am. After 2 o’clock you
need to be here before 4.30 pm.
Visit Form
When I arrived at 2611 Merritt or location where Garden apartments are located, I
parked in a small parking lot. In front of me, outside an apartment in the complex, I
could see an old couple, perhaps in late 60th. I could see them talking and looking at me.
Working, they did not talk to me. I walked toward the office they were there opening
doors. At the left, a blondy white female, perhaps in her late 40 or early 50, she looked
at me, she did not talk to me. Then a little beat far toward the right, I could hear voices
of people talking. I looked at there, it was a little beat a big room. I could see two old
people, white, a male and female, but it sound like there were more than one person. I
could see the table where there was something like a scrabble game, and an old lady
seemed like she was knitting. Standing in the hallway in front of a middle room, I heard
this voice from that room I will be with you shortly. After some few moments she said
come in. J got in and she said thank you have a sit. Thank you J said. I think I spoke to
you earlier, J said yes I am Janet, she said. A very heavy girl, maybe in her late 20 or
early 30th, by the physical she look like a Hispanic. She wore an brown pants and a
flower blouses colored light green, vanilla, and brown. Are you still having an
apartment? Yes she said we have two bedrooms but you need to make more than
$1200 a month, no pet, you buy your own water and garbage. Look, she handed me the
forms. You have all the information in these papers. Do you have two locations? No,
it’s the only place, the same place. You will go to Westgate apartments. J asked is the
apartment ready for a visit? Yes she said, “let me call the maintenance man,” then she
handed me the second paper. Here, she said, you will visit the apartment 3909 A on
Westgate apartment. You go back to Merritt Drive, it is on the same sheet, go back
about 5 minutes driving you will see the block at your right. I went back about 3
minutes, I reached the place much bigger than Garden apartment, but not town house
no body were at the entrance. I went in the apartment, no keys were need, it was
opened, cleaned, newly painted, one bath 2 bed rooms, the master bedroom has no
bath. A neat kitchen repainted from the living room. The place were cleaned, when I
went out of the apartment, I saw two Hispanic men standing, they looked like they were
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maintenance people, one was on the phone. J turned my car and J left.
Tester W1
Pre‐Visit Call Form
Janet was speaking fast. I asked her to repeat as I was taking notes. They check for
felonies, sex crimes, evictions, balance owing on other properties.
No pets.
Includes basic cable.
Come to office 2‐4:30 to see apt.
Visit Form
After calling about where and when to see the unit, I arrived at the very neat office.
Janet, whom I spoke to earlier, was directly in front of me in her office. She greeted me
and she shook my hands. Immediately handing me stapled forms. All questions I had
such as, special lengths of lease, etc were referred to the papers she had given me. She
remarked she was tired, that it had been a very busy day. Just after I got there, she
called on a “walkie talkie” to a male about the unit being available for viewing, he said it
would be. She gave me a map directing me to the unit.
She was very pleasant and friendly, just very brief. Neat with black hair pulled back. I
thanked her, shook hands and drove around the unit. The unit was unlocked. I went in
and looked around. It was clean—new carpet and paint but small. I didn’t see the
maintenance supervisor who she said had opened the unit for me. I spoke to no one
else while there. Another woman stuck her head in (blond, older) to see if she needed
anything. I am assuming that was the manager, Nancy Fairburn. I drove away from the
unit at 2.39. There will be a townhouse available 10/12/09. (I asked.)
78
Test 2‐8
Tester B2
Pre‐Visit Call Form
I called 854‐3808 Timbercreek Apt. Monday, October 5 @ 5:00. The answering machine
answered with an outgoing message that the operating hours were 10:00 am to 6:00
pm. Monday‐Friday and 12:00‐4:00 on Saturday. I left my name and my phone number.
I followed the call script indicating interest in the advertised apartment.
Tuesday, October 6, Kelly from Timbercreek Apts. Called and left a message on my
answering machine that she was returning my call and that she did have apartments
available. And said if I was still interested to call her back.
I ccalled Kelly about 5:00 pm Tuesday and made an appointment to visit the property at
4:30 pm on Wednesday. I asked Kelly what was the rent for a two bedroom apartment
and she said $594.00. She willingly said that the rent included sewage, water, and
garbage plus one month free. I asked about other fees and she said that each adult
applying would need to fill out an application and there was a $35.00 charge.
Kelly gave me directions to the apartments coming from downtown: Smith St to North
Spring to Freeman Mill Road take a left on Randleman go until I see Rush Fitness Center
on the left turn right onto Glendale go about 1 mile the apartments are on the left.
Visit Form
Wednesday, October 7, 2009
I realized about 2pm that I might be late for my 4:30 appointment with Kelly to see a
two bedroom apartment @ Timbercreek Apartment. I called 854‐3808 and Kelly
answered the phone, I explained that I might be a few minutes late but I would arrive
before 4:45 pm and Kelly said it was fine and she was looking forward to meeting me.
I arrived at 1015 Glendale Drive at 4:40pm. I parked and went into the office building.
Kelly was talking on the phone in her office. I stood in the foyer of the building. There
was a Fair Housing Sign on the wall and another sign I could not read that might have
been about housing since it was in a frame beside the Fair Housing sign. The building
appeared clean and neat. Kelly was the only employee of the property there. Kelly
appeared to be about 35 years old, female and white.
We made our introduction and I apologized for being late. We sat in her office for about
8 minutes talking about the apartment for rent. Kelly gave me a sheet of paper with the
diagram of both a one bedroom/one bath and two bedroom/one bath. Kelly said there
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was one 2 bedroom apartment available that was vacant. We went over the
requirements needed to rent. Kelly said referring to the sheet of paper she gave me
that each applicant over 18 years old needed to apply and that there was a $35
application fee for each person. And that because of the current economy that the
admin fee was being waived. I did not ask nor did Kelly go into details of what an admin
fee was. A refundable deposit was required that was based on a person’s rental history.
And that was the only credit check that was required. A one year lease was required to
get the one month free. Kelly said that if I want to apply for the apartment I would need
to give her the application along with the $35.00, a paycheck stub, driving license and
my social security card. Kelly gave me a rental application before we went to see
apartment E.
We walked across the parking lot to building #2 apartment E. The apartment was on the
second floor. The apartment complex appeared clean and well cared for. A group of
African American school aged children (my guess is there were approximately 8
children, 5‐8 years old) playing on the lawn next to the office building. A fence enclosed
a pool. Kelly mentioned the pool but did not offer to give me a closer look. Kelly also
told me that part of the office building had a laundry room. The cost to wash a load of
clothes $1.00 and to dry $1.00; she said the laundry room doors are locked @ 10:00pm
by a security company. The security company also is the contact number tenants call if
there is a problem after 6:00pm. Kelly added that the security company drives through
the community several times during the night for security reasons. Kelly described the
complex as having 24 buildings on the property (I would guess each building had 4‐6
apartments) and a lake/pond area for recreation, like cook‐outs and family gatherings.
Inside the office building there was an area tenants could use for parties. The area
inside the building had a fireplace, stove, refrigerator and sink.
Inside apartment E the area was clean with new carpet in the living area and both
bedrooms. The entry and kitchen had new tile like flooring. The apartment had central
heating and cooling. This apartment had a washer and dryer connection area located
between the living room and the bedrooms. Kelly mentioned that the tenant did not
pay for water, so if you had a washer it was a plus. Both bedrooms faced a wooded
area; had medium sized closets. The bathroom had etry doors from the master
bedroom and the hallway. The bathroom itself had plenty of room. The kitchen was
fashioned like a gallery.
