Wesley Apartments Building Information

Residents of the 2014, 2018, and 2024 Wesley Avenue buildings were safely evacuated and moved into new apartments. Connections has continued to provide case management services for two years, including helping with lease renewals. Most households have remained in Evanston, including those with school-aged children attending Evanston schools. 

The Evanston Housing Coalition (EHC), a non-profit affordable housing developer and property owner, owns the buildings at 2014, 2018, and 2024 Wesley Avenue. In September 2022, when EHC determined it could no longer properly maintain the buildings, it contracted with the Housing Opportunity Development Corporation (HODC) to take over the management of the properties. HODC terminated that contract prior to the evacuation of the tenants.

The three Wesley apartment buildings (2014, 2018, and 2024) have been inspected periodically as part of a routine rental inspection program, the most recent of which was completed on 5/18/2015. Of the 24 units, 17 had one violation, and one had two violations; none were life safety issues. Correction of all violations was documented in the reinspection completed on 8/11/2015, including two instances of exterior spot tuckpointing at 2018 Wesley near unit 3B and 2024 Wesley under the exterior stairs near unit 2C.  The condition of all 24 units was standard, and the next routine inspection would be in five years, in the summer of 2020. That inspection did not occur, as all routine inspections of inhabited housing units ceased during the COVID-19 pandemic to prevent the spread of that virus. A routine inspection was scheduled for 10/20/2022 when routine inspections resumed but was canceled because EHC contacted the City in late summer, before the scheduled inspection, with concerns about the condition of the stairs and platforms and their inability to manage the properties. EHC then entered into a management agreement with Housing Opportunity Development Corporation (HODC) in September 2022. In October 2022, HODC provided the City with a structural report about the condition of the stairs and platforms. Subsequently, a Property Needs Assessment of the buildings provided more information on the overall condition of the buildings than a routine property maintenance inspection. 

HODC responded to the City’s direction to address violations at the properties. This included identifying funding sources and developing a plan to address the deteriorated condition of the stairs and platforms and the overall condition of the buildings. HODC contracted with The Structural Shop LTD (TSS) in October 2022 to assess the condition of the stairs and platforms, as noted above. TSS described the condition of stairs and platforms at all three buildings as poor and recommended removing and replacing them, and installing temporary shoring prior to replacement. HODC then contracted with Prime Scaffold to install shoring immediately at 2024 Wesley due to the deflection of the top stair support. TSS noted that the structural report reflected the condition of the structures at that time only and acknowledged the weather could result in further deterioration. HODC began to seek funding, as Evanston Housing Coalition did not have the resources to replace the stairs and platforms or the capacity to seek funding. HODC did considerable work to secure funding to replace the stairs and platforms and rehabilitate the housing units, including submitting a Preliminary Project Assessment for Low-Income Housing Tax Credits to the Illinois Housing Development Authority that was not approved. Ongoing monitoring of the stairs and platforms at all three buildings was conducted, and Prime Scaffold installed additional shoring at all three buildings. On February 2, 2024, it was agreed that due to the deterioration of the stairs and platforms, the safety of the residents could not be ensured, and they needed to be relocated.

The City’s goal was to ensure the safety of its residents and to address two distinct issues: tenant safety and dangerous building conditions.

Response to ensure the safety of residents: Based on the assessment of conditions at 2018 Wesley, it was determined that tenants were in imminent danger. The City's code of ordinances, in particular Section 4-12-6. authorizes the City Manager or his/her designee to take whatever measures are reasonably necessary to render the property safe and abate the nuisance, including, but not limited to, the immediate displacement of the residents and/or board-up of the property. When the failure of a structural element that supported the 3rd-floor balcony at 2018 Wesley Avenue was identified on May 8, the City took immediate action to evacuate the tenants for their safety. The boarding up was necessary to protect the tenants’ property and to prevent unauthorized access to the unsafe building.

Response to the determination of dangerous conditions: On February 13, 2024, with EHC’s permission, the City met with tenants to alert them to the building conditions and require them to begin vacating the structures. The City’s goal was to inform and empower the Wesley tenants. With early notice to tenants and financial support, the tenants were moved to safe housing in the area. If the City were to need to involuntarily close the buildings, a legal notice letter would be sent to the owner. Under Illinois law, the City’s action to close the buildings would be taken against the owner, and the owner would receive due process and an opportunity to object. The owner has obligations to its tenants and is responsible for addressing the impacts on tenants. Of course, the City recognized that tenants needed to be involved in relocation decisions, and that the legal notice process was insufficient to provide them with the information and support they needed. The City continued to directly engage tenants outside of the legal process and ensure they had access to City resources and assistance securing safe housing.

