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Alice lloyd hall.

Alice Lloyd is a mixed-gender residence hall located in the Hill Neighborhood. Home to about 520 students, Alice Lloyd is close to the Central Campus Recreation Building and Nichols Arboretum.

Baits II is a mixed-gender, first-year residence on North Campus. It houses approximately 570 students. It’s near Pierpont Commons, Bursley Residence Hall, Michigan Engineering, the School of Music, Theatre & Dance, and other academic units. To get to Central Campus from Baits, students can easily catch one of the frequent U-M buses.

Betsy Barbour

A women’s residence hall in the heart of Central Campus, Betsy Barbour is a small community of around 120 women, and shares its facilities, staff, and community spaces with Helen Newberry Residence Hall. Barbour is near the Michigan Union, Angell Hall, the U-M Museum of Art, and the shopping area on State Street.

Bursley Hall

Bursley is a mixed-gender residence hall for about 1,270, mostly first-year students. It’s on North Campus near Pierpont Commons, Michigan Engineering, the School of Music, Theatre & Dance, and many other academic units. Students can get to Central Campus on U-M buses that run frequently.

Couzens Hall

Couzens Hall is a mixed-gender residence hall located in the Hill Neighborhood. Home to about 520 students, Couzens is close to the Central Campus Recreation Building and Nichols Arboretum.

East Quad is a mixed-gender, undergraduate residence hall, home to approximately 850 students. On Central Campus near the South University shopping area and many Michigan Ross and the School of Education, East Quad also houses LSA's Residential College.

Fletcher Hall

The smallest residence hall on campus, Fletcher Hall houses approximately 75 students. This close-knit, mixed-gender community is near the Intramural Sports Building and just a short walk from Central Campus.

Helen Newberry

The oldest all-female residence hall on campus, Helen Newberry houses about 110 women. It’s located on Central Campus near the Michigan Union, Angell Hall, the U-M Museum of Art, and the bustling shopping area on State Street, and shares facilities, community spaces, and residential staff with Betsy Barbour.

Henderson House

Henderson House is a unique cooperative community that houses 28 undergraduate and graduate women. Sophomores through graduate students are welcome to apply. Henderson House is led by a graduate student resident director and professional staff. Residents will be part of a small, close-knit community and share household responsibilities like cooking and cleaning. Henderson House is located in a residential area of Ann Arbor and is within walking distance from Central Campus.

Martha Cook

Martha Cook is an all-women hall that is home to 140 students who have found friends and a home on campus for over 100 years. Rich in campus history, and featuring handsome Collegiate Gothic architecture, the small community gathers often for events full of tradition, including Friday afternoon teas, dinners together on Sundays, Harry Potter Week, wellness events, and more. The serene Gold Room provides a convenient and cozy environment to study and relax in; residents can also subscribe to a meal plan that provides meals in the graceful dining hall. The location in the heart of Central Campus is within minutes of libraries, classrooms, student unions, restaurants and shops, and offers its residents easy access to the resources and life of the University of Michigan.

Mary Markley Hall

Mary Markley is a first-year, mixed-gender residence hall located in the Hill Neighborhood. Home to about 1,180 students, Mary Markley is close to the Central Campus Recreation Building and Nichols Arboretum.

Mosher-Jordan Hall

Mosher-Jordan Hall, also known as "MoJo," is a first-year, mixed-gender residence hall located in the Hill Neighborhood. Home to about 430 students, MoJo is close to the Central Campus Recreation Building and Nichols Arboretum.

Munger Graduate Residences

Located on Central Campus, the Munger Graduate Residences were designed specifically for graduate and professional-level students from a variety of cross-campus discplines. Transdisciplinary living brings a diverse mix of graduate and professional students from various fields together to live, study, and build a culture of collaboration. Furnished apartments include six or seven single-occupancy bedroom suites, each with a private bathroom. The suites also include a large kitchen, dining room, and community space.

North Quad combines living and learning for approximately 450 undergraduate students. Located on State Street, a lively street known for its restaurants and shops, North Quad also contains student lounges, a performance space, a cafe and community kitchen, and a community learning center, and is also home to the U-M School of Information.

Northwood I & II

Northwood I & II offer furnished apartments to single grads who wish to live alone or with a roommate. The apartment community is situated in a quiet, wooded area on North Campus, and is close to bus stops and the shops and restaurants on Plymouth Road. Northwood has an active residential staff who provide support to students by answering questions, planning educational programs, and hosting fun activities so students can meet new people. The res halls also include a Community Center, which provides a place for students to meet and gather. The Community Center also loans out vacuum cleaners, cots, games, and other useful items.

Northwood IV & V

Northwood IV & V offer students a lively and warm community. And because there is an active and kid-friendly social scene led by Residential Staff, it’s an ideal place for students with families. The large Community Center has lounge areas and games, and hosts events all season long. Outside are playground areas, basketball and volleyball courts, and softball and soccer fields.

Oxford Houses

Oxford is a mixed-gender community made up of seven small apartment houses, set in a woodsy, quiet residential neighborhood a few blocks from Central Campus. Around 350 students live in Oxford.

South Quad is a vibrant community located on Central Campus near the Michigan Union. This mixed-gender building is home to roughly 1,170 mostly first-year students. and includes a popular dining center, which is always buzzing with activity.

Stockwell Hall

Stockwell is a mixed-gender residence hall located in the Hill Neighborhood. Home to about 400 students, Stockwell is close to the Central Campus Recreation Building and Nichols Arboretum.

West Quad is a mixed-gender residence hall that is home to around 1,100 upperclassman and first-year students. It’s conveniently connected to the Michigan Union and is across the street from the South Quad Dining Center. It’s in walking distance of many U-M academic buildings and the lively shopping area on State Street.

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Join us for a 75-minute walking tour of Central Campus, led by one of our current U-M student tour guides. The majority of this tour will take place outside, so we strongly encourage you to check the local weather forecast and dress appropriately.

All in-person visits are by appointment only. Due to strict tour capacities, registration is required and walk-ins cannot be accommodated. In the event of cancellations or if additional dates become available, the registration page will be updated to accurately reflect tour availability.

Information sessions — where you will receive an overview of U-M and the admissions process — will generally be held each day a tour is offered (except Saturdays). To attend an information session, you'll need to be registered for a campus tour and indicate your interest when you sign up. Attending an information session is not factored into our review process if you apply to U-M. If you're unable to attend an information session in person, you can  view a recorded session online, which covers the same information.

Things to Know Before You Register

  • Your party cannot exceed four total people.
  • If you arrive more than 10 minutes after your tour is scheduled to begin, your tour will have departed and you will be provided a self-guided walking tour map.

When you register, you will have the opportunity to inform us of your mobility-related accessibility needs. We will do our best to accommodate you.

Registering for a Tour

  • Register for a tour for prospective first-year students
  • Register for a tour for prospective transfer students

Before You Arrive on Campus

The health and safety of our visitors, students, and staff is our highest priority. The following information will be helpful to know prior to your visit:

  • Stay home if you are sick: Do not come to campus if you are ill. Instead, please utilize our  virtual programming and  campus tour videos .
  • Tours will be led by current U-M students and may be stopped at the discretion of the tour guide if proper protocols are not being followed.

The tour will be led by current student tour guides and will last approximately 75 minutes. Guests must stay with their tour guide at all times and may only enter buildings included as a part of the tour route.

A model room located in a residence hall is included in our tour, although dining halls are not. Guests are welcome to  purchase a meal in one of our dining halls outside of the tour.

Due to university policy, registered students are only permitted to bring a maximum of three guests. We are not able to make exceptions to the guest capacity, tour capacity, or the late arrival policy. Parties with more than three total guests will be asked to reschedule or be provided a self-guided walking tour map.

We encourage you to attend one of our live Virtual Post-Information Session  Q&As , led by an admissions counselor, where you’ll be able to ask any questions you may have.

College of Engineering

The College of Engineering offers prospective student tours on Mondays and Fridays.  Register for an engineering tour .

Ross School of Business

Visit the Ross admissions website to find  Ross prospective student events .

School of Music, Theatre & Dance (SMTD)

Visit their website to register for an  SMTD prospective student tour .

Stamps School of Art & Design

Visit their website to browse virtual and in-person  Stamps prospective student events .

Taubman College of Architecture and Urban Planning

Taubman College of Architecture and Urban Planning offers prospective student tours one Friday a month.  Register for an architecture or urban technology tour .