After Kelly and I toured apartment E, she asked was I interested in seeing the model for
the one bedroom apartment. I agreed to see the one bedroom model, but reminded
Kelly that I really was just interested in a two bedroom. While Kelly went back to the
office to get the keys to the model I waited on the steps of apartment E, a male
neighbor from the next apartment came out onto his balcony. He appeared to be in his
late 20’s, he was black American. He asked if I was going to move into the apartment
and I said I was thinking about it. The friendly neighbor told me that he and his male
cousin lived next door and that they were both in college, that the couple that lived
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beneath him was from Africa and had one little boy; the lady below apartment E was a
white lady about 60 years old. The friendly neighbor said that Timbercreek was a
wonderful place to live and hoped I would take the apartment. When Kelly returned
with the keys to the model, she spoke to the neighbor by name (I cannot remember
what his name was) but the y spoke of an upcoming Halloween party for the tenants. As
we walked to the building with the one bedroom model, Kelly explained that she liked
to do extra things for the tenants like seasonal parties. Kelly also said that she had come
from Florida to Greensboro just to manage this property and she had been there for 9
months.
When Kelly and I got to the one bedroom model, Kelly discovered that the keys did not
work, she had picked up the wrong set and she apologized and offered to go get
another set of keys. I declined and reassured her that it would have been nice to see
the other floor plan but I was interested in the two bedroom apartment.
As we walked back across the parking lot other tenants spoke and waved to Kelly. It
appears Kelly and the Timbercreek community has a good relationship.
I asked Kelly if it would be ok to drive through the community and she said yes I told
Kelly I would think about the apartment and we said good‐bye. I was in my car at
5:10pm.
Tester W4
Pre‐visit Call Form
A woman answered the phone, and gave her name as Kelly. I asked if the apartment
advertised in the Greensboro News and Record was still available. She said that it was,
that the rent was 594/mo. with water, sewer, and garbage pickup included. I asked for
a ten‐thirty appointment on Firday, Oct 9. She cheerfully agreed, and the call ended at
11:53am (Oct 8).
Visit Form
When I came to the Randleman Rd exit on I‐40, I found there was a detour in place. I
called the agent, Kelly, at 10:24, and explained about the detour, and that I was not
finding Glendale Rd. She apologized, corrected the directions, and I arrived at 10:42 am.
The manager’s office and clubhouse was plainly marked and easy to find. I was greeted
immediately upon arrival by Kelly Spann, a white woman about 5’7”, weight
proportionate, with light brown hair and hazel eyes. She asked if I had seen much of the
general area around the complex. I commented on the nearby Rush Fitness location.
She chuckled and admitted that she found it handy, having just turned 40, and finding
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that keeping fit had to be much more deliberate nowadays. A resident, a Hispanic
woman of about 40 came in, greeted me and left a payment.
Kelly then pulled out a one page flyer for Timbercreek Apartments, on lavender 81/2x11
paper. It showed floor plans for both 1 and 2 bedroom units, with a list of what rent
includes (water, sewer, and garbage collection), amenities offered, and a list of fees.
She explained that some units were as pictured in the floor plan, and the rest were
mirror images of the plan, with kitchen/dining area on the right instead of left.
She offered to show me the unit currently available, and explained that she had only an
upstairs unit available today (Oct 9). A gentleman in Building 11 is moving out sometime
before the end of the month, and that she hoped to have that unit ready to move‐in by
the first few days of November. She asked if I preferred upstairs or ground level, and I
told her I could work with either. I asked if she were a resident manager, and she said
she was not, she did reassure me, though, that there was a maintenance worker always
on call.
As we crossed the parking lot to building 2, Kelly pointed out several places with
outdoor barbeque grills, and picnic tables around the complex. She also pointed toward
a lake, which has a pier and another picnic area for further outdoor recreation.
The apartment looked to be 10‐15 years old and carefully maintained. The carpet had
obviously been recently cleaned, and was a pale neutral beige. The kitchen is equipped
with a full size stove, frost‐free refrigerator,/freezer, and dishwasher. Kelly showed me
a closet with washer/dryor connections and the water heater. There is also a fire
extinguisher on the left, which is inspected and cared for once a year. Time Warner
Cable is available in all buildings, and some buildings permit the use of satellite too. Not
all buildings can receive satellite due to the many trees shading buildings. Kelly noted
this with a smile, saying that some residents were from other countries and liked
satellite tv so they could receive programming that TW does not offer. I asked if there
were many residents from other countries. She said there were some but did not
elaborate.
We returned to the office, and Kelly gave me an application that I could fill out and
return with a money order for $35.00 for the application fee. Money orders are
preferred since they eliminate the need to wait for a check to clear. A recent pay stub
was also needed. We shook hands, thanked each other for out time, and ended the visit
with wishes for a good weekend.
Kelly was friendly and cheerful. She mentioned that there were families and children in
residence. I did not see any children, but I was not surprised, it being a school day. I
saw a Hispanic woman and two young African American men who seemed to be
residents, but Kelly did not seem to find national origin/ethnicity important to bring up.
She did say that she would be glad to welcome me at Timbercreek.
82
Test 3‐FR
Tester AI2
Pre‐Visit Call Form
I called about 11:50 AM, Thursday Oct 10, somebody answered, but I could not hear his
name. He asked how did you about us. From News and Record. No we do not
advertise in News and Record. Yes Craigslist, oh yes Craigslist! He said, oh yes what are
you looking for? A two bedrooms. Our range is from 300 to 510, $40 fees for
application process. You need to make $1800 a month. We check credit history,
criminal record. Water, trash included with rent. May I come for a visit, why do you
come to look the neighborhoods before you come to our office. Where are you
located? We are at 1808 Spring Garden St. I called back about 2:30 after I looked the
place. The person who answered said to call back tomorrow Oct. 14 between 8:00 and
9:30 AM to schedule a visit.
Visit Form
After the first call Tuesday Oct 13, 2009, the plan was to call again Wednesday between
9:30 and 10:00 AM.
About 10:00 o’clock, I called the office. The appointment was set at 2:30 PM, and we
needed to meet at the intersection of Parkwood and Ashland. On the phone the agent
asked which kind of car I drive. And is the car I will be driving. I told him then about 2:25
I drove at the place, we met at the same intersection. He arrived 2 minutes after I
parked on the parking on Parkwood Dr. He called and said are you here for the
apartment? Yes I answered. So drive after me we are going to Manor Dr. He did not
leave the car. It was a Cherokee Jeep, The color was silver. The Lindley Park complex is
a very large place. Many red buildings and bricks look old. Many trees, very tall trees.
The place is clean and largely opened, I mean a large space. We drove on Manor Dr to
the complex where the apartment was. All the buildings look alike. We got in this
complex, there on first floor on the left. He opened and showed me the apartment. He
was a very slim young man, Caucasian, in his probably mid‐twenties. Before we got in,
when we walked toward the complex, he told me how they had been there for 50 years,
owned for the last 15 years, they have been renovating everything. They may look old,
but they are nice inside. He wore a black jacket in wool and jeans pant. Inside the
apartment there was 2 bedrooms, one bathroom not in the master bedroom, a good
size living room, a small nice kitchen, with a door which gives to the back yard. He
opened the back door and said we allow cook out. From the kitchen door when opened
I could see the steps which goes to the upstairs apartment.
He pulled out two paper forms, and said if you are interested, here are the applications,
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I always like to go through with my clients; He said. He took one of the applications and
talk about the almost the same things we talked about on the phone. If you decide to
move, then you bring the application back. We ask for the ID, we check the credit and
criminal record. The 2 bedrooms is $510, you need to make 3 ½ the money for rent, if
you and your husband are working, you need to make 2 ½ times the money for rent.
$300 deposit, $40 application processing fee, and we need also $40 from your husband.
The money is refundable, if you also have good credit and no criminal record. Water,
trash, are included in the rent. Do you have any questions? Not really I said. We went
out, then he continued there are the mailbox, there is even a place where they can have
small boxes for you. And near there is new laundry room, once you become a resident
here, we will give you an access number. Ok nice meeting you and see you soon.
