Real Estate Company Continues Exploitation of African American Communities Through Fraudulent Housing Scheme
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Homeownership is the dream
of many Americans. Unfortunately, some entities have been profiting off
exploiting this dream and luring many Black Americans into shady deals
promising homeownership but manufactured to end in foreclosure. Vision Property
Management is such an entity and continues to perpetuate the centuries old
crime of exploiting Black Americans in Detroit for profit. In this blog post, I
will examine the current lawsuit filed against Vision Property Management,
Detroit’s history of housing discrimination, and present efforts to assist
homeownership in Detroit.
I. Henderson v. Vision Property Management, LLC
On September 27, 2020, the
American Civil Liberties Union Fund of Michigan, the Michigan Poverty Law
Program, the NAACP Legal Defense and Educational Fund, and the National
Consumer Law Center filed a 109-page lawsuit against Vision Property Management
alleging that it “ensnared Black prospective homebuyers in the Detroit Area
into predatory and discriminatory contracts that [were] structured to fail and
replete with abusive credit terms.”[1] According to the lawsuit,
Vision had been advertising its financial products as an opportunity for
homeownership for individuals with income or credit barriers that made
achieving homeownership difficult.[2] However, Vision’s model was
structured in a way that it was virtually impossible for any of its customers
to succeed as its business model consisted of selling home properties to their
consumers in “extremely poor condition” to the point where many of the
homeowners who would invest thousands of dollars and hours into the home to
make it habitable would eventually default.[3]
Bonsitu Kitaba, the deputy legal director of the American Civil Liberties Union
of Michigan, observed that the “people who signed contracts with Vision were
saddled with all the repairs, upkeep, insurance and taxes - all the
responsibilities that come with homeownership - with none of the rights.”[4]
Upon the default of their
properties, Vision’s customers would end up losing their entire investment and as
well as any money paid under their contract.[5]
In a traditional homeowner mortgage, the holder would be entitled to keep the
product of their labor and financial investment in the property. However,
Vision’s customers did not accrue those benefits, nor did they build up any
equity and were often removed through summary eviction proceedings.[6]
By intentionally targeting Black neighborhoods and marketing towards Black communities, Vision is the latest perpetuator of predatory housing lending schemes in Detroit.[7] In finding real estate for its housing scheme, Vision specifically targeted property acquisitions in southeastern Michigan in predominantly Black neighborhoods including the purchase of 131 properties in Wayne County which has a 40% Black population.[8] Vision additionally marketed its services through yard signs in those neighborhoods for a “local approach intended to reach almost exclusively Black homebuyers.”[9] Vision is just another unscrupulous entity in a long line of housing discrimination and exploitation of Black communities in Detroit.
II. Detroit’s History of Housing Discrimination and Exploitation
Detroit has had a long history of housing discrimination and exploitation of its Black residents long before Vision was even formed as an entity. In the 1920s, racial covenants restricted property ownership to White, American-born Christians, eventually at their peak reaching to cover 80% of Detroit property outside the city’s core.[10] From 1943 to 1965, there were nearly 200 Whites-Only Community associations which made mandatory memberships for homebuyers in certain neighborhoods and banned people of color from buying into the neighborhood.[11] More recently in the mid-2000s, Detroit lenders frequently extended subprime mortgages to Black applicants leading to these mortgages accounting for 75% of the mortgages issued in the city at one point.[12] However, many of these mortgages from 2011 to 2015 fell into tax foreclosure with 1 in 4 Detroit properties undergoing tax foreclosure during this time.[13] The city of Detroit has made and continues to make efforts but are they doing enough?