Current visitor policy varies greatly across campus units and departments. Please contact the  office or academic unit you wish to meet with before making plans to come to campus.

If you are unable to come to campus, you can take a  Virtual Tour .

Campus Tours for Prospective First-year Students

The Office of Undergraduate Admissions is holding campus walking tours through Dec. 3.

Registration is required, and each guest will need to complete a ResponsiBLUE screening the morning of the designated tour. Masks are also required as the tour enters university buildings. The tour is mainly outdoors, so dress accordingly.

Additional tours will resume in January 2022 once our student tour guides are back on campus.

Join us for a 75-minute walking tour of our Central Campus neighborhood, led by one of our current U-M student tour guides. Please note that the majority of this tour will take place outside, so we strongly encourage you to check the local weather forecast and dress accordingly.

Choose a date from the calendar to register. Due to strict tour capacities, registration is required and no walk-ins will be accommodated.

Stay home if you are sick: Do not come to campus if you are ill. Instead, please utilize our virtual programming options and campus tour videos .

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Michigan Housing

Two MLEAD students smile in front of a South Quad entrance

Living at Michigan Residence Halls

Michigan Housing  serves as home on campus for nearly 11,000 students in a typical year from nearly all 50 states and over 65 foreign countries. Far more than just places for resting or studying, residence halls function as small, accessible communities, helping new students transition from high school to college. Our facilities include 18 residence halls and 1,480 apartments on North Campus that accommodate  undergraduates ,  students with families , and  graduate  students. 

Many students also love to work where they live! There are many advantages to finding on-campus employment with university units like MHousing; learn more here . 

Contact Info 

Michigan Housing 1011 Student Activities Building (SAB)  515 E. Jefferson St.  Ann Arbor, MI 48109-1316

734.763.3164 [email protected]   Facebook:  UniversityofMichiganHousing

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The Bombshell Case That Will Transform the Housing Market

After several lawsuits brought by home sellers, the rules around buying and selling properties are about to change..

This transcript was created using speech recognition software. While it has been reviewed by human transcribers, it may contain errors. Please review the episode audio before quoting from this transcript and email [email protected] with any questions.

From “The New York Times,” I’m Michael Barbaro. This is “The Daily.”

Today, a bombshell legal settlement reached a few days ago is about to change almost everything about buying and selling a home and in the process make it significantly cheaper. My colleague Debra Kamin explains.

[THEME MUSIC]

It’s Wednesday, March 20.

Hi, Michael.

What a treat.

Talk about this is surreal. Want me just to go?

No, I’m going to ask you a question.

This is a conversation.

Hey, I came ready to roll. What do you want from me?

So, Debra, at the highest possible level, what just happened to American real estate?

Michael, there’s been this invisible hand that’s been guiding and controlling the real estate industry for over 100 years. And they have long thought that they were absolutely untouchable because they had so much power, so much influence, so much money. And the biggest crack in their armor that’s ever happened just happened on Friday.

Hmm. Well, what is this crack in the armor, and I guess who even is this nefarious-sounding group that you’re talking about?

The group is the National Association of Realtors. Nearly 9 out of 10 home sales are handled by real estate agents affiliated with NAR. And the crack in the armor is that they have had these rules that have controlled how much buyers and sellers pay to their agents and how you work with agents to get a home on the market.

And then last week, for the first time in its history, NAR’s control over this huge industry basically collapsed, and with it so did many of the costs it was imposing on consumers.

OK, this sounds huge. I think we need to slow this whole thing down. And I think the way to do that is to have you tell us the story of how the National Association of Realtors, which is not at all a household name, became such a powerful force in the ritual of buying and selling a home in the United States.

The NAR is huge. Over their existence, they have grown to 1.5 million members. More importantly, they’ve created a system where you really cannot sell a house unless you’re a member. They even own the copyright to the word “realtor.”

They own the copyright to the word “realtor“?

They own the copyright. They even had a campaign a couple of years ago to convince people how to say it properly and correctly. They take this very seriously.

OK, OK. I’ll buy it. How do you say it properly?

It’s “reel-tor,” “reel-i-tor.”

“Reel-tor.”

Two syllables, not three.

Very important.

Extremely important.

So I should say, on paper, you can sell a house if you’re not a realtor, if you’re just a real estate agent and not a member of NAR. Exactly. But in practice, it’s really not that easy because of the system they’ve created. They make it very difficult.

For example, if you want to list a home for sale, you have to put it on something called an MLS, a multiple listing service. And MLSes, for the most part, are owned and operated by the local subsidiaries of NAR.

They control the databases in which homes basically enter the market.

Exactly. And not only the databases in which homes enter the market but the databases through which realtors tell each other how much commission they will get paid if they sell those homes. And the databases are very important because databases are where real estate agents’ can see how much commission they will make if they bring a buyer or they sell a home.

Typically when you sell a house in the US, you pay a commission fee. It’s usually around 5 percent or 6 percent to realtors. This is how realtors are making their money. It’s what you’re paying them for everything they’re doing — listing the house, showing the house, answering all your questions.

Making improvements on the house.

Yeah, and it’s how they make a living. But it’s a very high rate. 5 percent or 6 percent is one of the highest rates in the world. Almost no other developed country has a rate that high.

OK, and let’s talk about 6 percent for just a minute. That’s a number everyone knows if you’ve ever, especially sold a home, because that’s a number you hate. You hate the fact, no offense to realtors, that you have to give 6 percent of the money you get for your home to a real estate agent.

Right. Well, two real estate agents.

Because it gets split. Half goes to the seller agent. Half goes to the buyer agent.

Right. And just to put it in perspective, because I think it’s useful, if you’re selling $1 million house, 6 percent fee is $60,000. If you’re selling a half million dollar house, it’s $30,000. Either way you slice it, it’s a lot of money to put in somebody else’s pocket for a huge investment that you made.

You’re trying to get the money into your pocket, but it’s coming out of your pocket and going to the agent. Exactly.

You’re saying the National Association of Realtors should be seen as essentially the force behind that 6 percent fee, the loathed 6 percent fee staying what it has been for so long.

NAR will say we never set 6 percent. We don’t have 6 percent set in stone. That is true. But they created rules that led to a system where that 6 percent has become the industry standard, and anyone trying to challenge it, their business model has fallen apart.

Fascinating.

And here’s how they control the market. For example, if you’re a real estate agent and you want to open that home for a customer, in most markets, NAR controls the lockboxes that you use to open the homes. Everyone knows what those lock boxes look like, with little punch key. NAR actually owns one of the two companies in America that makes those lock boxes.

And in many markets, they require their agents to use their own technology. And then let’s say you open the home, you bring a buyer, you want to sell the home. The actual technology that you use to sell the home, which is DocuSign, they own a controlling stake in that company.

So every aspect of the home-selling transaction, from the very beginning to the very end, that hand of NAR is guiding it and behind it, and it’s been there for a hundred years.

Wow. I mean that sounds an awful lot like monopolistic level of power.

The word “monopoly” gets thrown around all the time when critics are talking about NAR. Another word that comes up a lot is the word “cartel.” There’s a lot of power. There’s a lot of control. And there’s also a very organized drive to go after anyone who tries to challenge them.

Hmm. This is just not a level of influence that I associate with a trade group. I think of trade groups as gathering people together for professional development.

Yeah, Having a happy hour at the hotel.

Networking.

Not controlling A to Z elements of the industry. If there was an NAR in journalism, it sounds like they would control the printing presses. How is it possible that no private company has come along and tried to break into this NAR-controlled market or that the government hasn’t looked at it and thought cartel, monopoly, we got to bust this up?

People have definitely tried. So it’s not that it’s people have not tried. The challenge is that NAR, because they have so much power, they have quashed any attempts at challenging them.

They sue the heck out of anybody who comes after them. There have been upstart companies that have tried to advertise homes outside of these multiple listing services the NAR controls. And NAR has sued them, and then you get buried in tens of thousands of dollars of legal fees. For an upstart tech company, that’s a death blow.

Mm-hmm. What about the government?

The government has also been going after NAR for more than 20 years. The DOJ and NAR have been locked in a battle back and forth since 2005. But in terms of the government, NAR is not just a trade organization. They are also a political action committee.