Tester W4
Pre‐visit Call Form
The phone was answered by a man, who gave his name as Ryan. I asked if the
apartment was still available and he said that it was. He further told me that the rent
was 510/mo. I asked for an appointment to see the unit and we agreed on 10 am
Thursday morning. He said that he would meet me at the office at 300 Ashland Drive,
that he would be driving wither a red pickup or a silver jeep. We exchanged phone
numbers and I told him I would be driving a light green Hyundai. The call ended at 4:34
pm.
Visit Form
I arrived at 300 Ashland Drive at about 9:50‐9:55 am. A young man in a silver jeep was
waiting for me. I rolled down my window. He identified himself as Ryan, with whom I
had spoken on the phone. I gave my name, he welcomed me, and asked that I follow
him in the car since the unit was a block and a half away.
When we arrived, Ryan got out and we met on the sidewalk. He apologized profusely
for having forgotten his keys, and said that he had already called for someone to meet
him and bring keys. While we waited, he gave me an application and described the
credit history as it is presented in item 9 on the Rental Qualification Statement. He was
letter‐perfect with the statement, giving the impression he had it memorized. He then
told me that a criminal background check was also required. Persons with felony
convictions, sex offenders, and anyone convicted of crimes against persons or property
would be declined. Fidelity Realty has been in town for 50 years, he said, and their
reputation is very important to their business. There are college students living at
Lindley park Manor; a few are upperclassmen who are tired of dorm or student housing,
but most are either graduate students or doctoral candidates. The keys arrived and
Ryan showed me to 3706‐A.
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The apartment building has 4 units, two upstairs and downstairs. Unit A, which I was
shown, is on the ground floor. The building was built between 1949 and 1951. The unit
itself has all hardwood flooring, with ceramic tile in the one bathroom. It is clearly
about 55‐60 years old, but has been well‐kept, freshly painted, and floors cleaned and
buffed. The rent includes water/sewer, garbage, and recycling pickup. There are no
w/d connections, but there is a well‐kept laundry building with adequate table space, 16
washers , and 16 dryers.
Ryan showed me the living room and commented on the double‐paned insulated
windows which are relatively new. We inspected closet space, and he pointed out that
the kitchen comes with a frost‐free refrigerator/freezer, electric stove, and a
dishwasher. Heat is by gas. There are telephone and cable jacks in each bedroom and
living room. Satellite is usually not allowed, since the installation would most likely
involve drilling holes in the building.
Ryan is a friendly, brisk man in his late 20’s, slender, with dark brown hair. He is clearly
very familiar with the complex and mentioned that he spends most of his working hours
there. The main selling points he mentioned were of safety, such as trimming the
bushes so that they would provide no hiding places for lurkers.
Our tour concluded at the building housing the 16 washers and dryers. Ryan pointed
out the token machine, since the laundry machines accept only tokens. On our way out
he showed me the lock on the building’s door, which accepts a pushbutton code, again
for safety.
We shook hands, wished each other a good weekend, expressed thanks for the other’s
time, and ended the visit just before 10:30 am.
85
Test 3‐PI
Tester H1
Pre‐Visit Call Form
I called at 9:12 am. A man called Josh answered the phone. I asked about the
apartments on Mosby Drive. The man told me that I need to call a person called Ed Lord
at this phone number: (336) 315‐9810. The first person who answered the phone was
very nice and friendly as well as the second person. I asked “Ed” a few questions about
the apartments. How much per month? He said $695. 2 bed. apartments with new
appliances. He said that water was included and that the deposit is normally the same
amount you pay every month, but this month the have a special and you only need to
pay $250. I asked if there was any application fee. He said that there is a $40
application fee for the 1st adult and a $20 for the others. Then I asked about the lease
(How long is the lease?) He answered that normally is 12 months but they can rent it
for 6 months.
I asked if I need to make an appointment. He said that I can just show up from 9‐1pm. I
can call him first to make sure he’s there.
Visit Form
I called Ed Lord (white, he was wearing jeans and a blue sweater) to make an
appointment to see 2 bedroom apartment. He said that I just can drop in from 9‐1pm. I
called him once and said that I was about to be there in (around 25 min). Then I got lost
and I called him again to get some directions. He was very nice and friendly. Finally, I
arrived there and he was waiting outside talking to people. He said he was glad that I
arrived and he showed me an apartment. He said that the rent was $495 and that the
deposit (special offer this month) was $250. He said that he has 2 bed. apartments
available and that some appliances were new. He gave me an application (the fee is
$40) and he said that most of the information needed to be there (application). He was
nice and friendly.
Tester W4
Pre‐visit Call Form
I called and spoke with a man at the office for the rental property. He did not seem to
be real familiar with everything, but tried to be very helpful. I asked about 2 B/R
apartments on Mosby Drive and he said that he thought that they had three 2 B/R
apartments available on Mosby Drive. I asked about the rent and was told $495/month.
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He then mentioned that each 2 B/R has 1 ½ baths. I asked about what was included and
he said that electric, heat, and a/c are included, but he was very hard to hear – on the
visit I can confirm.
I asked about the deposit and was told that it was one month’s rent, so $495. I asked if
there was an application fee and he said $20.00. I asked if there was a credit check and
he said that there would be. I asked if there was a separate charge for the credit check
and he did not know.
I asked, “How long is the lease?” and he said that it is “usually for one year.”
I asked if I could come by and see an apartment and he said yes, there is a $40 deposit
for the key and then you get it back when you return the key. I asked if I could come by
this afternoon and he said that anytime before 5:00 would be fine.
Visit Form
I arrived at PI Properties on Paisley St at 11:00 am. A man on the phone at the back of
the room motioned for me to approach the desk of a woman on the phone. She got off
the phone in just a second and I told her that I had called yesterday about an apartment
on Mosby and that I was going to come in yesterday afternoon, but I got sick and was
coming in now. She said, “Oh, well you can go right on over to Mosby.” I must have
looked confused and she said “What were you told?” I said that I thought that I had to
leave a $40 deposit, get the key and that I would get the deposit back when I brought
the key back. She said, “NO, you can just go to the office there and see Ed. I will call
him right now.” She called him and told him to expect me. She said that his name was
Ed Ward and that he was the building maintenance/manager over there. I told her that
I would head right over.
I arrived at Mosby Drive around 11:15 and Ed came out to meet me. He said that he
handles everything for that complex. I asked how many units there were and he said
that it was small, just 25 units.
He showed me one vacant unit and pointed out new countertops and the washer/dryer
hookup. He waited downstairs while I looked at the upstairs. I asked if they were all
two story and he said that all except one were, but the one story wouldn’t be empty for
four months.
He gave me the application to take and showed me where his name was to contact him.
He said that he is there from 9‐1 M‐F and on Saturday (but I am not sure of the hours).
He is also on call.
He said that the deposit was only $250 right now because of the special. I asked about
other charges and he said $40 for the application and $40 for a legal processing fee. He
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said that the first months rent was prorated by the day, and that you paid that to him to
get moved in. Then, future rents were paid directly to PI properties. I said “Oh, you
mean down town? I went there because I thought that I had to give a deposit and pick
up the key from them.” He looked confused and held up his keys. He said “I am the
only one with keys to this property, they don’t have any keys down there.” I was a little
confused by all of this.
As I left, he said to call him if I had any questions and I said I would.
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Test 3‐SW
Tester B1
Pre‐Visit Call Form
I called and Sarita answered the phone. She put me on hold 1 minute. I asked if any 2
beds were available and she said yes, they had 2 bed/2 bath with and without
washer/dryer hookup. The unit without is now $513 and it was previously $535. She
asked where I heard about them and I said southwoodrealty.com. She asked if I had
looked over the website and I said some. She said it provides a 360 degree tour but that
she’ll give me a tour also. She said they have a pool, fitness center, and laundry
facilities, and the kitchen has all appliances included.
