Issue 127: The Waterfront Project
Plus, an extended ICYMI, featuring political intrigue and cocktail recommendations!
Hello and good morning! Today I have an interview with the folks at The Waterfront Project, and then an extended ICYMI with lots of things you might find of interest. I hope you have a wonderful rest of your Sunday and as always, thank you for reading. — Amy
Speaking with The Waterfront Project
This holiday season, I wanted to really highlight a number of local organizations that need your support, in case you are looking for a place for charitable giving (also to show off the very best of our community!). I can only highlight a few, so I wanted to really highlight the best — the local orgs that I know are doing tremendous work and have really helped so many different people over time, consistently.
One of the things I often have people reach out about is pro bono legal help with landlord disputes. Providing that help for us here in Jersey City is The Waterfront Project (WFP), a small non-profit that counsels hundreds of tenants every year and tries to resolve situations so they can stay in their homes. Taking a multifaceted approach that looks at not only issues like gentrification and rising rents but other factors that feature into people being losing their homes — partner abuse, apartments that need repair, issues with SSI and other government agencies, and the like.
I spoke with Carol Sainthilaire, Lissette Diaz, and Kayla Zimmer via email to find out more about the mission of WFP. This interview is long, and has only been very lightly edited for space and clarity. But I really wanted the folks who work at WFP to have a chance to really explain what they do, and because it is so multifaceted, that takes a while to unpack. But I really think it’s important to really dig in and understand what a tricky and complicated issue this group is trying to help with — evictions and displacement can take many different forms, and there is no one approach to help everyone. WFP needs to be like a Swiss Army knife to really address how many different issues may be in play, and they do that with a very small staff attending to many people.
Can you explain what The Waterfront Project does?
The Waterfront Project (WFP) is a dedicated 501c3 nonprofit organization based in Jersey City, NJ. Our primary mission is to prevent homelessness, preserve affordable housing, and promote neighborhood stability in Hudson, Bergen, and Union Counties. As a nonprofit legal clinic and HUD-certified counseling agency, we provide free legal and housing counseling services to low-income tenants and homeowners.
Founded in 2013, WFP is committed to creating positive change and making a significant difference in the lives of those who need it most. Our services are tailored to empower and support our community members, ensuring they have access to the resources and legal assistance necessary to protect their housing rights.
Homeownership and Foreclosure Prevention: Housing Counselors provide aspiring homeowners with HUD approved First Time Homebuyer Education and HUD Certified Counseling where they help them become familiar with the homebuying process, determine if homeownership is right for them, assess and discuss finances and affordability and empower them to make informed decisions. We also assist homeowners in default or at risk of foreclosure by helping them navigate the process, understand their rights, identify available options, provide advice and resources to help decide alternatives that will help them remain in the property whenever possible.
Housing Counseling: WFP HUD-Certified Housing Counselors assist with repairs issues, rent increases, rental assistance referrals, Notices to Cease and Quit, and security deposit issues. We also provide financial capability counseling, where our counselors help you create a household budget. Our goal is to continue to empower individuals with financial education and coaching.
Eviction Diversion: The Comprehensive Eviction Diversion program is to assist tenants across Bergen, Hudson, and Union County with eviction proceedings by providing connections to vital resources that help families remain housed. The program utilizes three pillars of support: Case management/resource navigation, legal representation/advice, and flexible rental assistance. The Eviction Diversion program at WFP ultimately meets tenants’ where they are by conducting outreach through the administrative office of the courts once the eviction docket is filed, and providing in-depth
case management until that docket is resolved.
Legal Assistance (tenant/landlord): WFP staff attorneys provide civil legal services to tenants by providing legal representation in Landlord-Tenant Court. WFP also provides legal representation before the Rent Leveling Boards throughout Hudson County. Their mission is to prevent homelessness and preserve safe, stable housing for low- & -moderate-income tenants. They also assist with community education and outreach.
Survivor Project: WFP’s Survivor Project provides legal advocacy and representation to survivors of sexual assault throughout New Jersey as they navigate legal systems and court processes. Our attorneys assist survivors with restraining orders under the Prevention of Domestic Violence Act and orders of protection under the Sexual Assault Survivor Protection Act. We also provide representation in child custody matters for survivors with active restraining orders, Title IX matters, VCCO (Victims of Crime Compensation Office) appeals, and advocacy in the criminal courts. At Waterfront, we
believe that every survivor’s voice deserves to be heard, and we are committed to making this a reality.