They have the largest PAC in Washington in terms of dollars raised, and they give millions of dollars to candidates who are in line with their agenda. And they spend millions of dollars fighting candidates who are not in line with their agenda.

[MUSIC PLAYING]

So anyone in the government who wants to go after NAR knows that they are fighting a battle that probably is bigger and more moneyed than they really want to deal with.

Right. Sounds a little bit like another Washington organization with a similar acronym which is the NRA, the National Rifle Association, which has kept a very strong lid on efforts to challenge its authority with campaign dollars.

There is a playbook for this sort of behavior, and it is followed pretty clearly.

Right. But I don’t think any of us quite understood it was happening in the housing market.

Right. And at the end of the day, it wasn’t the government that brought them down. And it wasn’t a venture capital firm with a ton of money fighting them or trying to be an upstart group. It was five normal blue-collar homeowners and a personal injury lawyer from Missouri who had never dealt with the housing market before in his life.

We’ll be right back.

So, Debra, tell us about this unexpected cast of characters that ends up bringing down the National Association of Realtors.

So, Michael, in 2018-2019, there was a group of home-sellers in Missouri who had learned that they had paid pretty high fees to their real estate agents and they might have a legal case against them.

Mm-hmm. They were probably paying that standard 6 percent fee to their agents when they sold the house, right?

They were paying the standard 6 percent fee, but the key was they had not known that that fee was actually negotiable. They thought they had to pay it.

OK, here I need to pause. It is actually negotiable?

It is actually negotiable?

It is. And that’s the thing. NAR has always said, we don’t set the fees. There is no standard fee. But in practice, if consumers don’t know that the fee isn’t negotiable, and if consumers are told by their agents that they cannot negotiate the fee, that is the fee.

Hmm. OK, so these folks discover that perhaps they didn’t need to pay 6 percent and did — what do they do?

They contacted a lawyer, and they started going through the contracts that they’d signed when they sold their homes. So one of the people went back through her contract, and the contract actually said what fee do you want to pay your agent? And it said 6 percent, 7 percent, 8 percent or 9 percent.

So she did the smart thing, and she chose the lowest fee, circled 6 percent. And that’s what she paid.

Right. In other words, like a tipping machine that says 20, 22, 25 —

It’s like when you buy a coffee and the tip starts at 22 percent.

Right, right.

It’s inconceivable that there’s anything beneath that.

Or that you actually could opt out.

Someone else, he’s the son of a factory worker. He’s now the head of Mothers Against Drunk Driving in Missouri. These are really blue-collar people he was told that he was going to be charged 5.5 percent. He found out later that he was charged 6 percent. So his agent just jacked up the fee without telling him.

So all of these people realized we left money on the table at the most important financial transaction of our entire lives, and we probably have a legal claim against the institution that set the rules that made it so this was possible.

NAR. So not only are they upset that they had to pay 6 percent and they could have negotiated it and did not know, they also are realizing that they have paid the fee to the agent that’s representing the person that they’re going against in the negotiation for the home sale.

Which is the buyer.

Right. Because as you said earlier, the nature of the 6 percent fee is that it is split between the seller’s agent and the buyer’s agent, which no one really tells you or reminds you, but that’s what happens.

Because it’s all happening through a backdoor on these multiple listing sites that you can only see if you’re a real estate agent who belongs to NAR.

OK. So what ends up happening to all these sellers once they discover in their minds that they’ve been wronged and that they want to do something about it?

They hire this attorney, Michael Ketchmark. He’s a personal injury lawyer from Missouri. Pretty much nobody outside of Kansas City had heard of him until this moment. He decides he’s going to file a class action lawsuit. This is not the best time for NAR.

This is actually the moment that they were really coming onto my radar as a reporter. I had spent last summer focused on sexual harassment allegations at NAR, and I discovered that NAR’s president — his name was Kenny Parcell — had years and years of sexual harassment accusations against him that had been covered up, and women had been paid off.

And at “The Times,” we published a big exposé on those allegations at the end of August, and he stepped down two days later.

Your reporting got the head of this incredibly powerful organization to step down.

It did, and there have been other resignations since then. And that moment for NAR really put them on the world stage. Suddenly, people are aware that the leader of the organization is an alleged sexual harasser. And women who’ve been whistle blowers about the sexual harassment have been paid off.

And all of that is happening at NAR behind the scenes when this case, where they’re being accused of price-fixing ends up going to trial.

Got it. OK. So what ends up happening to this case as it moves through the legal system just as NAR’s leader has been forced out?

So the case goes forward. And NAR says, OK, we have a new president. We’re in disarray, but we are going to regroup. We’re going to fight this. We’re absolutely not going to settle.

OK. What ends up happening at this trial?

They come guns blazing, high-powered corporate lawyers, black suits, tons of money. And up against them you have Ketchmark and his team of plaintiffs. And the jury really liked what Ketchmark had to say.

A Kansas City jury found the National Association of Realtors and other organizations conspired to keep realtor commission fees high.

They agreed that these home-sellers were not told that they could negotiate the prices.

The plaintiffs argued the organizations forced home-sellers to pay both the seller and buyer fees, calling that practice wrong and illegal.

So late in October of last year, NAR is found guilty of price-fixing. And the jury came back and said, yeah, you’re guilty. And the damages are $1.8 billion. Wow.

What we proved was the National Association of Realtors has joined in a conspiracy with the two of the largest corporate real estate brokers to use the system to fix prices.

So what happens within hours of this verdict coming through is the floodgates open.

The minute that that verdict came in, we filed a lawsuit against the National Association of Realtors and these other large corporate real estate companies to bring the same relief nationwide.

Ketchmark turns around the same day that he won this case and files a national case. So we’re talking the exact same argument, but now it’s not just Missouri, it’s the whole country.

The money will be returned to the homeowners that were the victims of this rigged system. It’s been going on in our country for about a hundred years, and it stops today.

Wow. So every seller in the country.

Every single person who’s sold a home in the past four years is now part of this case if they paid a 6 percent commission and didn’t know it.

Across the country, already since that case, a case filed by buyers in Illinois, also Sellers in Missouri, New York, Texas, and South Carolina. There’s also an Illinois case that was —

Other copycat suits start happening. And within weeks, we’re up to almost 20 lawsuits against NAR, all saying, you are a monopoly, you have antitrust violations, and these rules need to change.

Been a major shakeup in the real estate world today. If a settlement is approved in court, homes may get cheaper, and agents and brokers could be out of business.

So in the face of all these lawsuits, NAR finally agrees to settle. And late last week, early Friday morning, they agreed to a settlement that includes massive changes that are going to introduce competition into the marketplace, the biggest one being the rules that led to that 6 percent commission are gone.

So is the 6 percent fee perhaps now gone?

It will. It will go away because competition is now going to enter the marketplace. And when competition comes in, people have to lower their fees as a result. A really good example, if you want to look at a precedent in history, is the travel industry.

It used to be if you wanted to book a vacation or buy a flight, you had to go through a travel agent. And you had to pay what they told you to pay. But then we had things enter the marketplace like Expedia and Kayak and Priceline. The same way we now have Zillow and Redfin, we do a lot of the searching for homes ourselves.

Just not the buying and the selling.

But the fees for searching for a home have not changed, even though the service itself has. It’s a lot cheaper now to book travel than it was when you had to go through an agent. It’s going to be a lot cheaper to book a real estate agent now as well to sell your home.

OK. I think I understand. I want to talk about what it would mean for the 6 percent commission to go away. Because as we’ve talked about previously in this conversation, that was the immovable fact of buying and selling a home and a huge amount of money.

A huge amount of money. Americans spend about $100 billion a year on real estate commissions alone.

Unbelievable.

Economists forecast that they’re probably going to see that number drop by $20 to $50 billion because these commissions are going to go down. But where it really matters is housing prices. Housing prices have become higher because real estate commissions are baked into the housing price.

If you’re selling a house and your agent says to you, when you sell this house, you’re going to have to pay a 6 percent fee, so we’re just going to bump up the price of the house by 6 percent to absorb that cost. So imagine now those fees going down across the board. That bump up is going down as Well, So housing prices are going to dip.

It’s one of the most significant changes we’ve seen to the housing industry in a hundred years.

Yeah, I mean, you think about it, if you take a 6 percent fixed fee in the system, and you get rid of it, and if you’re right, housing prices fall. What this NAR change means is that the entire US housing market is about to be discounted. It’s about to go on sale.