She said I only had to put down $99 with approved credit and it only takes about an
hour to get approved so you know the same day. I asked if there was an application fee
and she said $35 and that’s also done the same day. I asked about lease length and she
said theirs 6 and 12 month. She asked when I wanted to move and I said end of the
month. She asked if that would be around Halloween and laughed and I said yes. She
asked when I could come by and I said Friday after 10 and she asked my name. I asked
her name and said to call if I had questions before Friday and we hung up.
Appointment changed by me to Saturday around 1:00 with Ashley.
Visit Form
I went in the office building and saw a woman in the 1st office on the right side. She was
a young white female and long blonde hair and no wedding ring. She asked if she could
help me and I gave her my name. She said she would meet me at a circular table off to
the side in the main office area and told me to have a seat. 1 minute later she came and
introduced herself as Ashley. She showed me a floor plan of the apartments they have
and explained the price and amenities of each one. She said the prices had gone down
which was good. She pointed out the application fee of $35 and the deposit of $99. She
asked which ones I was interested in and I said the 2 bed/2 bath without washer/dryer
connections. She asked if I cared which floor I was on and I said it didn’t matter but that
the 1st floor was good and she assured me one would be available. She then asked how
many people would be living there and I said just myself. She inquired about my
employment and I told her I’m a department manager at Lowe’s. She asked if it was the
home improvement store and I laughed and said yes, not the grocery store. She asked
for my address so I offered my license and she said that made it easier. She filled out a
Guest Card which included my name, address, phone number, move in date (end of the
month), why I was moving (lease is up) and price range (under $700). She asked if I
wanted to look at an apartment and I said yes. Ashley said she’d need to hang on to my
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license and lock up and then we would proceed downstairs.
When we got downstairs she showed me the fitness room and the indoor/outdoor pool.
She laughed when she saw me write it down and said she has to take notes for
everything because of her memory. I added that I had to make notes to myself. On the
way out she showed me the laundry room since I was looking at an apt. w/out
washer/dryer connections and said it was open 24 hours a day. We then went outside
and she commented on how cool it was and I agreed and said it’s definitely fall now.
She said the apartment wasn’t far but that we’d drive because it was so cool. She
pointed and said she was in the grey Mustang and I told her I was in the silver Neon and
she said she liked my “I love Texas” bumper sticker.
Ashley and I went to apt. P 208 on the 2nd floor. She said the 2nd and 3rd floors have
fireplaces, and I said I may burn down the building and she laughed. We went inside
and into the living room and she told me it was cable ready. We then went to the
kitchen and she said there’s plenty of cabinet space. She then told me to go down the
hall. Tha t apt. did have washer/dryer connections so she said it would be just a wall
there if I got an apt. without but that she wanted to show me the space for them in case
I changed my mind. Then we looked at the guest bathroom and then the 2nd bedroom.
She mentioned it had nice closet space and we both looked outside and commented on
the leaves turning. We then went to the master bedroom w/bathroom. The closet was
a very nice size and she said people loved that and I said that it’s hard to find big closets.
She said she was sure I could create extra space with stuff from Lowe’s and I agreed.
We went back into the living room and looked at the patio and then left and drove back
to the office.
When we got out of our cars there was a tenant there and asked if he had received a
package. Ashley told him she would help him in a few minutes. We sat back at the
table and she asked if I wanted to fill out an application or if I needed to think about it. I
told her I needed to think about it and she gave it to me along with her card and said to
call her if I had any questions. She gave me my license back and commented that we’re
the same age. She then thanked me by name and I did the same in return and left.
Tester W2
Pre‐visit Call Form
A lady answered the phone and introduced herself as Sarita. I asked her if there was
still an apartment available and she said yes. Her first question was if I owned a washer
and dryer unit. I replied no, but having the “hook‐ups” would be nice in case I wished to
purchase a unit in the future. She then asked me how I heard about the apartments. I
told her, on the internet and she said that is great. What website? I gave her the web
address I was looking at, then she offered the information on a special for a two
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bedroom, with the washer/dryer hookups for $555. I told her that was in my price
range and asked her if I needed an appointment. She explained that I could drop in any
time Friday morning.
Visit Form
I parked in a spot labeled “future tenant” and walked into the large office. A tall blond
lady was on the phone and did not acknowledge me. She walked past me and went into
a smaller room and closed the door. I stood there for a couple of minutes until a shorter
lady with dark hair came out of another room and introduced herself as Sarita. She was
very friendly and asked me if I had called yesterday. I told her that it was me and I was
interested in seeing the apartment discussed earlier. She asked me for my identification
and invited me to sit down with her at a roundtable in the corner of the office’s main
room that was next to a window that overlooked the indoor pool. She copied down the
information from my ID on a form and asked me to follow her. We left through the
front entrance and chatted about the weather. She showed me a model apartment on
the second floor and explained to me that the fireplace was a perk at no additional
charge. Sarita showed me the kitchen first and told me that the tile would be different
in my unit. She showed me the rooms and laundry hookup. As we walked back towards
the kitchen she offered information about the appliances such as there is no gas, all
electric and that the kitchen does not include a microwave or coffeemaker. She then
explained that I would not be required to “go down town” and make a deposit for water
services, instead I may pay at the office.
Then we returned to the main office, on the way we walked through the gym and
laundry room that is available for all tenants. At the main office she showed me the
computers and lounge that can be used during business hours.
We sat back down at the round table and she pulled out an application. I asked her if I
could take it with me and she agreed. She then gave me a pamphlet that has pictures of
all the floorplans and price structures. She also told me that if I was a student there is
also an additional discount that I would qualify for: $528 vs. the $555 special. I thanked
Sarita and the blond woman who ignored me earlier for their time and Sarita told me to
call if I had any more questions. That is when I left.
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Test 4‐106
Tester H1
Pre‐Visit Call Form
I called at 12:35 pm. The lady who answered the phone was very nice and friendly. She
told me that she had 2bed apartments available. I asked about rent, deposit and
application fee. She answered all the questions and she asked me if I was interested in
look at the apartments. I said yes. I asked the lady if I need to make an appointment or
just drop in. She said that I can call her before getting there. I said I will like to go this
coming Friday. She said that that was ok.
Visit Form
A man called Tommy was waiting outside the apartments to show me a 2 bedroom
apartment. (He wore a pair of jeans and a blue sweater, he was white.) He was very
nice and friendly, he showed me the apartment and he said that the rent was $450 and
that water was included. He said that he has 2 bed. Apartments available (even n other
buildings). He said if I wanted to fill out an application, I said that I could have one and
he gave me one plus his fax number in case I wanted to fax it. He was nice and polite.
Tester W6
Pre‐Visit Call Form
Lady from Maywood St. Apartment called me since I had left a message at 9:20 this
morning. She said “you want something at Maywood St. Apts?”
Me: “Yes, do you have any 2 bedrooms left?”
Jolene: “Yes, but please call tomorrow at 11:30, so that I can show you an apartment.”
Me: “How many do you have left in case they are snatched up today.”
Jolene: “We have 3 that are ready now. When are you looking to move?”
Me: “The end of the month, but I think that my landlord would give me an extra week or
two. What utilities are included?”
Jolene: “None.”
Me: “Not electric, heat, water, gas or electricity?”
Jolene: “No.”
Me: “I have it written down here somewhere, but how much is the rent?”
Jolene: “$500/month.”
Me: “How much is the deposit?”
Jolene: “$500. Are there going to be extra people living there or just you?”
92
Me: “It would just be me. Are there any other charges? I am just trying to get my
money in order, and I want to make sure I have enough to cover everything.”
Jolene: “There is a $25 application fee, but no credit check because the rent is $500 or
less.”
Me: “How long is the lease?”
Jolene: “1 year.”
Me: “Ok, this sounds good. I will call you at 11:30. Who should I ask for?”
She said Jolene.
