Over 80 Charlestowne North tenants filled the Greenbelt Library auditorium on Saturday, January 13 to meet with city staff; city, county and state elected officials and community legal advisors. The apartment complex has been plagued with health, safety and security issues since an ownership change in January 2023 (see News Review issues for September 14, 2023, and January 11, 2024). Dozens of code violations and unaddressed citations have cost the property its rental license. Meeting topics included city code enforcement actions, pending court cases, engaging the Maryland Attorney General and pursuing receivership for the property. Tenants expressed frustration with deteriorated living conditions affecting their health, safety and well-being.
City Manager Josué Salmerón said the city’s goal is to fix deficiencies and restore residents’ quality of life. Legal activity and options include issuance of code citations by the city, exploring receivership (already requested of the Prince George’s County State’s Attorney) and tenant actions, including rent escrow cases and civil suits.
Code Enforcement
Salmerón and Community Development Director Terri Hruby described over 87 violations, submitted to Maryland District Court beginning in November 2023. The first court case, Maryland vs. Charlestowne North Holding Company LLC, will be tried on January 17. Tenants may testify. Salmerón, Hruby and City Inspector Gilberto Cabrera said the judge could double fines and authorize the city to make repairs at owner cost. Repairs by the city would require city funds, followed by repayment liens on the owner. Salmerón and Cabrera said the city will make repair decisions carefully, considering resident impact and urgency, since the cost and extent of repairs are unpredictable.
Hruby assured tenants that the city will not renew the rental license until all violations are addressed, and noted unlicensed landlords cannot collect rent. Meanwhile, tenants should continue reporting building issues to help build evidence.
Shell Company Ownership
Maryland property records list the owner as Charlestowne North Holding Company LLC, recently identified as connected to Weiss Property Group, which both have the same New York address, as does Livingo (Charlestowne North’s property management company, represented at the meeting by employee Ginger Reid). Hruby said the city contacted the Weiss Property Group owner on January 12. New Jersey courts, according to local reporting, recently foreclosed a Weiss-owned, Livingo-managed apartment building.
Potential Receivership
Salmerón is in contact with the lender in case of foreclosure actions, because the owner’s mortgage is delinquent. He reassured tenants concerned about receivership, explaining that a court-assigned receiver could operate the property until the current owner or a new owner is operating legally.
Call for AG Action
To residents calling for action by Maryland Attorney General (AG) Anthony Brown, Salmerón explained they must first file a consumer complaint, without which the AG cannot discuss any investigation. Cabrera emphasized that the AG has authority that the city does not for tenant challenges such as billing complaints.
Tenants reported difficulty individually completing the complex AG complaint form. Resident Wanda Darden proposed submitting one form with multiple signatures. State Delegate Ashanti Martinez said city, county and state governments “are working to move this forward.”
Tenant Rights
Since the rental license expired August 31, 2023, tenants need not pay rent or fear eviction, advised Attorney Miriam Rhoden of Community Legal Services of Prince George’s County. Rhoden said tenants may create court rent escrow accounts, which usually require issues affecting health, safety or well-being in their own units. Tenants argued that building-wide issues (mold, unlocked building doors and an uncertified elevator) affect all residents. Rhoden also advised residents to keep receipts for repairs or damages. When asked about civil or class-action suits, Rhoden recommended they consult the Maryland Court Help Centers.
Austin Asaahtong of CASA of Maryland suggested forming a tenant union. CASA plans another meeting with interested tenants.
Tenant Robin Houston suggested purchasing the building for affordable housing and senior housing in Greenbelt.
City Committed
Salmerón said, “The city will exercise all authority we have. We will harass whoever we have to harass.” Many residents said they appreciated the official efforts; others were skeptical or unsure.
Resident Kyle Peterson said he’s “flabbergasted to hear you say you’re on our side,” given the unimproved conditions. Salmerón reiterated the city’s focus on restoring the building without making tenants ‒ who tell him they love the building and want to stay ‒ vacate. Condemning the building, he said, is “good for no one, especially residents.” Tenant Hannah Gould acknowledged that “it’s a process.”
Without maintenance contractors, another tenant asked about elderly residents falling in the event of snow and ice. Rhoden said injured tenants may sue the landlord, but naturally, residents want safety.
Gould, who found the meeting helpful, was glad to hear of city, county and state legal actions. She said, “Whatever we do as individuals really adds to the strength of a case against the landlord,” so she supports continuing to document violations and submitting an AG complaint, and believes a tenant association will provide a stronger voice. She said she chooses to remain optimistic.