The prices are about to drop. Absolutely.

OK. What else does the settlement do?

The other major change is that if you are a seller’s agent and you’re listing a home for sale, you can no longer make an offer of commission to the buyer’s agents on these MLS databases. So buyer’s agents will no longer be able to say, hey, I’m only going to take people to homes where I know I’m guaranteed to get 3 percent.

OK. I want to just make sure I understand that. So in addition to this settlement essentially ending the reign of the 6 percent commission, it’s ending this informal conspiracy that’s been going on between buyer’s agents and seller agents where they wink and nod at each other and say, I’m going to get my 3 percent, you’re going to get your 3 percent. In fact, what it does is it ends the very nature of the two colluding over who’s going to get what.

There was nothing informal about it. It was happening in broad daylight on these MLSes.

Right. But of course, we weren’t on those MLSes.

We didn’t know. Exactly. And now we know.

OK, so those are two colossal changes to the market. But it leaves me with a question. This settlement sounds like it represents people who were in the class action lawsuits, but if I sold a home — I don’t know — like three or four years ago, and I look at this settlement and I say congratulations to those in it, but what about me? What about the fact that I and a million and a half other people, we paid our 6 percent fees. What’s in it for us?

Yes, Michael Barbaro, you could also make money from this settlement. And I, Debra Kamin, could also make money from this settlement.

The settlement is a global settlement. Because there were so many lawsuits going on at once, it didn’t just settle that case in Missouri with the five homeowners. It settled all of them. It’s a class action suit that applies to almost every person in America who sold a home over the last few years.

Interesting.

And over the next few years, it’s going to take a while, but we’re all going to get letters that are going to ask us, if you sold a home and if you paid commission.

And we’ve all gotten these letters, were you part of —

Did you buy a piece of meat from this supermarket on this date?

“Did you buy a piece of the housing market on this date?” is the letters we’re going to get. And depending on how many people fill out these letters and send them back, and how big that pot of money has grown to by the end of it, because there’s still some lawsuits that are simmering, that money is going to be divvied up, and parts of it are going to go to homeowners. No one’s going to get rich off of this, but yes, we all stand to get a small chunk of it.

If this is, in fact, as you’re describing it, a revolution in the American real estate industry, the downfall of NAR, the changes of all these rules, we know that revolutions can be very fast or they can be very slow. And I’m curious if you can, in your mind’s eye, imagine what the real estate market is going to look like in 5 or 10 years, and how much better or more accessible it might be for people as a result of these changes.

And I’m asking that in particular because here on “The Daily,” we’ve talked so much about how cruel the US housing market is right now. There’s a shortage. Prices are really high, and young people in particular feel completely locked out of the market. And so is this really going to do something about that? Or is it really going to only feel like it’s at the margins?

No, it will help them. But not in the clean, easy way that you may think. One of the major fallouts of this settlement is going to be the fact that NAR stands to lose something like 2/3 of its members.

Because the major reason people have stayed members of NAR is because they needed access to home listings. And they control the home listings. Now that access has been broken by the settlement deals, people are fed up with NAR. They pay hundreds of dollars a year to be a member. And now they’re saying, what do you do for me? After all this, you lost in court, and now I don’t even have access to these listings for my commission?

So when they lose 2/3 of their members, that group is now also losing 2/3 of the people who donate to their political action committee. And that lobbying arm in Washington has now been very significantly blunted, and that lobbying arm in Washington is one of the biggest forces behind pro-landlord policies, stopping things like rent control, all of the initiatives in D.C. that have made the housing market so very brutal for so many Americans.

So in the long run, this is going to have a serious impact that will completely change the dynamics of the real estate market.

So if we take the NAR out of the equation, we get a more consumer, tenant-friendly housing market. And that is very likely to happen because this settlement essentially kneecaps NAR and leaves its current members with no real incentive to stay members.

That is absolutely correct. So it’s going to take time, but there’s going to be all sorts of ripple effects from this that go well beyond $418 million.

Right. At the end of the day, Debra, this feels like the story of a monopoly that outlived all other monopolies in our system. Right? I mean, American economic history is littered with the story of industries where a group or a company have a stranglehold, and it gets broken up. That’s the idea of a fair economy.

This one lasted so long despite the fact that what it controlled was a pillar of the American dream, which is owning a home. And I wonder how you think about the fact that it took so long to do it. It genuinely shocks me, I guess I’m saying, that this dynamic lasted as long as it did.

It shocks me too. And I have to say, when I started this beat about a year ago, I didn’t know what NAR was. Most Americans had no idea that this organization had so much control and so much power over the housing market. The housing market is 20 percent of the US GDP. This is a huge organization that’s been guiding everything from the wings.

But what I love about this story is that at the end of the day, it was just five normal home-sellers who took them on in court in Kansas City and a personal injury lawyer, and they won. And that irony is not lost on the lawyer. He, after the settlement, sent me a quote. It was a David versus Goliath quote from the Bible.

That is how he sees himself. And in many ways, that is what this story is. It’s one of those stories where the little guy went up against the biggest guy there was, and they won. And a lot of regular Americans now stand to benefit from this because of its impact on the housing market.

Well, Debra, thank you very much.

Well, Michael, thank you very much.

A federal court is expected to give final approval to the NAR’s legal settlement and make it official in the coming weeks.

Here’s what else you need to know today. On Tuesday, Israeli Prime Minister Benjamin Netanyahu said he would push ahead with a planned ground invasion of the Southern Gaza City of Rafah, despite pleas for restraint from the United States, which has warned it could be disastrous for the civilians there. In remarks to his cabinet, Netanyahu acknowledged that the White House had asked him not to invade Rafah but said that he sees no way to eliminate Hamas without doing so.

Today’s episode was produced by Diana Nguyen, Shannon Lin, and Sydney Harper. It was edited by Brendan Klinkenberg and Lisa Chow, contains original music by Diane Wong, Marion Lozano, Sophia Lanman, Rowan Niemisto, and Brad Fisher, and was engineered by Alyssa Moxley. Our theme music is by Jim Brunberg and Ben Landsverk of Wonderly.

That’s it for “The Daily.” I’m Michael Barbaro. See you tomorrow.

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Hosted by Michael Barbaro

Featuring Debra Kamin

Produced by Diana Nguyen ,  Shannon Lin and Sydney Harper

Edited by Brendan Klinkenberg and Lisa Chow

Original music by Diane Wong ,  Marion Lozano ,  Sophia Lanman ,  Rowan Niemisto and Brad Fisher

Engineered by Alyssa Moxley

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For decades, an invisible hand has been guiding and controlling the American real estate industry, dictating how much buyers and sellers pay to their agents and how homes are sold. A few days ago, after a stunning legal settlement, that control — wielded by the National Association of Realtors — collapsed.

Debra Kamin, who reports about real estate desk for The Times, explains how the far-reaching change could drive down housing costs.

On today’s episode

umich housing tour

Debra Kamin , a reporter on real estate for The New York Times.

A street of residential houses.

Background reading

The National Association of Realtors agreed to a landmark deal that will eliminate a bedrock of the industry, the standard 6 percent sales commission.

Read about five ways buying and selling a house could change.

There are a lot of ways to listen to The Daily. Here’s how.

We aim to make transcripts available the next workday after an episode’s publication. You can find them at the top of the page.

The Daily is made by Rachel Quester, Lynsea Garrison, Clare Toeniskoetter, Paige Cowett, Michael Simon Johnson, Brad Fisher, Chris Wood, Jessica Cheung, Stella Tan, Alexandra Leigh Young, Lisa Chow, Eric Krupke, Marc Georges, Luke Vander Ploeg, M.J. Davis Lin, Dan Powell, Sydney Harper, Mike Benoist, Liz O. Baylen, Asthaa Chaturvedi, Rachelle Bonja, Diana Nguyen, Marion Lozano, Corey Schreppel, Rob Szypko, Elisheba Ittoop, Mooj Zadie, Patricia Willens, Rowan Niemisto, Jody Becker, Rikki Novetsky, John Ketchum, Nina Feldman, Will Reid, Carlos Prieto, Ben Calhoun, Susan Lee, Lexie Diao, Mary Wilson, Alex Stern, Dan Farrell, Sophia Lanman, Shannon Lin, Diane Wong, Devon Taylor, Alyssa Moxley, Summer Thomad, Olivia Natt, Daniel Ramirez and Brendan Klinkenberg.

