Terms of Service
Neighborhood Housing Office Listing Service Agreement
Purpose of Agreement
The purpose of this Agreement is to promote the availability of quality housing for University community members. This Agreement between the University of Wisconsin-Milwaukee (“UWM”) and individuals or entities that are Property Managers, Owners or Landlords describes the conditions for participation in the UWM Neighborhood Housing Office (“NHO”) Listing Service.
Neighborhood Housing Office Listing Service Policy Agreement
You, in your capacity of Property Manager, Owner or Landlord when properly registered with the NHO, shall have limited license to list rental vacancies with the NHO Listing Service for a period of one (1) year, subject to full payment of applicable fees and to the provisions of this Agreement. By participating in this service, you represent and warrant that each property you seek to have listed complies with applicable local, state, and federal law, including municipal housing maintenance codes, all rental registration or licensing requirements, and manager screening requirements. This includes the City of Milwaukee Department of Neighborhood Services (DNS) Landlord Training Class which someone from your business, such as the owner, property manager or landlord must attend if more than four (4) rental units are owned by you or your business. You can find more information on DNS Landlord Training by clicking here.
Effective January 1, 2009, this Agreement supersedes and replaces all other agreements between all Property Managers, Owners and Landlords and NHO prior to this date are null and void. As a condition of participation as a listing participant with the NHO you agree that NHO shall have the on-going right to amend or delete any provisions of this Agreement when in its sole discretion, it deems such modification to be in the best interest of its students.
Listing of Property Managers, Owners or Landlords and Properties
NHO offers a listing service for a fee which may be periodically modified to any property owner in the Milwaukee metro area. Vacancy listings are posted on the NHO Listing Service website, accessible by anyone from anywhere at no charge University of Wisconsin – Milwaukee community members will be provided with the ability to log-in and save listings, searches, and ratings. NHO reserves the right to refuse to list Property Managers, Owners or Landlords and their properties, or to de-list already listed properties, including but not limited to the circumstances outlined below.
1. NHO reserves the right to refuse listing or to de-list all of a Property Manager’s, Owner’s, or Landlord’s listings when that Property Manager, Owner, or Landlord has had more than three or more unresolved tenant complaints filed with the UWM University Legal Clinic (“ULC”)within the previous twelvemonths period. A complaint shall be deemed unresolved if: (1) it results in a court order granting a remedy to a tenant; or (2) the Property Manager, Owner, or Landlord has not made a good faith effort to respond to and or settle the complaint with the ULC or tenant within twenty (30) days of its filing with ULC.
2. NHO reserves the right to refuse a listing or to de-list any or all of a Property Manager’s, Owner’s, or Landlord’s listings when the NHO becomes aware tenant initiated complaints resulting in the issuance of inspection orders by DNS were issued alleging the existence of municipal code violations on any of the properties owned by or managed by that Property Manager, Owner, or Landlord within the previous twelvemonths.
3. NHO reserves the right to refuse a listing or to de-list any property based on non-compliance with any applicable City of Milwaukee or State of Wisconsin building codes which you can view by clicking here.
4. NHO reserves the right to refuse a listing or to de-list any property based on misrepresentation(s) by the Property Manger, Owner, or Landlord in the application to list with NHO.
5. NHO reserves the sole right to edit any and all listings on the NHO Listing Service. Every party whose listing is accepted by NHO hereby consents to such editing and agrees the sole and exclusive remedy for any loss or damages resulting from such editing shall be to withdraw the listing from further posting on the NHO website.
6. NHO reserves the right to refuse a listing or to de-list any property when probable cause has been found to exist that there has been a violation of State of Wisconsin Statute section 106.50 Open Housing, or that of any comparable political subdivision’s ordinance or Federal Statue.
7. NHO reserves the right to refuse a listing or to de-list any property based on the refusal of any landlord to pursue vigorous discussions with a tenant(s) who is the subject of any municipal citation with respect to alleged misconduct on the property of the landlord in an effort to assist in seek behavior modification on the part of the offending tenant(s). The NHO will provide advice and mediation when requested by the Landlord, Property Manager, or Owner.
8. NHO reserves the right to refuse a listing or to de-list any property based upon the information received from the Milwaukee Police Department and/or the University of Wisconsin – Milwaukee Police Department that tenants of the Landlord, Property Manager, or Owner have received three (3) or more municipal citations (i.e. including but not limited to noise nuisance, illegal tavern, etc.) from the political subdivision where the property is located.
Every Property Manager, Owner and Landlord agrees to comply with the Neighborhood Housing Office Listing Service Agreement which is based on the expectation that such property owners/operators have a responsibility to the surrounding community to provide quality housing for all community members and are expected to hold their tenants to a standard of civic responsibility.
As a condition of listing with NHO, every Property Manager, Owner or Landlord agrees that in the event of being de-listed by NHO during the one-year term of the listing, any fees paid to NHO for the listing shall not be refunded and shall be forfeited to NHO.