III. Present Efforts and the Future of Detroit
Currently, an organization charged with revitalizing Detroit’s
blighted properties and addressing home ownership is the Detroit Land Bank
Authority, a government agency that owns 25,000 vacant homes, 4,200 occupied
homes, and 65,000 grass covered lots where homes once stood prior to the city
demolishing them in “an effort to fight blight.”[14] The Land
Bank is funded by a $5 million grant from Quicken Loans and takes control of
Detroit real estate properties and maintains, sells or demolishes them in
accordance with its mission to “return the city’s blighted and vacant
properties to productive use”.[15]
Since 2014, the Land Bank has sold 8,000 houses, demolished more than 14,000
structures and sold over 14,500 side lots.[16] However, reactions
to the Land Bank have proved controversial as the organization has been accused
by Detroit residents of neglecting the blighted properties it owns, showing
favoritism to city officials and hoarding parcels of favorable land for
developers instead of selling to Detroiters.[17]
[1] Corrado Rizzi, ‘A
False Promise’: Vision Property Management Preyed Upon Black Detroit-Area
Homebuyers, Class Action Alleges, ClassAction.org
(Sep. 30, 2020), https://www.classaction.org/news/a-false-promise-vision-property-management-preyed-upon-black-detroit-area-homebuyers-class-action-alleges.
[2] Id.
[3] Id.
[4] Adrienne
Roberts, Class Action Lawsuit Claims Firm
Targeted Michigan Black Would-Be-Homebuyers, Detroit Free Press (Sep. 29,
2020, 5:24 PM), https://www.freep.com/story/money/business/michigan/2020/09/29/class-action-lawsuit-vision-property-management/3575256001/
[5] Corrado Rizzi, ‘A
False Promise’: Vision Property Management Preyed Upon Black Detroit-Area
Homebuyers, Class Action Alleges, ClassAction.org
(Sep. 30, 2020), https://www.classaction.org/news/a-false-promise-vision-property-management-preyed-upon-black-detroit-area-homebuyers-class-action-alleges.
[6] Id.
[7] Id.
[8] Adrienne
Roberts, Class Action Lawsuit Claims Firm
Targeted Michigan Black Would-Be-Homebuyers, Detroit Free Press (Sep. 29, 2020, 5:24 PM),
https://www.freep.com/story/money/business/michigan/2020/09/29/class-action-lawsuit-vision-property-management/3575256001/
[9] Corrado Rizzi, ‘A
False Promise’: Vision Property Management Preyed Upon Black Detroit-Area
Homebuyers, Class Action Alleges, ClassAction.org
(Sep. 30, 2020), https://www.classaction.org/news/a-false-promise-vision-property-management-preyed-upon-black-detroit-area-homebuyers-class-action-alleges.
[10] Julie Cassidy, Detroit: The Evolution of a Housing Crisis,
Michigan League for Public Policy
(May 7, 2019), https://mlpp.org/detroit-the-evolution-of-a-housing-crisis/#:~:text=Federal%20funding%20for%20key%20affordable,45%25%20from%202002%20to%202016.&text=To%20make%20matters%20worse%2C%20thousands,over%20the%20next%20few%20years.
[11] Id.
[12] Id.
[13] Id.
[14] Tom Perkins, The Detroit Land Bank And Its Many
Controversies, Explained, Curbed
Detroit (Apr 30, 2020, 10:02 AM), https://detroit.curbed.com/2020/4/30/21166791/detroit-land-bank-authority-vacant-house-for-sale.
[15] Id.
[16] Id.
[17] Id.
[21] Id.
[22] Joel Kurth, One in Five Detroit
Rentals Face Eviction. Time to Call in the Lawyers?, Bridge Michigan (Mar. 12, 2019), https://www.bridgemi.com/detroit-journalism-cooperative/one-five-detroit-rentals-face-eviction-time-call-lawyers.
[23] Sarah Rahal, Detroit Offering Housing Assistance as Eviction
Efforts Resume, The Detroit News
(Aug. 26, 2020, 4:15 PM), https://www.detroitnews.com/story/news/local/detroit-city/2020/08/26/detroit-offering-housing-assistance-eviction-efforts-resume/3444465001/.
[24] Id.