Our theme music is by Jim Brunberg and Ben Landsverk of Wonderly. Special thanks to Sam Dolnick, Paula Szuchman, Lisa Tobin, Larissa Anderson, Julia Simon, Sofia Milan, Mahima Chablani, Elizabeth Davis-Moorer, Jeffrey Miranda, Renan Borelli, Maddy Masiello, Isabella Anderson and Nina Lassam.

A previous version of this episode described incorrectly the National Association of Realtors’ ownership of the word “realtor.” It owns the trademark of the word, not the copyright. The episode also incorrectly stated that the association had a controlling stake in the company DocuSign. It was, however, an early investor.

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Debra Kamin reports on real estate, covering what it means to buy, sell and own a home in America today. More about Debra Kamin

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Opinion: To Build More Housing, New York Should Scrap Office Zoning

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Image courtesy of the New York City Planning Zoning and Land Use Map 

Written by Ryan Finlay

Few cities in America face a housing crisis as acute as in New York City. Restrictive legal frameworks deprive the residential market of a stable supply, while Manhattan office buildings sit empty. Developers are lining up to redevelop underutilized real estate in Manhattan’s central business districts, and it is time to open the floodgates. While solutions specifically tailored to sub–market rate affordable housing construction are beyond the scope of this article, what is proposed is a novel and specific restructuring of the New York City zoning code to almost immediately boost the housing stock in one fell – legislative – swoop: abolish the city’s high density office zoning. 

The US consistently suffers from a dearth of responsible policymaking for land use. The result is a national housing crisis. A report sponsored by the American Planning Association found that not a single state was free of a housing production deficit, amounting to an estimated underproduction of 3.9 million housing units in 2021 (Pasi, 2023). The quantity of national underproduction grows consistently year over year – exacerbating the gap between supply and demand, pushing an ever growing proportion of the nation’s housing stock into unaffordable prices. 

In stark contrast, the market for commercial real estate, specifically high density office space, continues to falter years after the outbreak of the Covid–19 pandemic. Office occupancy rates in the ten largest US cities averages at 52.97 percent of pre–pandemic levels, up from the early 2020 low of less than twenty percent (Mysak, 2024). The data shows that the rebound is stagnating, rising only a few percentage points in the last year, indicating that almost half of urban office space may remain vacant for years to come. The dichotomy between the residential and commercial markets makes clear that there is a ready supply of available real estate, but not of the type needed by consumers. 

The crisis is magnified in the nation’s largest city. The Washington think tank Up for Growth estimates the New York Metropolitan Area has a shortage of over 340,000 residential housing units (Zaveri, 2023). In terms of office surplus, reports for the end of January exhibit 51.4 percent of workers back in the office, meaning New York is roughly on par with the national rates for large cities (Grieve, 2024). New York real estate firms have calculated that hundreds of the city’s office towers are suitable candidates for office–to–housing conversion projects – an expensive process to renovate obsolete office buildings for repurposing as apartment buildings. Well aware of the discrepancy between the housing and office markets, developers are eager to pursue these projects, but face a myriad of restrictions preventing their execution. 

Chief among these impediments are zoning rules specifically placing limits on office conversion projects. In Lower Manhattan and Midtown, rules in the zoning code stipulate that no office building may be converted into housing if it was built after 1977 and 1961, respectively (Chaffin, 2023). Seemingly against all reason, obscure city statutes stand in the way of this relatively benign development, hindering relief of the ailments afflicting the real estate sector. 

It is easy to suggest the fault lies with the New York City Planning Commission, too rigid and inept to properly regulate; it is all too easy to direct invective at the city’s planners for failing to simply rewrite the zoning ordinances to solve the housing crisis. This line of thinking is commonplace, and uninformed. It is the New York State Legislature that has failed to pass a replacement for 421a, the city’s primary tool for subsidizing affordable housing construction that expired in 2022 (Haag, 2022). It is the City Council that is responsible for passing changes to the city zoning code, and has failed to take significant action on the revision and adaptation of the rules concurrently with the developing needs of the metropolis. The zoning rules have become so expansive and Byzantine that it is effectively impossible to build as–of–right in Manhattan, meaning just about every construction project is compelled to seek special exception status in order to break ground. 

Liberalizing requirements for office conversion projects will not be enough. In many cases, New York’s empty office buildings are simply too massive, leaving too great a proportion of their floor space without access to windows and natural light to be considered for renovation as apartments (Chaffin, 2023). Instead, a broader rethinking of commercial real estate is in order. The central business districts are dominated by vast tracts of C6 zoning, the designation allowing for the densest office buildings. Many of the ideal sites for office building conversions are within or in the immediate vicinity of C6 zoned areas (NYC Department of City Planning 2024). The City Council can facilitate mass housing construction in the immediate term by eliminating C6 from the zoning code altogether. In its place, introduce a new type of zoning to the city’s playbook, one tailored specifically for facilitating rapid conversions of obsolete office buildings, and otherwise the replacement of distressed assets with what is in demand. The new zoning category, for the purposes of this article, should be called X1, ideally the first of a series of mixed–use designations to fulfill corrective roles in other areas of city development. In terms of its qualities, X1 would allow for any configuration of office and residential uses on a given site, beholden only to the acumen of the developer. Importantly, the category should include zero height limits, no floor area ratios, unrestrictive building envelopes, and zero parking requirements. The waiving of height limits will be contingent on about half the building site being left as public space. 

Opponents would say the regulations X1 proposes to upend are necessary to protect districts from megastructures blocking sunlight and overburdening streets with traffic. This may be true for some neighborhoods, but where C6 exists today is in centers where public transit is most available, and where developers routinely receive zoning exceptions to get around the rules inherent to C6 (NYC Department of City Planning, 2024). For those fearful of the cannibalism of office real estate for insatiable housing demand, have confidence that developers are intelligent enough to track the equilibrium for the supply and demand of office space – they will act in the best interest of the market. Lastly, zero height limits will most assuredly not lead to mile–high towers on every block. Heights are naturally restricted by factors such as construction costs, the physics and capacity of elevators, as well as numerous other factors which will naturally curtail the heights of X1 zoned projects (Potter, 2022). 

If this reform were to be implemented, New York City could transform itself from the center of a national real estate calamity to a model for other American cities struggling with familiar housing crises and gluts of office space. By using C6 districts as fresh starts for building the housing New York desperately needs, these neighborhoods can be a model for contemporary life, where work and leisure share the same block, and innovative vibrancy permeates.

References 

Chaffin, J. (2023, February 13). Turning offices into condos: New York after the pandemic . Financial Times. https://www.ft.com/content/7037a8e0-d396-4563-bb2a-43abea7afe87 

Grieve, J. (2024, February 2). Tracking return to office data in New York City offices . Craine’s New York Business. 

https://www.crainsnewyork.com/commercial-real-estate/tracking-return-office-data-new-y ork-city-offices 

Haag, M. (2022, May 26). Why a lucrative tax break for developers is likely to die in Albany . The New York Times. https://www.nytimes.com/2022/05/26/nyregion/tax-exemption-housing-development.html? searchResultPosition=3 

Mysak, J. (2024, February 9). US cities can shrug off empty offices, commercial real estate concerns . Bloomberg.com. https://www.bloomberg.com/news/articles/2024-02-09/office-buildings-remain-half-empty -but-us-cities-can-shrug-it-off 

New York City Planning. (2024). NYC planning zola . ZoLa. https://zola.planning.nyc.gov/about#9.72/40.7125/-73.733

Pasi, E., & Flionis, S. (2023, October 13). No state immune to housing supply shortage . American Planning Association.  https://www.planning.org/blog/9278898/no-state-immune-to-housing-supply-shortage/

Potter, B. (2022, January 21). Why skyscrapers are so short. Works in Progress . https://worksinprogress.co/issue/why-skyscrapers-are-so-short/ 

Zaveri, M. (2024, January 28). The tax break New York relied on to build housing is gone. what’s next? The New York Times. https://www.nytimes.com/2024/01/28/nyregion/421a-housing-tax-break-legislature-485x.h tml?searchResultPosition=1

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Vacant Ann Arbor-area movie theater site gets new redevelopment options

  • Updated: Mar. 21, 2024, 11:10 p.m. |
  • Published: Mar. 21, 2024, 11:58 a.m.

