The days of cash cow student rentals and lax enforcement of the Storrs Mansfield 3-person maximum in University area rentals may be coming to an end shortly if Mansfield Neighborhood Preservation, a grassroots Facebook group with currently 181 members has their way. The group was founded by Rebecca Shafer & Bill Roe, longtime residents of Mansfield who watched in horror as an investor bought a neighboring property on their quiet side street in Mansfield Center and promptly converted it to a student rental with 5 occupants. Although they were eventually successful in getting the owner to comply with the zoning regulations and reduce the tenancy to 3 occupants, they realized that some other homeowners weren’t so fortunate in other neighborhoods around the University. Several of these neighborhoods have been experiencing an uptick in real estate investors buying up single family residential homes, renting to students or transient families and impacting the quality of life for long-time residents with increased noise, traffic, garbage, and cars parked on lawns and roads.
They also raise an interesting question regarding the establishment of what they feel is effectively operating a business in a residential zone−does an in-town or out-of-town investor who purchases a property solely to make money with no intention of residing or participating in the community and engaging in rental practices that evade the enforcement of zoning regulations constitute a commercial venture that runs afoul of residential zoning ordinances?
The group has two goals:
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Reduce the density of rentals in neighborhoods
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Convert existing rentals back to single family homes
I fear that for some of these neighborhoods− as the rental ratio increases −the likelihood of selling to a young family is not favorable unless a dramatic shift takes place at the town level as UConn increases its enrollment and muscle in Mansfield without sufficient resources and housing. The group agrees that the town seems to have little at their disposal by way of meaningful and financially impactful enforcement and this has to change. The fines are minimal at best especially in view of the per student fees many landlords are collecting−the fees are a minor nuisance and a small price to pay for lucrative campus rental properties.
However, as local realtors, residents and participants in the local economy, we can assist in the effort to deter indifferent landlords or investors by emphasizing the 3 unrelated person maximum in rental property and not using investor-enticing language in our property descriptions or advertising. We are restricted by state law from describing something as “family-friendly”, “quiet family neighborhood”, “no students please” or other discriminatory language but we can promote the cultural and educational perks of living in an area with a University campus nearby: quality childcare, quality schools, cultural events, a community center, summer camps, a large network of parks and trails, a skate park, Storrs Adventure Park, a good walk-score, a low crime rate, and a sense of community that both long-time residents and new families can share.
I was invited to meet with the group last night as a local real estate broker and participant in some of the listings and sales that have resulted in non-owner occupied single family homes in the area.
I was more than happy to attend and share ideas about what we can do as local realtors, friends and neighbors to address the transformation that is taking place in some of our local neighborhoods and threatening others. While we also appreciate the business of our investor clients and that our fiduciary responsibly lies with getting our sellers the best price for their property, perhaps we can be more thorough and candid when showing properties to a buyer whose intent is solely to rent to students by warning them that one−the zoning regulations will be stringently enforced (3 unrelated tenants max) with significant financial penalties for violations and secondly− that this neighborhood is active in the Mansfield Neighborhood Preservation group and they can expect a watchful eye on the use and maintenance of the property and increased pressure for compliance and good behavior by the tenants. That information alone may be sufficient to discourage even the most ardent of suitors.
Lastly, I do have a recommendation for residents who have an elderly neighbor who is likely to be giving up their home and moving in with family or assisted living: talk to them about their plans. If they care about the character of the neighborhood, as most do, you could induce a sale before it is listed by a real estate company or falls into the hands of heirs that are simply interested in liquidating the property to settle the estate. Do you know anyone who may be interested in moving into your neighborhood and helping you maintain a safe, walkable and connected neighborhood of like-minded homeowners? Tell them you may have just the place! The issues of seller and buyer representation in a situation like this can be managed without listing the property in the MLS and making it publicly available for sale to investors and non-investors. They say you can’t choose your family or your neighbors. But what if you could? Paradise.
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