Visit Form
I got lost finding the complex and was about 8‐10 minutes late. I called office and they
guided me to the complex. I was met by Tommy the building manager. He showed me
2012 F, a 2/BR apartment, which would be ready in a couple of days (by end of Oct).
I looked around and asked him about utilities and he said that water was covered. All
other questions were referred to section 8, as they only rent through section 8.
Therefore, he was not certain of rent or security deposit. He told me that I would have
to contact Vicky Burgess at section 8 for more information. He did not really know a lot
because of the section 8 rules.
I was only there about 5‐10 minutes and thanked him, saying that I had 2 other
complexes to look at before making a decision.
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Test 4‐23
Tester B2
Pre‐Visit Call Form
I called 621‐4169 Palmer House Apartments Monday, October 19 @ 4:30 and spoke
with Laurie. I followed the call script indicating interest in the advertised apartment
that I saw online. Laurie told me that there was a two bedroom apartment available.
The rent was $640.00 a month. I asked what the rent included and she said it was only
rent for the property. She said it did not include any of the water, or electric. I asked
Laurie if tere was an application fee and she said yes it was $35.00 and was a $150.00
refundable deposit for the apartment. And it was necessary not to awe any back rent to
former landlords. Laurie voluntarily said that there was a special going on this month
for a free month’s rent which could be divided into monthly amount to be used for the
length of the 12 month lease. In other words, the $640 could be prorated for the time
of the lease. Laurie also said that an applicant would need to show proof of income, this
could be in the form of two pay‐stubs. I thanked her for the information and asked
could make as appointment to come see the apartment. Laurie said an appointment
was not needed that I could come anytime. I asked what the hours were for coming by
and she said 9:30‐5:30. I said thank you and I would either come on Tuesday or
Wednesday. I asked her if I needed to ask for her by name and she said no but for me to
come look at the apartment before the end of the day. I said I understood and would
come by before 5:00.
Visit Form
On Wednesday, October 21, 2009 I arrived at Palmer House Apartments for a drop‐in
visit @ 10:30 am. On the leasing door there was a sign that indicated that the manager
would be back @ 11:00. I left the property and went to Wendy’s. I returned to the
property 3216‐A Yanceyville Street at 10:55, the away sign was still visible so I sat in the
car and observed the surroundings. There was a fenced in swimming pool area, a
playground areas both sections appeared well maintained as did the general property. I
saw several people who could have been tenants in the area. I later learned that there
are 144 units at Palmer House and the buildings were about 40 years old.
The property manager arrive at 11:00, I followed her into the building and introduced
myself. I thought because she said her name was Laurie that I had spoken to her on
Monday via a phone call; however this Laurie was not the same. She clarified the who
was who. The person I spoke to was out sick and she (the person I was talking to) was
coming from another property location to work for the rest of the day. Both ladies
name is Laurie/Lauri.
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We sat and talked for about 6 minutes at this time she asked my name, address, phone
and about where I saw the add; my reply was on‐line after and she asked what site, my
reply nchousing. Laurie also asked how many people would be living in the apartment. I
said just me. I told her that I was interested in a two‐bedroom apartment.
She said that she had several that was vacant and asked what my timeframe was I told
her Nov. 1. Laurie explained the rent procedure to me. The apartment complex was
having a special going on for this month, (Oct) and but the special could be cancelled
without notice. The rent was $640 per month but I could have that amount divided into
12 equal parts for a discount each month making the rent $587.00. Plus there was
another enticement that if you worked for preferred employers you could possibly get
an extra $200 off your first month’s rent or have it divided by 12 as well. So I said I
worked at Moses Cone. Moses Cone is a preferred employer. We both smiled and she
gave me two sheets of paper with the pricing (#1) and the preferred employer list (#2)
which are attached.
She said we could go see a vacant two bedroom that was in that building (the leasing
office building). Before we left the office she asked for my drivers license, she took my
licenses and put it in the desk drawer, I was concern that the desk drawer was not
locked and voiced my concern. Laurie said that it would be ok however she did not lock
the desk or close the office door as we went up the stairway to see the apartment.
On the second floor there were four apartments and I was shown an apartment facing
the back which had a great view of tree and other apartment buildings but you could
not see your neighbor. The entry door had a deadbolt lock and when you walked into
the apartment you were in the living room area which flowed into the dining area. Right
off from this area was a screened porch‐type area, this area had outdoortype green
carpet and on the patio there was a door that opened for extra storage that was very
large. The kitchen was small, not a eat‐in type, next to that area was a door that lead to
an area with a water heater and space for a full size washer and dryer. Besides that
area was a full bath and linen closet next to the bathroom. The master bedroom was
large enough for a king bed along with a dresser and one night stand, the bedroom had
two window and inside the bedroom was a half‐bath and a walk‐in type closet. The
second bedroom had a smaller closet and the room had one window also facing the
back area. The apartment appeared to have new carpet and was very clean.
As Laurie and I toured the apartment we talked about how furniture could be arranged.
I asked her if there was a waiting list for the apartment we were seeing; she said no and
asked if I had a preference to first or second floor, I said I my preferred the second floor;
Laurie asked would I like front or back, I said back. Laurie said that apartments were
always coming available but the monthly special often changed without notice. Laurie
showed me where the mailboxes were located for that building and said that the office
did accept packages for tenants from FedEx, UPS and those kind of delivery for tenants
if needed.
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After seeing this apartment we went back inside the leasing office. Two women were
waiting for Laurie when we entered the office. I believe they might have been tenants.
I thanked Laurie for her time and requested my drivers license from her, she went to the
desk drawer got the license and gave it to me. Laurie said that if I had any question to
call the office phone number and either she or the other Laurie would be glad to help
me.
I got in my car at 11:40 am.
Tester W5
Pre‐visit Call Form
I called Palmer House Apartments at 3:29 pm on Wednesday, October 21, 2009. I
received an answering machine message indicating that if I were inquiring about one of
their spacious two or three bedroom apartments, to leave a detailed message and
someone would call me back. The message also left a pager number for “valued
residents” to call if they are having maintenance issues. I left my name, said I am
interested in a two bedroom apartment, my price range is under $700, and I would like
to know if anything is still available – and if so, how I may arrange to see an apartment.
I repeated my name and number and asked them to call at their earliest convenience.
At 10:22 am on Thursday, October 22, 2009, “Laurie” at Palmer house Apartments left a
message on my phone. I returned the call at 11:23 am. “Lori” answered. I told her I
was interested in a two bedroom apartment and asked if any were still available. She
said yes and asked when I want to move in. I told her November 1. She paused briefly
then said that would be alright. She asked whether I preferred top or bottom floor – I
told her I had no preference. She asked how many people would be living with me – I
told her it was just me. She asked if I have pets and I said no but asked if pets are
allowed. She said yes and described the pet policy: $250 non‐refundable pet deposit,
$10/month additional rent (pet lease), only small (50lbs or less), non‐aggressive dog
breeds allowed. I thanked her for the info. She asked whether I’d visited their
community. I said “no, I’d like to.” We set an appointment for me to see an apartment
on Friday, October 23, 2009 at 10:30am. She gave me directions on how to find the
apartment complex in general and the leasing office in particular. She said either she,
Laurie, or Crystal would show me the apartment. I thanked her and ended the phone
conversation. (At some point early in the conversation, Lori asked where I’d heard
about them. I said I found them on a web site.)
Visit Form
I arrived at Palmer House Apartments, 3216‐A Yanceyville Street, Greensboro, NC 27405
at 10:33 am on Friday, October 23, 2009. Upon entering the leasing office a young
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woman (early 30’s) smiled and greeted me enthusiastically. She asked if I was Kathy and
introduced herself as Laurie. She invited me to sit down across the desk from her. She
was dressy‐casually attired in Ann Taylor‐esque slacks, a white turtleneck sweater,
heels, minimal jewelry and make‐up. The leasing office is located in an apartment, so it
was furnished with a sofa and comfortable chairs as well as the desk – which was the
focal point. Upon sitting, I was asked my current address and the name of my employer.