Goodrich Quality 16 movie theater

This file photo shows a view of the Goodrich Quality 16 Theater at 3686 Jackson Road from above in Scio Township, near Ann Arbor, on Oct. 23, 2014. Patrick Record | The Ann Arbor News

WASHTENAW COUNTY, MI - What the future could hold for a vacant Jackson Road movie theater outside Ann Arbor is coming into focus.

Developers haven’t come forward with a specific plan for the former Goodrich Quality 16 in Scio Township, but they now have a menu of options for trying to market the property for redevelopment.

Scio Township leaders voted unanimously Tuesday, March 19 , to OK changes to the zoning for the 51,000-square-foot theater, opening the door to a number of potential new uses for the property.

That includes a five- or six-story housing development, office space or entertainment and indoor recreation businesses, in addition to retail establishments, a grocery store and a restaurant as part of a mixed-use project.

The list is the product of several years of efforts by developers with Royal Oak-based Etkin Management, LLC. In 2021, Etkin initially proposed transforming the empty theater into climate-controlled self-storage , an idea that received a frosty reception from residents and township planning officials.

The company then returned with a request for more flexibility in finding a redevelopment plan for the property, proposing to change zoning that now only permits movie theaters to include a range of new uses, from hotels to banks or grocery stores.

Through extended negotiations with the township and neighboring business owners in the commercial area housing the movie theater, the list was narrowed before coming up for a vote on Tuesday.

“We’ve been at this for for roughly two and a half years,” Etkin Vice President Josh Suardini said at the Scio board meeting, urging township leaders to take action so his company could finally begin marketing the property.

Read more: Housing, offices or retail among proposed next steps for vacant Ann Arbor-area theater

The final proposal allows standalone redevelopments bringing a multi-family residential project at 25 units per acre and up to five stories or 30 units per acre and up to six stories, provided that 10% of the units be priced below market rate.

Developers could also pursue office or technology research projects, or entertainment and indoor recreation developments, including potential bars and restaurants, according to township documents.

If two or more of those approved uses are included, the development could also include retail space, a grocery store, medical or dental offices and restaurants or bars as part of a mixed-use project, officials said.

The final sticking point on Tuesday was a restriction on the number of seats a potential dining establishment could have.

Etkin originally proposed a cap of 300, noting restaurants like Applebee’s usually required 200 to 250 seats. But through negotiations with the township and neighboring businesses, the cap was lowered to 125 seats. “We cannot go lower than that because we’re already lower than a standard restaurant,” Suardini said on Tuesday.

Still, fewer seats was the ask of the vacant theater’s neighbors, including Gus Boutsikakis, owner of a commercial strip at one corner of the plaza, and John Roumanis, owner of the adjacent Carlyle Grill.

Boutsikakis said Tuesday he welcomed redevelopment of the theater but also noted he and Roumanis had invested millions in the area with the understanding their businesses would be located next to the theater. A new 125-seat restaurant shouldn’t be allowed, he said, urging officials to lower the seat cap.

“You’re asking us to say hello to the competition and come along,” he said.

That perspective seemed persuasive for several Scio Township leaders.

“I agree that this site should be put to a meaningful use, however we can’t ignore the businesses in the area around the current Goodrich theater site,” Scio Trustee Kathleen Knol said on Tuesday, noting Roumanis made a decision to open the Carlyle Grill nearly 20 years ago based on the cinema occupying the site.

Knol, and township Trustee Mark Brazeau each said they favored cutting the proposed limit on seats in any potential new restaurant development roughly in half.

“I think that would be fair for the existing ownership and fair for the new owners as well because we want to open up the door for new businesses,” Brazeau said.

Suardini pushed back, noting that the lower seat limitation would only allow for drive-thru or fast casual establishments, not ideal of a site set back from the roadway. Developers had already negotiated down from their original ask and compromised on other items, he said.

Ultimately, those pleas fell on deaf ears.

The board voted 7-0 to OK the new list of uses, with a cap of two restaurants with no more than 40 seats each or one establishment at no more than 70 seats.

In earlier versions of the new approved uses, officials had a “laundry list” of options, including hotels, and the negotiations significantly narrowed those possibilities, also promoting the possibility of some workforce housing at the site, township Clerk Jessica Flintoft said Tuesday.

Developers previously said redevelopment plans would likely involve the demolition of the theater, which opened in the 1990s but shuttered during the COVID-19 pandemic.

The vote offers no guarantees for the future of the movie theater, however. Developers would need to come back to the township with a specific proposal and pass through its site plan approval process, officials said.

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How student housing around USC is transforming a historic Black and Latino neighborhood

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Only a year ago the little gray and yellow house on 35th Place was nestled among similar early 20th century homes interspersed with a few postwar apartments.

Today it is flanked on one side by two four-story buildings and on the other by three buildings under construction.

Scenes like that are playing out on almost every block in the neighborhood west of the USC campus. A building boom is transforming a historic Black and Latino neighborhood into a village of modern student housing, unchecked by planning constraints that were enacted more than a decade ago specifically to hold off such a boom.

Similar development occurs over large portions of South Los Angeles where small firms have learned to max out the area’s underutilized multi-family zones that allow much more density than the single-family zones that are the bedrock of the city’s suburbs.

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But nowhere are the buildings as large, or the transformation occurring faster, than in the mile radius around USC. The drastic change is raising concerns that working-class families are being displaced — either lured by cash offers that aren’t enough to buy housing elsewhere or forced from affordable rentals — to be replaced by a well-to-do transitory population.

“I’m most concerned that new housing is being created for temporary residents at the expense of housing for permanent residents, multi-generational residents, people who are committed to the neighborhood,” said Councilman Marqueece Harris-Dawson, who is pushing for tighter planning restrictions he hopes will slow the pace.

But the neighborhood immediately west of USC, from Vermont Avenue to Western Avenue, may have crossed the tipping point where it is too late to slow the development.

Two people carrying bags cross a residential street.

“I feel like the horse has left the barn in some ways,” said Cynthia Strathmann, executive director of Strategic Actions for a Just Economy , a nonprofit that researches and promotes housing policies to benefit low-income Angelenos.

“It’s not surprising,” Strathmann said. “SAJE has been talking to USC about development around USC for the last 20 years, sort of knowing that this was coming based on some of the signs we’ve been seeing for a long time.”

The transformation is moving so swiftly that almost any random block has construction in progress on one or two lots, a recently completed building or two and a boarded-up house with a demolition notice posted on a construction fence.

SAJE has surveyed one block of 36th Place three times, in 1999, 2009 and last year, working with students of USC sociology professor Leland Saito .

“Even between 1999 and 2009 you were already seeing this massive displacement of community members,” Strathmann said. Last year’s survey found only one person living on the block who was not a student.

Saito, who lives in a small white house at the corner of 37th Drive and South Catalina Avenue, said he feels caught up in forces beyond his control, as both a victim of the gentrification around him — with his street being overrun by tall buildings—and a gentrifier himself. He bought his house in 2008 on the salary of a university professor.

LOS ANGELES-CA-, 2023: Pedro Villegas, 61, is photographed in his Los Angeles apartment on Vin Scully Avenue where he lives with his family, on April 19, 2023. The residents of two apartment complexes on Vin Scully Avenue have been offered cash for keys and have refused the offer. (Christina House / Los Angeles Times)

$55,000 to leave a rent-controlled apartment? Why these tenants say no thanks

As the L.A. rental market soars out of reach for many working families, one community wants to hold on to its low-cost housing.

May 5, 2023

A combination of an aging homeowner population and the growing number of university students searching for housing has attracted a handful of determined developers whose agents walk door-to-door soliciting homeowners to sell.

A Neighborhood Stabilization Ordinance adopted in 2008 was designed to preserve the low-density character of the working-class neighborhood in the shadow of L.A. County’s largest private employer.

But loopholes in the planning law have allowed developers to build up to four stories, in most cases by-right, meaning they require no planning review.

“It seems to me they have a room full of people trying to find loopholes in the city’s building permit process,” Harris-Dawson said.

What they found was a way around the limit on habitable rooms. If one is a combination kitchen/living room, the rest can be bedrooms. For students, four small ones will do.

A stroll down one block of 35th Place is like viewing a time lapse of a long-stable neighborhood caught in sudden flux.

After 46 years in his house near Normandie Avenue, Glen Flowers has sold it for $1.1 million and is planning to relocate to his native Belize.