Following the February 2024 meeting, the condition of the buildings continued to deteriorate. The City met with the tenants on March 20 and April 9, 2024, to hear their needs and to explain the financial assistance and support available to them. At the April 9 meeting, the heightened risk to tenants’ safety was stressed. To ensure eligibility for rent assistance, tenants were to contact Connections for the Homeless by April 12 for assistance finding housing, and to move out by May 13, 2024. When some residents did not initiate a plan to move out, the City followed the legal process and provided a 15-day notice to the Evanston Housing Coalition, directing them to correct the code violations that threatened the safety of residents or the City would take action to secure the premises and remove anyone residing there. 

The City continued to work with the residents of 2014 and 2024 by providing housing assistance and support, and extending the deadline for them to move out to May 20, 2024. Tenants who secured apartments were moved to their new homes; packing and moving services were provided at no cost to them. Tenants who had not secured apartments were moved to an extended-stay hotel or arranged to stay with family or friends until they subsequently moved to new apartments.

The City set a deadline of May 13 for relocation and extended it to May 20, 2024. As noted above, temporary shoring was provided, but was not a long-term solution. Residents were encouraged to make immediate arrangements to move out of the buildings for their safety.  The City recognized that this was a very difficult situation, and partnered with social services agencies to provide support and financial assistance to residents and help them find safe and suitable housing.

The condition of the balconies and stairs deteriorated to the point of being structurally unsafe. Temporary shoring  was installed to stabilize the stairs and balconies, but this was not  a permanent fix. As the only means of egress from the housing units, replacing the stairways and balconies would require relocating residents if undertaken.

The disposition of the buildings has not been determined, and financing to rehab them has not been secured. Evanston Housing Coalition does not have the resources to repair/replace the stairs and platforms or the capacity to seek funding for comprehensive rehab. The buildings are boarded and their condition has deteriorated. The platforms and stairs at 2014 Wesley collapsed.  

HODC did considerable work in 2023 and sought funding to replace the stairs and platforms, estimated to cost $400,000 - $500,000 per building. Illinois Affordable Housing Tax Credit (IAHTC), also known as the Donations Tax Credit, was explored; however, the Illinois Housing Development Authority (IHDA) declined to approve IAHTC unless the buildings were rehabbed to meet their current standards for substantial rehab. HODC had a Physical Needs Analysis (PNA) prepared in February 2023 and updated in June 2023. A comprehensive rehab would require all new mechanical, electrical, and plumbing systems, new kitchen and bath fixtures and appliances, insulation, compliance with current accessibility standards, and the establishment of replacement and operating reserves to maintain the long-term affordability requirements of the housing units, resulting in a total cost of $6 M-$10 M.  In the fall of 2023, HODC submitted a Preliminary Project Assessment to IHDA for 9% LIHTC funding that was not approved for a full application. 

The city  engaged with tenants to help them secure safe housing, facilitate the transfer or storage of their personal belongings, and navigate the various other difficulties they faced. This was  a sensitive and complex issue for the tenants, and the city was committed to extending the following types of  assistance: 

• Housing search assistance: to help tenants assess their housing options and locate an appropriate apartment or dwelling unit to rent.
• Rent assistance: for the application fee, security deposit, and a 12-month rent subsidy to lease an apartment. Monthly rent assistance was based on the difference between the tenant’s current rent at their Wesley apartment and the monthly rent for a new apartment, and took the tenant’s current financial circumstances into account. Rent assistance was be paid directly to the housing provider through a rent assistance agreement with the City or its subrecipient. Rents were based on the Small Area Fair Market Rents for the zip code in which each unit was located. Rent assistance was extended to a second year based on tenants’ needs to maintain their housing.
• Short-term lodging: temporary housing in an extended-stay hotel was provided for tenants until they signed a lease and moved into an apartment. A food stipend was be provided.
• Financial assistance: for food and other expenses was provided to family members/friends who housed Wesley apartment tenants until they signed a lease and moved into a new apartment. 
• Packing and moving services: for furniture and other household possessions
• Storage unit rental: for furniture and other possessions for tenants residing in an extended-stay hotel or temporarily with family or friends until they signed a lease and moved into a new apartment.

 The tenants have not moved back due to the buildings’ unsafe conditions.