I said UNCG. Laurie said, “I don’t think UNCG is on our Preferred Employer list.” She
pulled out a sheet that listed AT&T, United Healthcare, VF Corporation, Moses H Cone
Memorial, Guilford County Schools, Kmart Distribution Center, City of Greensboro,
Walmart, Youth Focus, Bank of American, Proctor & Gamble, Military, and Citicards as
“Preferred” employers. If I worked for any of those establishments, I would get $200 off
my first months’ rent. But currently with a one year lease, Palmer House will give new
tenants one months’ rent free. This can either be done for the move‐in month, the final
month, or it can be prorated throughout the year making the rent $586. Laurie asked if
I’d seen one of their units yet. I said no. She asked if I’d like to see one now and I said
yes. I had to leave a picture i.d. at the desk while I looked at the apartment. We walked
out of the office, walked down a sidewalk, around some shrubs to some stairs (external
but sheltered) in the same building as the office. Laurie led me upstairs and into an
apartment. I did not notice the units’ letter. She showed me the front room – a
carpeted and spacious room with ceiling fan. She said her favorite part of the
apartment is the screened in balcony and opened a glass‐paned door out onto the
balcony. She showed me the kitchen, the full bath, one of the bedrooms – which I said
was very nice. She said, “Wait ‘til you see your room!” She then showed me the master
bedroom with its half bath and walk‐in closet with overhead light. She showed me all
the closets and the room where there is a washer/dryer hook‐up. She told me that
there is 24‐hour emergency maintenance and an off duty sheriff patrols the complex. I
asked about trash. She told me that each building has a dumpster. She wasn’t sure how
often the dumpsters are emptied (Brown Investments, of whom Laurie is an employee
recently bought Palmer House Apartments. They’ve only been there since September
as property managers.), but they are never full, she said. She said the units are all
electric. I asked whether any utilities are included in the rent. She said no. I would be
responsible for water, electric, and cable, if desired. She emphasized the nice view from
the balcony of the lawn/courtyard between other buildings and the bay windows in the
bedrooms. She told me about a pool and a playground on the premises. I asked if many
children lived there. She said there’s a mixture of people living there, that Palmer
House is a family‐oriented complex and that there are some families that live there. I
asked if there were other apartments available and she said yet. She said that if I had a
preference of a downstairs unit versus upstairs, they would be able to accommodate
me. When I asked how many units were available, she said, “several.” We left the
apartment and walked downstairs. I noticed the playground across the parking lot from
where we stood. She invited me to walk over and have a look. I commented on how
lovely it was – there was a large area of grass and trees upon which stood swings, a
slide, a picnic table and other playground equipment. She said she could probably
arrange for me to have an apartment overlooking this area if I like. She said all the units
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are laid out the same. The kitchens have different wallpaper. I thanked her and asked
to see the pool – which was directly across from the playground. She led me up some
steps to the fenced‐in pool area complete with a shelter and large concrete area
surrounding the pool. She told me that they plan to hold events there in the future –
like pool parties. She said there are plans to build a clubhouse complete with a
“business center.” She wa very excited. I tried to match her enthusiasm. We went back
into the office where she explaine the application process: I’d need to submit a
completed application, an application fee in the amount of $35 by check – no cash ‐, a
deposit in the amount of $150 by separate check, and a signed authorization for a
background check. She told me she’d waive the $100 administrative fee. She said upon
approval, I would have 72 hours to cancel my application without penalty. After that, I
would lose the deposit. I told her that I had another appointment and she asked if I’d
like to take an application with me. I said yes. She handed mean application along with
a Palmer House brochure and her business card. She said she’s available Monday
through Friday from 9am to 5:30 pm and on Saturday from 10 am to 3 pm. She invited
me to call her with any additional questions. I thanked her, retrieved my photo i.d. and
left the office at 11:03 am.
98
Test 4‐39
Tester W2
Pre‐Visit Call Form
A lady answered the phone and I told her that I was interested in an apartment. She
said hold on and another lady answered the phone. I asked her about the apartment at
2709 Pinecroft and she said that it was a house and that it was being renovated right
now. I asked her if I still could see it and she said yes, anytime but I would have to have
“vision” because it was severely under renovation. I asked her the main questions ie
how much and length of the lease. She quickly gave me the information and we set the
time for the appointment at 4pm.
Visit Form
I parked on the side of the house because I could not tell which driveway belonged to
the property. I was there early so I sat on a chair on the front porch. The paint was
chipped away and the the structure felt unsafe so I did not move much. In about six
minutes an SUV pulls up and a middle age woman, overweight w/blond hair jumped
out. She apologized for being late and I told her that she wasn’t and I was just early.
She said, as she had said on the phone earlier, that the place was under a lot of work.
The first room we entered through the front door was the living room. The first thing
that I noticed was the fireplace and I asked if it worked. She said that it was being
sealed up. The walls were covered in a retro style wood paneling. She commented on
how beautiful the walls are and she pointed to the floors. She said that she did not
know if the floors would remain hardwood or be covered with carpet.
Walking into the kitchen the cabinets were in disrepair and she assured me that they
would all be painted and fixed before the apt was ready. We very quickly walked into
each bedroom then she showed me the washer/dryer hookup. At this point she told me
that the last tenants did not take care of the place and that all the damage was caused
by them. She said that she was glad that they were gone and was excited to fix the
place up.
We walked out back and there was an awesome greenhouse. I asked he if that would
be repaired too. She said that they were thinking about tearing it down, but if I moved
in she would keep it up for me. She pointed to the surrounding houses and said they
were all occupied with families and that the area is very quiet.
She locked the back door and as I walked to my car she handed me her card, a cake
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baker’s card, with her name and phone number on it and told me to give her a call in
November if I were still interested then. I thanked her and shook her hand and said
goodbye.
Tester B1
Pre‐Visit Call Form
When I first called Lori, I got her machine and left a msg. She called me back a few
minutes later and I told her I was inquiring about the 2 bed on Pinecroft. She said it was
2 bed 1 bath w/living room/dining room, kitchen, laundry room, and a screen porch.
She then said rent is $650.oo. I asked about a deposit and she said $650 but if income
can be verified then its $325. I asked if I could see it and she asked when and I said
Wed. or Thur. afternoon and we agreed on Thursday at 3:00.
Visit Form
I met Lori, a middle aged, married white woman with short dirt blondish hair and blue
eyes. She began by telling me the house was still being worked on so I had to have an
open mind. She said the previous tenants worked for her boss and they left the house
in such a mess that it took 2 days for all the junk to be removed and put out on the
street. In the living room she said she wasn’t certain what they were going to do with it
but that they’d probably put down carpet because the wood that was already down
would be too hard to sand and everything. She then showed me the bathroom where
they had put down new tiles on the floor and said everything else still needed work.
Then she showed me the bedrooms and said the windows would be replaced. We went
to the kitchen and she pointed out the cute alcove and remarked the house had
potential, you just have to have vision. She showed me the sink that was still very dirty
and inquired as to how anyone could live like that. We then went to the rear of the
house and she showed me where the washer/dryer space was. She then showed me
the outside porch which is being fixed with netting around it and the backyard is fenced
in. There’s a big space next to the porch which she said would probably be used for a
storage area. We went back inside and talked about how much she liked the porch and
I agreed it would be nice to sit out there and read. She said she didn’t think the house
was ready to be seen because of the condition it was in but her boss told her to put it on
the market and see what happens. She said the people working on it are good and they
did a porch on a house on Yanceyville street that turned out really well. She told me to
let her know if I was interested because if so then they would get the workers on it on a
regular basis because as of right now it’s not a priority. She went to her car and gave
me her card and an application and said I could fax it to her or cal her if I had any
questions.
