The HOUSING Court- and YOU! Lorain Part One
I have, for more years than I care to remember, bitched and moaned about the deteriorating homes and neighborhoods in this, Lorain’s oldest neighborhoods.
Beautiful large family homes , homes built for the entrepreneurs of Lorain’s past becoming cut up transient housing , bastardized by owners for more income.
I have written about the banks and what I consider to be bank dumps adding to the loss of value to the surrounding properties.
I have written about Point of Sale which came into being January 1st 2014.It was and is a program for which, I believe, will help other Lorain neighborhoods from falling into the desperate housing situation this old neighborhood faces every day.
Point of Sale “should’ve been ” about protecting the buyer of a home, making sure the home was safe for a family –
helping stabilize neighborhoods from frankly, becoming what we in “old Lorain have to deal with – rotting homes used and abused , sold on until they have to be torn down! BUT THERE HAS TO BE SOME ACCOUNTABILITY ON THE JUDICIAL END !
When Point of Sale is followed correctly the city benefits, the seller knows they are selling a home that is worthy and the buyer knows the home meets codes- no surprises!
I have written about the legacy left to Lorain by multi- property owners that are now deceased, literally hundreds of properties that were and are a disgrace now on the chopping block to be razed at taxpayers expense.
The theory of Point of Sale was, according to at least one newspaper account, The Chronicle
” Sales would be blocked until repairs are made and failure to make repairs could result in first-degree misdemeanor convictions and up to six months imprisonment, a $1,000 fine or both.”
That in fact is NOT what is happening when Point of Sale is not followed – Sales are NOT being blocked – those that do not go through Point of Sale have not had any of their “sales” blocked – they happen and the process is retroactive.
Should these home not go through Point of Sale the last step is Lorain’s Housing Court ! How many I wonder will be receiving the up to $1,000 fine and/or a possible 6 months in jail?
I attended two housing courts in a month- August 12th and September 9th to say I was, as a lay person, less than impressed with the system is an understatement. I will deal with the over all impression in Part two.
My concern in this post is the example of at least one group of holding, property companies that seemingly play the system and apparently “non- accountability”
In the above post linked, you will see the Poster Child of Point of Sale and the cry by those in opposition to Point of Sale NO ONE WILL BUY THIS HOME BECAUSE THERE IS A RECORD AMOUNT ESCROW REQUIREMENT $45,750.00
HA!the house sat there owned by Fannie Mae until it transferred quietly to Kaja Holdings LLC .
You will see in that self- same post Kaja Holdings is part and parcel of a number of other LLC’s coming under an umbrella of Vision Properties .
Of those properties ( which includes vacant land) 9 homes were purchased AFTER POINT OF SALE January 1st 2014. How many of those actually went through Point of Sale??? Certainly NOT our Poster Child House, 1348 West Erie.
After I wrote that post , on August 5th I noticed that one homeowner in Lorain was cited for his outdoor showroom. He was found guilty and the terrible punishment after 4 YEARS of citations and a plethora of lawnmowers $150.00 and court costs.
That fact sent me finally to the last bastion of defense citizens have in this Inspection/ Citation/Court process. Lorain’s Housing Court!
The City of Lorain relies upon our Law Dept. to prosecute ( the two days I went, the Prosecutor was Joe La Veck ) the Lorain Building Dept. acts for the city ; for the most part defendants act for themselves. Groups and banks tend to have attorneys who go first on the docket – so it seemed to me anyway.
I initially went to the court on August 12th to watch the process and I will write about the “process of the court” in a follow-up post .
In the meantime on August 12th 2015 who was up front and center – Kaja Holdings 2
Those discerning readers will see that of the 9 homes in Lorain owned by Kaja Holdings ( please note there is a back story to 4132 Fulton)
SIX of those properties listed as belonging to Kaja Holdings 2 on the County Auditors site were before the Judge on August 12th 2015 – And of that same list of properties owned were purchased AFTER Point of Sale January 1st 2014.
1739 W. 19t – seller to Kaja Federal National Mortgage 11/12/2014
1348 West Erie- seller to Kaja Federal National Mortgage 2/3/15
2027 E 31st St – seller to Kaja – Deutsche Bank 9/30/14
4132 Fulton – seller to Kaja Federal National Mortgage-1/22/14
1719 Hamilton- seller to Kaja – Federal National Mortgage 11/12/14
700 W 17th- seller Bank NY Mellon Trust – 3/23/2015
SURPRISE! SURPRISE who sold these properties to Kaja Holdings OH YES!!! the BANKS!!!!!
I have yet to have confirmed if some of them received a Certificate of Inspection going through Point of Sale.