A man in a T-shirt and baseball cap stands in front of an orange and white house.

The house next door, which recently sold, is boarded up and growing waist-high weeds in its front yard. A four-story apartment building towers over Flowers’ back yard.

He stays in touch with some former neighbors who sold out earlier.

“They’ve moved out to the valleys and stuff like that,” he said. “I think there’s only one, two, three, four, five permanents on this block anymore.”

One neighbor sold his home early in the gentrification process for $800,000 and regrets it , he said.

“You know, I talked to him lately. He was sorry, because the money he got for his house, he wasn’t able to buy another house. And he spent that money and he’s in trouble.”

For those remaining, noise, dust and road blockages are common complaints.

Renters, too, find the change unsettling.

Vanisa Vacarro, a renter, said the neighborhood is a predominantly Belizean community . She lives in her apartment with her two young children. She said she’s concerned about increased rent prices but doesn’t feel pressure from her landlord to leave the building.

A woman with two small children stands on a sidewalk.

Vacarro lives in a 1970s two-story apartment. Though she has not seen any indication the owner would sell, she still feels anxious about what would happen if she had to leave.

She recently was able to move into a two-bedroom unit, and she knows she would have to move her two children into a one-bedroom again if she is evicted.

Several homeowners interviewed by The Times were ambivalent on the issue of gentrification, weighing the loss of community against the increase in value and an intangible —their sense of security.

They said that security provided by USC has eliminated gangs, drug sales and other crimes that once plagued the neighborhood.

“We love what USC has done in terms of the development of community, things that were a little different 20, 30, 40 years ago,” said Donald Harrison, who lives in the back house on a lot across the street from Flowers.

“I’m sure it’s mixed emotions for a lot of people,” Harrison said. “For sure, we would all like to say, ‘Oh, the parking is bad.’ Yeah, that’s no different than it was 20 years ago. It was even worse, you know, with the gang violence and the drugs and all the other stuff that came along with it.”

Harrison said he may consider leaving one day, but not while his mother is still in the front house.

A man walks through a partially open driveway gate toward a house beyond.

“She’s 88 now, and we’re trying to let her live her glory days where she wants to live it, you know.”

Stephen Berkeley, a pool table repairman who lives behind his mother-in-law’s house in the middle of the block, also accepts the change as progress.

“I’m for progress, but then sometimes progress overshadows the memories of the neighborhood, you understand what I’m saying?” Berkeley said. “And we’re losing and somebody’s winning.”

Berkeley said his 99-year-old mother-in-law was born in the front house and plans to leave it to her grandchildren. He thinks they’ll sell, but he’s OK with that.

A man standing in front of a gated driveway points with one hand.

“I don’t want to stop anything,” he said.

Besides their disproportionate size, the new buildings rising in the neighborhood are set apart by their bright colors, splashy design features, sophisticated but small gardens and lots of bedrooms.

By stacking buildings two or three deep on a lot, each a duplex with up to three bedrooms, developers can place a dozen or more bedrooms where a modest wood-sided cottage once stood.

What distinguishes the new buildings most, in the eyes of critics, is that, despite the added density, they provide no replacement housing for the residents they displace.

Compared to the boxy, family-oriented duplexes rising in many parts of South Los Angeles, the developers here have created a housing model specifically aimed at students.

The small bedrooms, each with their own bathroom, are leased individually at rates ranging from the low $1,000s to more than $2,000 per bedroom.

They serve a market arising from the steady growth of USC’s enrollment, especially graduate students, coupled with the inability of the university to add more housing on its built-out campus.

The university provides housing for only a small fraction of its nearly 49,000 students. It guarantees housing for first- and second- year undergraduates in 7,200 beds in residence halls and leased off-campus apartments, including the 800-unit University Gateway Apartments on Figueroa Street. An additional 1,300 off-campus units are leased to graduate students and their families.

The private market has stepped into the gap. Over the years, many of the postwar apartment buildings scattered among the predominantly single-family homes west of the campus have entered the student market, advertising their availability with large banners bearing the cardinal and gold school colors.

In 2011, L.A. developer Geoffrey Palmer obtained city approval for Lorenzo, a 914-unit mixed-use development east of the 110 Freeway billed as an upscale student community.

Los Angeles, CA - December 11: University Park on Monday, Dec. 11, 2023 in

1. The home of Glen Flowers in the 1300 block of 35th Place which he recently sold to developers is dwarfed by multi-story student-oriented development that is transforming the bungalow neighborhood west of USC. 2. New multi story developments in the 1300 block of 35th Place is changing the neighborhood as developers are building multi-story student-oriented buildings transforming the bungalow neighborhood west of USC. (Al Seib/For The Times)

Since Lorenzo opened, demand has continued to rise as enrollment grew by nearly 11,000, about 70% of whom are graduate students.

The university has no affiliation with private developers but it has acknowledged its role in the off-campus housing by partnering with the website Off Campus Housing 101 where community rentals are listed.

Around 2018, developer interest that was focused on the area immediately west of campus accelerated into a buying spree spreading to Western Avenue.

A Times analysis of L.A. County Assessor records shows that 24 properties were purchased by limited liability corporations that year in the area bounded by Vermont and Western avenues and Jefferson and Exposition boulevards. Purchases by LLCs, a precursor to development, steadily increased in subsequent years, totaling 274 parcels through 2022.

Los Angeles city building records show that 135 permits to construct duplexes and 10 for apartments have been issued in 2018 or later, and 191 demolition permits have been issued, indicating that more is yet to come. Of the new construction permits, 72 are for three-story buildings and 36 for four-story buildings.

Stacks of lumber sit next to a building under construction.

The effect is a dramatic reshaping of the neighborhood.

The Rev. Matt Keadle of St. Mark’s Lutheran Church has seen his congregation get smaller and smaller throughout the years as permanent residents have moved out of the neighborhood.

Keadle said one worshiper had lived in the area for decades before selling her home. She was a director of the church’s preschool and even cooked hot meals for those in need. When she moved out, Keadle said, a big-box building of student apartments replaced her home.

“It was just so emblematic of the change that we’ve seen. Students contribute to the neighborhood in different ways,” he said, “but it’s different from [someone] who has been here for generations.”

Keadle said he, along with other community organizations, have tried to collaborate with private developers in the past. However, the talks have broken down.

“We just couldn’t come to an agreement that we felt like was going to benefit everyone,” Keadle said. “We’ve certainly tried and we will continue to do so.”

Oscar Rodriguez, who enjoys afternoons on the veranda of his Craftsman house surrounded by flowering bougainvillea and manicured vines, jokes that the forlorn gray and yellow house across the street reminds him of the movie “Up,” with a tiny home stuck between massive buildings.

The only longtime neighbor he was close to sold their home recently after 38 years. Maybe one day he’ll do the same, but he still says no to the constant offers.

“Well, I think that I’m kind of settled down here, and I have no need to try to get in another adventure,” he said.

A man with a younger man smiles and waves as he stands in a partially open gate.

The construction on Rodriguez’s block is by-right, meaning it is consistent with the R1.5 zoning. Developers need only go to City Hall to file for a building permit.

The 2008 Neighborhood Preservation Overlay — additional zoning rules imposed on a specific area — imposed additional design standards that are nominally intended to protect the neighborhood’s character. In practice, they don’t.

Records obtained from the city Planning Department show that designs submitted for review are approved without comment.

In a 2020 motion asking the Planning Department for ideas to better protect the neighborhood, Harris-Dawson lamented that “community members and other civic stakeholders are seeking to understand why, despite the implementation of land use controls, there continues to be a loss of affordable housing and an overconcentration of student housing near the University Park/Expo Park community.”

The overlay requires a public hearing and approval by a zoning administrator for any dwelling with five or more habitable rooms per unit. With three or four bedrooms and a common living area, the student model doesn’t reach that standard.

The Harris-Dawson motion would tighten the standard to four habitable rooms. It is currently under review by the city attorney.

The developers who are turning the neighborhood upside down generally keep a low profile. They usually form separate LLCs for each property, masking their identities. A Times analysis of company mailing addresses identified dozens of small operators and 10 firms that owned five or more properties in the neighborhood.

The largest, Tripalink, has projects either completed or in progress on 23 parcels in the 43-block area and owns another 20 parcels. The company runs a shuttle bus service through the neighborhood to take students to campus.