100
Test 4‐49
Tester B1
Pre‐Visit Call Form
I called and spoke to Juanita Hendricks (she spelled her first name). I asked if any 2 beds
were avail and she said yes. She said it had a stove, dishwasher, air conditioner, carpet,
and bay window. I asked if I could see it and she asked what my work hours are. I told
her I work mornings. She asked where I worked and I said Moses Cone. She asked what
part and I said the billing dept. We talked about how many people can’t pay a doctor so
they use the hospital as their doctor. I told her I try to be sympathetic in those
situations. I asked about the rent and she said she couldn’t remember, it’s whatever the
website said which was $580.
She told me to call her to meet and we spoke again Friday Oct. 23 and agreed to meet at
3. She told me they were right before the bridge off of 29 and to call her if I got lost.
She gave me her cell phone # and said she’d be in a black Mercury and I said I’d be in a
silver Neon.
Visit Form
I arrived at building 1723 and Mrs. Hendricks had just parked beside me. We got out
and walked over to apt. G. She was an elderly, white, married woman w/short white
hair. She showed me the outside storage area and said the dryer goes in there. We
went inside and saw the kitchen. She said there was ample room for cooking and lots of
cabinet space and invited me to look around at the cabinets. She showed me where the
washer goes inside the kitchen and showed me the pantry and the ½ bath. She pointed
out a door that separates the kitchen from the living room. We went in the living room
and she showed me the bay window, more storage space, and the coat closet. We then
went out the “front” door and she showed me the mailbox. Upstairs we went to the
main bedroom and she showed me the linen closet. We then looked at both bedrooms
and she showed me the doable closet in the master bed. From there we went upstairs
to the attic, and she pointed out the additional storage space there. When we went
back down to the master bed she asked when I was looking to move (Nov. 1st) and if it
was just me (yes). Then she said no pets are allowed and said its hard to fit a queen size
bed through the front door and I told her mine is a full. She asked me if I would fill out
an application and I asked if I could take it. She said if I wasn’t interested there was no
point in taking it and I told her I wanted to think about it. She then asked what I thought
about cable and if it was worth the price b/c she thought about getting it. We then
talked about books for a while and she told me about a bookstore on Grove St. She said
it was nice meeting me and she would be looking to hearing from me. She also
101
commented that the apt. would be convenient to my job at Moses Cone.
Tester W2
Pre‐Visit Call Form
An older lady answered the phone and after I told her why I was calling she put me on
hold. She was very abrupt and spoke over me when I tried to ask questions. I very
forcibly got my questions in. Then she started telling me directions to the property
without being prompted. She then insisted on giving me her cell phone number to
make sure that I could contact her if I “wasn’t showing up.” I assured her that I would
see her at the designated time and place.
Visit Form
Driving over to E. Cone Blvd was difficult for me since I am not familiar with the road
and I found it difficult to find the address. When it was about five minutes past the time
I was supposed to meet Ms. Hendrix, I gave her a call while I parked my care on a side
street. She told me on the phone that I was close, so I chose to walk over from where I
parked.
Ms. Hendrix was waiting for me in a huge black car in the driveway. She had to be 70,
maybe older, she rolled her window down and told me to get into the car. I agreed
expecting the property to be far away. Instead we drove up the driveway and around
the corner, only several yards. She fumbled around for an envelpe and we exited the
car and walked up to a door that was right next to the car.
The first thing she asked me is “Will it be only you?” and I said yes “just me.” We
walked first into the kitchen and she apologized for the lack of electricity. She
commented on all the storage that the kitchen has to offer. We then moved into the
living room and she first showed me the bay window. She said not to put plants on it
because the water might ruin the wood. She asked me why I was moving out and I told
her that my lease was up and I wanted more space. She responded that this place was
very spacious. As we walked upstairs she pointed out the storage under the stairs and
she showed me the master bedroom first. She opened the closet and said “Look at all
that room.” I said, “yes, that is a big closet.” She said, “Go inside!” I went inside
because I didn’t think that I had a choice. Ms. Hendrix is quite a commanding elderly
lady. At this point we walked into a smaller bedroom and she showed me the closets
and again commented on their size.
We left the bedroom to embark on another set of stairs that led to the attic. She told
me I could put all my “storage” up in this space.
102
We left the apartment and she secured all the doors. As we walked to her car she said
that I could call her if I were “serious” about the apartment. Then she started to talk
about her car and how long she owned it. She told me she had to have it repainted
once. She told me to get in that she would drive me to my car. I thanked her and got in.
She drove up the street and I got out. I told her it was nice to meet her.
103
Test 4‐56
Tester B1
Pre‐Visit Call Form
Monday, October 19 @ 4:40 I called 215‐8126 to make an appointment to see the
apartment at 1531 Ball Street. I got an answering machine so I followed the call script
for an answering machine indicating interest in the advertised apartment. I left my
name and phone Monday and nobody returned my call.
Wednesday, October 21 @10:35 I called 215‐8126 and Faye answered the call. I told
her I was interested in the apartment on Ball Street and asked could I come see it. Faye
said that she could meet me @ the apartment that afternoon. I suggested 4:30pm she
said she already had an appointment for that time and suggested 5:30pm. I agreed.
Faye asked if I needed directions I declines and said that I would be driving a red car and
she said she would be in a White Mercedes‐Benz.
Visit Form
I met Faye @ 5:30 Wednesday afternoon, (10/21). I had trouble finding the right street
but I called Faye to let her know and she gave me detailed instructions she stayed on
the phone with me until I reached the location. The apartment building had 8 units. A
for rent sign was placed on the lawn facing Ball Street. There were no other visible sign.
The apartment building appeared to be about 30‐40 years old. There were two areas
for tenant parking.
Faye appeared to be between 60‐70 years old, white female. We made out
introductions and went inside Apt. C.
Faye said there was no electric on in the apartment since it was getting dark we would
need to look quickly and talk at the same time; I agreed. The apartment was clean and
appeared to be freshly painted, the flooring throughout the apartment was wood
including the kitchen area, in the kitchen there were new cabinets, a modern sink, and
counter tops, stove and refrigerator. The kitchen was large enough to place a small
kitchen table and chairs in it. All the windows in the apartment had white mini‐blinds
for window covering. The apartment had two entrances, the front door and a kitchen
door in the rear of the apartment that led to a small concrete porch. Down the short
hallway was a bathroom and two bedrooms. Both bedrooms had small closets and one
window in each room and appeared to be equal in size. The small backyard of the
apartments each unit had garbage and recycling cans. I asked if garbage collection was
included in the rent and Faye said Yes. But everything else (electric and water) was not.
104
Both the front and back yard were well kept.
Faye said that if I was interested in renting Apt. C it might be possible for the owner to
offer a special dealt of one month free if I signed a 16 month lease instead of a 12
month lease. Faye said that the owner wanted the tenant during the winter months
because it was better for the apartment complex to be full. I asked was there a waiting
list and she said no in fact another apartment was empty but it was not ready to be
seen, it was not cleaned and still had the prior tenants stuff in it. Faye said if I liked the
location of the other apartment (it was a end closer ot the parking lot) that I could see it
the next day after it was cleaned out. I told her I would think about Apt. C and if I
needed to see Apt A, I would let her know. Faye suggested I take an application just in
case I wanted to act on renting either of the apartments and she gave me another
phone number 854‐7791 to call her on if I did not get an answer on her cell number.
Faye and I were parked in two different parking lots so we said good‐byes. I got into my
car at 6:20pm.
Tester W5
Pre‐Visit Call Form
I called at 2:53 pm on Friday, October 23, 2009. The number dialed was 336‐215‐8126.
The phone was answered by a woman named Faye. She identified only herself, no
property management name was mentioned. I said I was calling about the apartment
on Ball Street. She said its’ a two bedroom, one bath apartment. I asked if its still
available. She said yes, there’s a $250 deposit, a $35 application fee for running “a
check”, rent is $575 a month but “he said something about making it $550 for any
qualifying individual that can move in by November 1.” She asked when I’d like to move
in. I said November 1. She said they’d make it $550 then and would maybe knock $100
off the first month to help me get moved in. She said she could show it to me this
afternoon if I wanted to see it. I asked what time. She said she could meet me a little
after 6. I suggested 6:15. She said that’s fine and asked whether I knew where Ball St is.