Administration of Agreement and Listing Program Policies
NHO reserves the right at all times, at its sole discretion, not to list any advertisement or person or entity for any reason. Posting on the NHO Website is a privilege, not a right. Following are criteria applicable to the circumstances for removal or ineligibility to post on the N H O Website.
The NHO is typically made aware of violations of standards by three methods: student complaints, the UWM University Legal Clinic or the Milwaukee Department of Neighborhood Services. If a student tenant files a complaint a copy of that complainant’s Lease Agreement must be attached to the complaint form unless the Landlord has failed to provide a copy.
Representative grounds for complaints include but are not limited to the following:
a) Negligence by the Landlord with respect to the leased premises
b) Occupancy Ordinance Violations
c) Any direct violation of the Lease Agreement
d) Any Department of Neighborhood Services reported Violations
e) Failure to comply with any local building codes
f) ATCP 134 violations – failure to make timely repairs, entry without 12 hour advance notice and failing to timely return security deposits
g) Disrespectful or abusive conduct towards tenants or UW – Milwaukee staff
Anyone listing on the N H Website will be given thirty (30) calendar days to resolve the violation so as not to lose the limited listing license. The limited listing license will be suspended during the thirty (30) day period to cure. NH O will follow-up with the complainant to determine if the violation has been remedied. Landlords may also notify the N H O when the complaint has been satisfactorily resolved.
A Landlord, Owner and Property Manager will be notified via US Mail (preferred method), telephone or email that a complaint has been filed against a property under that party’s control.
Only one complaint of similar nature will be allowed to be filed per address. If an additional complaint is filed within the same six month period it must be a separate violation from the original complaint. Duplicate complaints can be filed every six months.
A violation will likely incur the follow status:
a) 1 complaint = a six month suspension from the Neighborhood Housing Office Website
b) 2 complaints = 1 full year removal from the Neighborhood Housing Office Website
c) Any additional complaints can result in a permanent bar of that landlord or property management person or entity from posting on the Neighborhood Housing Office Website
A binder of complaints as well as a database of complaints will be kept in the NHO. All UWM community members have the right to view these complaints at any time.
All complaint replies will be considered by the Associate Director of University Housing. A reply form can be found on the Neighborhood Housing Website, requested via telephone or picked up from the N H O. The Associate Director of University Housing’s decision is final. A reply for can be found here.
Students living in properties under a suspended listing may not be allowed to post their Room for Rent or Sublease on the N H O Website.
A Property Manager, Owner or Landlord who is refused listing or is de-listed under the provisions of this program shall not be permitted to re-list for a period of six to twelve months and only if the Property Manager, Owner or Landlord first satisfies NHO with substantial written evidence that the problems with tenant complaints and chronic code violations have been resolved.
Additional Terms
All registered e-mail addresses will be added to an e-mail list by which you will receive periodic updates regarding the Neighborhood Housing Office. These updates will be infrequent, and your e-mail address will not be shared or sold.
Supplemental information about your listings such as photos, 360 tours, etc. must be hosted at your website or on a site such as www.flickr.com and referenced in your NHO listing by URL (e.g. http://www....). You will not be able to “upload” media files to your account however these files will appear in your listings when you keep that information on a website. When you change your photos, 360 tours, etc. they will be automatically changed on the NHO website as long as they are located at the same URL.
Property Managers, Owners, and Landlords must update their listings every fourteen (14) days. This can be done online or by contacting the Neighborhood Housing Office. Changes must be made in a timely manner.
The NHO hosts many events throughout the year that Property Managers, Owners, and Landlords have an opportunity to participate. These include the Housing Fair and Tour of Homes. They receive advertising directly to University of Wisconsin – Milwaukee students and community members.
The University of Wisconsin – Milwaukee and its Neighborhood Housing Office:
The NHO does not sell, rent, trade or distribute any personally identifiable information obtained from advertisers to a third party, except in cooperation with government agencies or as required by law. Information collected by the NHO is used for the administrative and operationally purposes of the services.
Any Property Manager, Owner or Landlord entering into this agreement specifically agrees that in the event the University of Wisconsin should fail to perform any of its duties under this agreement, the sole remedy of the Property Manager, Owner or Landlord in connection therewith shall be the termination of this agreement and in no event shall the University be liable to the owner or others for any damages, of whatever nature, including, but not limited to, consequential, direct, general, or lost profits.
If you have any questions about any of the information contained here please contact the Neighborhood Housing Office at (414) 229-6999 or housing@uwm.edu. Staff is available Monday thru Friday from 9:00am to 5:00pm in the UWM Student Union WG85.
| University of Wisconsin-Milwaukee P.O. Box 413, 2200 E. Kenwood Blvd. Milwaukee, WI 53201-0413 (414) 229-1122 |
 |
Neighborhood Housing Office 2200 E. Kenwood Blvd., Union WG85 Milwaukee, WI 53211 (414) 229-6999 |