How big is your office?
We have a staff of 29. Our staff reflect the communities we serve and most staff have lived experience.
Legal: 9
HUD-Certified Housing Counselors: 8
Resource Navigators: 6
Intake: 4
Administrative: 2
How many calls do you get in each day/week?
On average, we receive 31 calls/day or 86 calls/week with some notable outliers.
What sort of issues do you see tenants dealing with in Jersey City? I know eviction is the big issue that gets a lot of attention, but are there other issues that are not quite at that level but still affect tenants in our city?
While eviction is a significant and visible issue, there are several other challenges that tenants in Jersey City face. As a HUD-Certified Housing Counseling agency working with tenants in Jersey City, WFP encounters a range of issues beyond evictions that significantly impact the lives of tenants, particularly those in low-income brackets. These issues often compound the challenges they face in securing and maintaining stable, affordable housing. Here are some of the key issues:
Substandard Living Conditions: Many tenants endure substandard living conditions. This includes issues like inadequate heating, plumbing problems, pest infestations, and structural hazards. Landlords sometimes neglect these issues, especially in lower-income neighborhoods, impacting the health and safety of tenants.
Landlord Harassment: We frequently see cases of landlord harassment, where landlords employ various tactics to pressure tenants to vacate their units. This can include illegal lockouts, utility shutoffs, refusal to perform necessary repairs, and even verbal or physical intimidation. Often, this harassment is aimed at displacing long-term, low-income tenants to renovate units and rent them at higher rates.
Unconscionable Rent Increases: In areas without rent control, tenants may face steep and sudden rent hikes, which can be financially crippling. These increases are sometimes used as a strategy to force out current tenants, making way for higher-paying ones, contributing to the gentrification of the neighborhood.
Lack of Affordable Housing Options: There is a growing shortage of affordable housing in Jersey City. This scarcity forces many tenants to accept subpar living conditions or locations far from their workplaces or social support systems.
Gentrification and Displacement: The rapid development and gentrification in parts of Jersey City is leading to displacement of long-term residents. This often results in a loss of community ties and support networks, which are crucial for low-income families.
Addressing these issues requires a multifaceted approach, including legal support, policy advocacy, tenant education, and the expansion of affordable housing initiatives. Our role involves not only assisting tenants in navigating these challenges but also advocating for systemic changes to improve housing conditions and affordability in Jersey City.
What sort of information do you wish tenants had to best advocate for themselves?
It's crucial for tenants to be informed about their rights and responsibilities. Knowledge is power and understanding the specifics of tenant-landlord laws in New Jersey can significantly empower tenants. This includes knowing the legal process for evictions, their rights regarding safe and habitable living conditions, and the procedures for addressing issues like rent increases or security deposit returns. Additionally, being aware of resources available for legal assistance, such as The Waterfront Project, can provide tenants with the necessary tools to effectively advocate for themselves. We also encourage tenants to engage in community networks for support and to stay informed about local housing policies and developments.
The Waterfront Project Executive Team wishes tenants were more informed about the following key areas to better advocate for themselves:
Illegal Evictions: Tenants should know that the only person that could evict them from their unit is a judge. Unfortunately, many landlords perform illegal lockouts and without the knowledge of proper procedure, tenants end up homeless.
Illegal Units: Tenants may accept uninhabitable units without knowing they are illegal because they are more affordable. Once a unit is deemed illegal, often the tenant has a right to relocation funds. Many do not know that, so they just leave.
Understanding of Lease Agreements: Tenants should thoroughly understand their lease agreements, including terms, conditions, and their rights and responsibilities. This knowledge is crucial in preventing misunderstandings that could lead to disputes or eviction proceedings.
Knowledge of Tenant Rights: Tenants should be aware of their legal rights, such as the right to a habitable living environment, the right to privacy, and protections against unlawful evictions. Understanding these rights can empower tenants to stand up against unfair practices by landlords.
Documentation Skills: Keeping detailed records of all communications with landlords, including requests for repairs, complaints, notices received, and any other relevant interactions. Documentation can be crucial in legal proceedings.
Timely Access to Legal Resources: Awareness of available legal resources, including pro bono legal services, tenant advocacy groups, and community legal clinics, is essential. Seeking help the moment you get a notice can make a significant difference in effectively responding to an eviction notice.
Remember, we're here to help our community, no one should ever hesitate to reach out if us if they need some guidance or support!