I told her I’d look it up online. She told me to turn onto Boone Street before I get to the
apartment and to park in a gravel lot there. She told me she drives a white Mercedes
and would be waiting for me in that parking lot. I told her I’d see her then and there.
She asked my name and said to call her if anything comes up and I won’t be able to
meet her. We ended the conversation.
Visit Form
I arrived at 1513 Ball Stree in Greensboro, NC at 6:13pm on Friday, October 23, 2009. I
had been instructed to meet Faye in a gravel parking lot off of Boone Street that was
adjacent to the apartment building. Once I found this lot, I parked and waited. Ten
minutes passed. I called Faye to see if she still planned to meet me. She seemed
105
disoriented when she answered the phone. She said she had gotten sick a while ago
and she was glad I’d called her. I asked about her sickness to try and determine if it was
wise for me to meet her. She said she’d gotten busy and forgotten to eat and that made
her feel sick. She said she felt alright now and lived only five minutes away. She said
she could be there in five or six minutes. I agreed to wait for her. At 6:35 pm I got in my
car to leave as she had not yet shown up. Just as I started my engine, I noticed a white
Mercedes pull into Boone Street. I cut off my engine and got out of my car. Faye
stepped out of her car apologizing for forgetting about me. She said she never forgets
people. Faye was an older woman, early 60’s perhaps, white, bleach‐blonde, wore lots
of make‐up that was too dark for her complexion and she wore clothes that were for a
woman 20 years younger – tight Capri pants, a low‐cut, tight blouse, and cheap jewelry.
She continued to describe how she’d gotten sick from hunger and dehydration as she
walked me over to the unit to view. As she unlocked the door she explained that the
electricity was off – “he cuts it on in the day, then off at night.” I did not ask who “he”
is. I walked into a dark apartment, barely able to make out the details of it. She told me
that the cabinets in the kitchen are pretty new and the countertop is a nice green. She
pointed out the hardwood floors as she led me to the first bedroom. She told me that
“he’d” done a lot of work in the bathroom. I could tell the ceramic tile on the wall was
in pretty good condition but it was too dark to garner much else. She led me to the
master bedroom, which she described as enormous. She emphasized the hardwood
floors, showed me a tiny storage closet, and said that for $550 it was a nice little place.
She said it’s all electric with central heat and air. I asked whether any other units were
available. She said the man in “D” had gotten sick and had to have surgery. She said no
one’s living in “D” but he’s not going to come and get his stuff so they’ve got to clean all
that stuff out of there and clean the place up. She said it’s just like this (unit “c”) and
asked if I’d rather have the unit on the end. I told her no, I was just curious. I asked if
this was the only property she has or if she has others. She said she has others but
nothing was available. She said they have a house in the Pamona area that’s coming
available. She said its central heat, gas heat and air. She thinks it rents for $650. I told
her that’s still in my price range. She asked if I knew where Pamona is. I told her no.
She gave me directions and told me the address of the house is 1010 Watkins Street. I
returned to discussion of the apartment on Ball St. I confirmed that she needs a $250
deposit and that the lease is for one year. I asked where I would go to fill out an
application – where is her office. She said she works from her home. I asked if I could
come to her house to fill out an application. She said I could if I wanted to, or she could
meet me “back here” – meaning at 1513 Ball Street. I told her I might like to have a look
at this unit in the daylight hours or with the electricity on. She said she could probably
show it to me tomorrow (10/24/09) at 4:30pm. I told her that I would call if I decided to
do that. She said that would be fine. I asked about washer/dryer connections. She said
there are none. I asked about there the closest laundromat is. She didn’t know. I
commented that the neighborhood seemed quite tonight. She said everyone there
pretty mush stays to themselves. I thanked her for showing me the place. She said she
could show it to me again tomorrow at about 4:30, that it should still be “good and
light” at that time and that she would try not to get sick again – she’d try not to go
106
without eating. She said she doesn’t do well without eating something, that she’d
gotten busy and didn’t even drink anything. She thinks she got dehydrated. I told her to
take care of herself and that I’d call if I could come back to see the place the next day. I
left the parking lot on Boone Street at 6:45 pm. (Before I got into my car, Faye asked if
she had told me that they would knock $100 off the rent. I said she had mentioned that
possibility on the phone. She said “he” said it was ok and she gave me the thumb’s up.)
107
108
Cumulative
Frequency Percent Valid Percent Percent
109
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
110
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
111
Duration of Visit
Cumulative
Frequency Percent Valid Percent Percent
112
14. How many minutes did you wait to meet with someone?
Cumulative
Frequency Percent Valid Percent Percent
113
1. c. Rent
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
114
InpectionRentSame
Cumulative
Frequency Percent Valid Percent Percent
115
Cumulative
Frequency Percent Valid Percent Percent
116
Cumulative
Frequency Percent Valid Percent Percent
117
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
118
30. a. Application
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
30. c. Deposit
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
119
30. d. Lease
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
31. Did the agent say you were not qualified to rent a unit?
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
120
38. Did the agent make any of the following comments regarding your qualifications to rent?
Cumulative
Frequency Percent Valid Percent Percent
39. Did the agent suggest that you consider a different rental complex or
building than the one in the ad?
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
121
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
24. Were you told a credit check is necessary before renting a unit?
Cumulative
Frequency Percent Valid Percent Percent
25. Were you told a criminal background check is necessary before renting
a unit?
Cumulative
Frequency Percent Valid Percent Percent
122
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
c. Your income
Cumulative
Frequency Percent Valid Percent Percent
123
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
f. Your occupation
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
124
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
32. Were you referred to any other location or organization for housing?
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
125
33. Did the agent say anything about the complex, the tenants, units, etc?
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
34. Were there any equal housing signs visible on the premises?
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
126
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
35. c. Religion?
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
127
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
128
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
37. Were you given any information in a written form such as a guest log, etc?
Cumulative
Frequency Percent Valid Percent Percent
Total 36 100.0
129
Participants
130
Frequency Table
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
131
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
132
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
133
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
134
Cumulative
Frequency Percent Valid Percent Percent
Cumulative
Frequency Percent Valid Percent Percent
135
Have you ever been unfairly prevented from moving into a neighborhood because a landlord refused to
rent you a house or apartment?
Cumulative
Frequency Percent Valid Percent Percent
Have you ever moved into a house or apartment wher the landlord made life difficult for your or your
family?
Cumulative
Frequency Percent Valid Percent Percent
136
Have you ever been charged more for rent than your neighbors for the same apartment?
Cumulative
Frequency Percent Valid Percent Percent
Have you ever been charged more for a deposit than your neighbors for the same apartment?
Cumulative
Frequency Percent Valid Percent Percent
137
Cumulative
Frequency Percent Valid Percent Percent
Have you ever been eveicted from an apartment for non-payment of rent?
Cumulative
Frequency Percent Valid Percent Percent
138
Have you ever been evicted from an apartment for any other reason?
Cumulative
Frequency Percent Valid Percent Percent
Do you feel that a landlord has ever treated you differently from other tenants because you are an
immigrant?
Cumulative
Frequency Percent Valid Percent Percent
139
Cumulative
Frequency Percent Valid Percent Percent
Sex
Cumulative
Frequency Percent Valid Percent Percent
140
Year born
Cumulative
Frequency Percent Valid Percent Percent
Country of origin
Cumulative
Frequency Percent Valid Percent Percent
141
Country of origin
Cumulative
Frequency Percent Valid Percent Percent
72 76.6 76.6 76.6
Marital Status
Cumulative
Frequency Percent Valid Percent Percent
142
Working
Cumulative
Frequency Percent Valid Percent Percent
143