Although the Poster Child of Point of Sale was confirmed as not having gone through Point of Sale as well as 329 Hamilton Avenue( from yet another bank and a rent to own sign) which also shares the same address as Kaja Holdings/ Vision Properties – in fact they have any number of LLC’s and I just scratched the surface
Yes! that is correct another LLC using the same address as the purchaser of 1348 West Erie Address: RVFM 11 SERIES LLC
16 BERRYHILL RD COLUMBIA, SC 29210
Two of Kaja Holdings properties ( August 12th) were lacking a Certificate of Inspection
purchased or transferred by those pesky banks – after Point of Sale
1719- Hamilton– (sold for ZERO dollars according to the Auditors site)
Unfortunately, for one family I met in court on September 9th they had taken Kaja Holdings up on their offer as seen in an advertising sign put on the grass at 4132 Fulton – Lorain – This home was also one of those Fannie Mae ( Federal National Mortgage) transfers for Zero dollars.
they can be found on the net easy enough http://www.housinglist.com/rent-to-own/oh/lorain#listings
In the POS ordinance found here
Apparently a fact lost on the Shaffers who thought they were purchasing this home. The home had various violations cited before the court on August 12th
4132 Fulton – seller to Kaja Holding 2 Federal National Mortgage-1/22/14
( court complaint August 12th 2015)
307.1 accumulation of rubbish
302.7 Accessory structures
302.9 defacement of property
304.7 Roofs and drainage
304.13 window skylight and door frames
It was extremely difficult to hear either the attorney for Kaja Holdings,Jaing, Lei or Judge Cook on August 12th. In fact I was unable to hear the outcome of any of the properties brought forward from the previous month by Judge Cook.
As of writing, I have not had a reply to my query as the outcomes, but from what I was able to hear no one was found GUILTY from that grouping represented by Jaing, Lei .
Judge Cook – August 12th court– did raise his voice somewhat at one chap who was there for another of Kaja Holdings properties – about putting out a Bench warrant for the CEO of Kaja – can’t say what happened there either – he was given another month. What I can say is he wasn’t there on September 9th – Maybe that property was then being represented by Jaing, Lei- I couldn’t tell you.
From what I could gather that day of August 12th the attorney Jaing, Lei was given another court date of September 9th to remedy and or update the situation.
Back to 4132 Fulton and the Shaffers
PLEASE NOTE Attorney Jiang, Lei was representing KAJA HOLDINGS and in fact was still representing KAJA HOLDINGS ON SEPTEMBER 9TH.. for 4132 Fulton . The Shaffers ( whose water and garbage were cut off) are going through an eviction process – and it will be in JUDGE COOKS COURT -2015CVG01790 CASE IS SET FOR A F.E.D. HEARING ON Sep 14 2015 1:00PM IN FRONT OF COOK, D CHRIS !
It seems “now” that Kaja Holdings now, has decided to evict the Shaffer family from 4132 Fulton-
You will see in this court docket Judge Cook the plaintiff is VISION PROPERTIES for 4132 Fulton NOT KAJA Holdings although the address is the same – Two courts- two different companies, same address and same attorney and the same Judge.
JIANG, LEI ATTORNEY $0.00
CALABRESE, MARTHA MAXINE DEFENDANT 4132 FULTON ROAD LORAIN OHIO 44055 $0.00
VISION PROPERTY MANAGEMENT, LLC PLAINTIFF $0.00
SHAFFER, HARRISON BRADFORD DEFENDANT 4132 FULTON ROAD LORAIN OHIO 44055 $0.00
On September 9th Attorney Jaing, Lei and presumably the contractor for Kaja Holdings were in front of the Judge AGAIN THE CONVERSATION WAS INAUDIBLE but it sounded as though the case for 4132 Fulton was “Dismissed “
No surely not – but as I have no confirmation from the Law Dept as to what happened at the time of publication I am left in the dark!
I did hear 1323 Lexington had nothing done (Kaja Holdings) – again I could not hear the outcome –
The “approach the bench” style of judgement was not conducive to this taxpayer’s ears and since no follow-up from the Law Dept as to out come – I am at a loss as to give any conclusions , apart from the Attorney Jaing, Lei getting a further month October 21st on a property on Hamilton could that be 1719 Hamilton – the one that is cited for No Certificate of Inspection –
How can there be a continuance from August 12 to October 21st – the penalty for non compliance is pretty clear ?
And drum roll please our poster house 1348 West Erie , you know the one with the $45,750 needed for escrow and NO CERTIFICATE OF INSPECTION – well we will deal with that little matter on OCTOBER 21ST…….
This is the photo of the Historic Poster House of 1348 West Erie as of September 10th a day after another continuance By Judge Cook… YES! that is a Lease to Own sign from Kaja Holdings and another family enabled to live in Lorain by the lack of “JUDGEMENT!!!!
I am not holding my breath for that ( up to a) $1,000 fine at this rate…….
Maybe we had better find a stronger “gavel”
To Be continued
Entry filed under: city of lorain, Corporate responsibility, hell is other people, Legal, Lorain Multi Property Owners. Tags: 1348 West Erie Lorain, Attorney Jaing, City of Lorain, disgraceful, Judge Christopher Cook, Judge Cook Housing Court, Kaja Holdings, Landlords the big business, Lei, local politics, Lorain, Lorain Housing Court, Point of Sale Lorain, Vision Properties, waste not want not.