I asked the Waterfront Project for a few client stories that they could share, and here’s a few. I picked them from the list that they sent, because I think it shows that WFP does so much more than just appear alongside tenants in court (although that is also certainly a lot):
A single mother from Bayonne came to The Waterfront Project after the landlord served her with a rent increase that she could not afford and did not feel was reasonable due to repairs needed in the apartment. A WFP Housing Counselor negotiated a lower rent increase and brought the needed repairs to the landlord's attention which he corrected.
After enduring verbal and emotional abuse from their spouse, a mother and her young son came to The Waterfront Project looking to flee domestic violence. WFP’s Housing Director was able to secure safe housing and relocation funds. The client moved into the new apartment with her son, and they are currently living in a safe and healthy environment.
Client is an elderly deaf and disabled woman who needed to leave her residence by the given deadline or her whole family would have lost their housing stability and voucher. A WFP Housing Counselor worked hard at identifying several units for the family within the time frame. A WFP Housing Counselor also assisted the client with the new unit transition.
The Waterfront Project does great work! I hope you’ll consider them for your charitable giving this year, and if you know anyone struggling with housing, they can really help. I’m so glad they’re part of our community and do the great work they do.
ICYMI
Parents of young children in the JCPS system received a letter last week stating that funding was being cut for pre-k in our area. It’s been incredibly difficult to find out exactly what is happening and why — reporters I talked to to try and find out more were all still waiting for calls back from different NJ state agencies, even days later — but in the meantime, Hudson County Commissioner/mayor’s race hopeful Bill O’Dea has sponsored a resolution calling for return of the funding and there is a petition in support of it. Regardless of who you’re supporting for mayor (or even if, like a normal person, you’ve barely even considered the question), I think the petition is a good thing to at least take a look at and consider signing.
A Jersey City 911 dispatcher who has worked for the agency for over 17 years was arrested for one count of computer criminal activity, for allegedly leaking documents to the press. The document in question relates to a car crash involving Mayor Fulop’s vehicle back in July. (Did this woman really have to be arrested? I get that it’s illegal to steal documents to give to the press and she should probably lose her job, but — arrested? I knew eventually JC would have its very own Julian Assange/Reality Winner-type leaker, but I didn’t really think it would come down to documents regarding such a minor incident overall. I mean, the details of that crash are hardly state secrets or anything where sharing the info put someone’s life in danger. Seems a little much to me to haul this woman into jail.)
Interesting story from the JC Times about the Pompidou. Is the Pompidou really coming to JC? Is it now going to cost $16million a year? What on earth is happening? “Seeking the city’s financial plan for the museum, the Jersey City Times filed an Open Public Records request with the Jersey City Redevelopment Authority, which is overseeing the project. In response, the JCRA produced the heavily redacted “Centre Pompidou x Phase 1 Report.” Of its 47 pages, 23 were completely blacked out or “redacted,” including two sections titled “Governance and Funding.” It is unknown whether the redacted material includes the projected cost of running the museum.”
Senior Auditor for Jersey City (and former mayor who “was indicted for mail fraud, bank fraud, tax evasion, making false statements to the IRS, and failure to file taxes” according to his Wikipedia page) Jerry McCann has been placed on paid leave while the city investigates if he was campaigning for Jim McGreevey on city time. This article, detailing the suspension, is definitely worth reading. McCann is definitely one of the more uh, colorful characters in Hudson County politics and this article, with lots of comments from him, does not disappoint.
The Museum of Jersey City History has an exhibition about the legacy of Frank Hague opening today. There’s not too much info available, but head on over to their website to see what’s there, and note the hours/days the museum is open (they’re on a limited schedule currently).
JCMAS and Sustainable JC have teamed up for a fundraiser! Come through to SJC’s Green Drinks event, at Emma’s in Journal Square, Dec 6th at 6:30pm. Live music, raffles, trivia, and more! Bring a donation or order via the JCMAS registry.
Lastly, Bar Alyce (part of Cafe Alyce) has rolled out their specialty cocktail menu and I have sampled all of the currently available choices, for — you know — journalistic purposes. The Jersey Kimchi one is really interesting — not first date fare to be sure, as it leaves behind a mouthful of garlic flavor — savory and delicious. Yum. (You can also get the Old Fashioned finished with bacon fat… not something I personally would choose to do, but I hear it’s good if you like that sort of thing.)