Formed in 2016 by USC graduate Donghao Li, Tripalink now boasts 10,000 units under management including luxury apartments in downtown L.A., Koreatown, Philadelphia, Chicago and Seattle. The company’s website says it specializes in co-living apartments.

Harris-Dawson said his office receives complaints about noisy construction that starts early in the morning and blocks streets and sidewalks.

There are also complaints that developers, including Tripalink, have bought and demolished houses without obtaining city permits, thus avoiding review of rules that seek to preserve neighborhood character.

Li did not respond to multiple requests to speak with The Times.

Recently, an unexpected twist emerged when the Los Angeles Homeless Services Authority leased a newly completed triplex west of Exposition Park to house 20 people being removed from street encampments through Mayor Karen Bass’ Inside Safe program.

It turns out that the student model of individual bedrooms with private bathrooms sharing common living areas is also a good match for formerly homeless people, said Kris Freed, whose consulting firm is working to sign up master leases for LAHSA.

People stand outside a three-story building.

Freed, who thinks the building boom may have oversaturated the student market, is negotiating with 12 developers of new buildings.

A potential windfall of badly needed housing for homeless people is viewed favorably by residents, neighborhood advocates and political leaders alike.

“That would be great if they started using it for homeless persons,” said Flowers, the homeowner who just sold out. “The population is growing by the day,”

But that wouldn’t solve the fundamental problem: displacement of longtime residents.

Frustrated by the ineffectiveness of past strategies, Harris-Dawson has introduced a new proposal that would require developers to notify tenants of their legal rights, deny future demolition permits to those found to have infringed tenant rights and give tenants a right to sue over violations of the zoning code.

A hearing before the council Planning and Land Use Management Committee has been postponed several times.

Regardless of the motion’s fate, Strathmann of SAJE thinks a broader approach is needed. Among other things, she said, displaced tenants should have an immediate right of return to housing somewhere else in the neighborhood, and builders should be required to create larger bedrooms.

“How about you replace it with the same size rooms, so families can live there,” she said.

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Los Angeles, CA - December 11: University Park on Monday, Dec. 11, 2023 in Los Angeles, CA. A group tours a new building at 1200 Leighton Ave that has been master-leased by LAHSA on behalf of LA City for Mayor Bass' Inside Safe program. Rapid multi-story student-oriented development is transforming the bungalow neighborhood west of USC. There is focus on two or three blocks between Exposition and Jefferson, Vermont and Western where three-to five-story buildings are recently completed or under construction in an area with long-term residents. The tour of a new building that has been master-leased by LAHSA is part of the gentrification of the neighborhood but also reflects the city's response to the shortage of affordable housing and the value-clash that is the underlying theme of the story. (Al Seib / For the Los Angeles Times)

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  1. Freshman Year 101 at UMICH

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  1. Tours

    Tours. Our first priority is the safety and well-being of our current residents. For this reason, we do not offer personal tours of our residence halls at any time. The Office of Undergraduate Admissions hosts information sessions followed by a walking tour of the campus for prospective freshmen. The tour includes a stop at a residence hall.

  2. U-M Tour Site

    Experience what it's like to Go Blue! at the University of Michigan by taking our virtual tour. Through photos, descriptions, videos, 360 views, and student voices, you can learn about different schools, colleges, residence halls, buildings and campus landmarks. ... Learn more about housing at Michigan. Literature, Science and the Arts (LSA)

  3. Residence Halls

    Betsy Barbour. A women's residence hall in the heart of Central Campus, Betsy Barbour is a small community of around 120 women, and shares its facilities, staff, and community spaces with Helen Newberry Residence Hall. Barbour is near the Michigan Union, Angell Hall, the U-M Museum of Art, and the shopping area on State Street.

  4. BUILDING TOUR

    The CLC is located in the basement, at the foot of the north stairwell. It houses Dell/PC compatible computers, Macintosh computers, one scanner, and two laser printers. A typewriter is also available in the CLC for resident use. Residents have 24-hour access to the CLC. The following rules apply to the computing site:

  5. Tours

    Tours. Our first priority is the safety and well-being of our current residents. For this reason, we do not offer personal tours of our residence halls at any time. The Office of Undergraduate Admissions hosts information sessions followed by a walking tour of the campus for prospective freshmen. The tour includes a stop at a residence hall.

  6. Visit Campus

    Join us for a 75-minute walking tour of Central Campus, led by one of our current U-M student tour guides. The majority of this tour will take place outside, so we strongly encourage you to check the local weather forecast and dress appropriately.All in-person visits are by appointment only. Due to strict tour capacities, registration is required and walk-ins cannot be accommodated.

  7. Campus Tours for Prospective First-year Students

    Join us for a 75-minute walking tour of our Central Campus neighborhood, led by one of our current U-M student tour guides. Please note that the majority of this tour will take place outside, so we strongly encourage you to check the local weather forecast and dress accordingly. Choose a date from the calendar to register.

  8. Michigan Housing

    [email protected] Facebook: UniversityofMichiganHousing. Office of the Vice President for Student Life. Ruthven Building, Room 1300 1109 Geddes Ave Ann Arbor, MI 48109-1079 View on a map. Have questions? Campus Information has answers. 734-764-INFO [email protected] @umstudentlife @UMStudentlife.

  9. FIRST-YEAR AND TRANSFER APPLICATION INFORMATION

    Space for transfer students is extremely limited and we encourage transfer students to explore off-campus housing options through resources such as Beyond the Diag. Transfer students will receive an email with a link to a housing application in mid-April if you've paid your enrollment deposit. Submission of a housing contract does not ...

  10. Residence Halls Comparison

    West Quadrangle & Cambridge House. NORTH CAMPUS. Baits II. Bursley Hall. Residence Halls Comparison. Graduate Housing. Munger Graduate Residences. Northwood I & II (Furnished apartments) Northwood IV & V (Unfurnished Townhouses)

  11. Your Housing Contract

    Your Housing Contract - University of Michigan - Housing Knowledge Base. University of Michigan - Housing Knowledge Base. General Information. Useful Information.

  12. The Bombshell Case That Will Transform the Housing Market

    Housing experts said the deal, and the expected savings for homeowners, could prompt one of the most significant jolts in the U.S. real estate market in 100 years.

  13. Opinion: To Build More Housing, New York Should Scrap Office Zoning

    The US consistently suffers from a dearth of responsible policymaking for land use. The result is a national housing crisis. A report sponsored by the American Planning Association found that not a single state was free of a housing production deficit, amounting to an estimated underproduction of 3.9 million housing units in 2021 (Pasi, 2023).

  14. Michigan Housing

    University of Michigan - Housing. YOU BELONG HERE LEARN ABOUT OUR COMMITMENT TO DIVERSITY AND INCLUSION. READ MORE. HOUSING FOR RETURNING RESIDENTS Explore your options. HONORED INSTRUCTORS SEE THIS YEAR'S RECIPIENTS. Help. Tel: (734) 763-3164 Fax: (734) 764-6806. Staff Directory; Forms;

  15. Vacant Ann Arbor-area movie theater site gets new redevelopment ...

    This file photo shows a view of the Goodrich Quality 16 Theater at 3686 Jackson Road from above in Scio Township, near Ann Arbor, on Oct. 23, 2014.

  16. Near USC, student housing is reshaping this historic community

    Only a year ago the little gray and yellow house on 35th Place was nestled among similar early 20th century homes interspersed with a few postwar apartments. Today it is flanked on one side by two ...

  17. Baits II

    Baits II. 734-763-0130. 1440 Hubbard. Ann Arbor, Michigan 48109-2803. Baits II is a mix-gender, first-year residence on North Campus. It houses approximately 570 students. It's near Pierpont Commons, Bursley Residence Hall, the College of Engineering, the School of Music, Theater & Dance, and other academic units.

  18. New York State Senator Joseph Addabbo, Jr. Tours Lenox Hill Radiology

    New York State Senator Joseph P. Addabbo, Jr., who represents Senate District 15, visited RadNet, Inc.'s (NASDAQ: RDNT) Lenox Hill Radiology imaging center located in his district at 96-10 Metropolitan Avenue, Forest Hills. State Senator Addabbo toured the facility, which offers 3D mammography, ultrasound, bone density (DEXA), x-ray, and imaging-guided breast biopsies (ultrasound and ...

  19. East Quadrangle

    701 East University Avenue. Ann Arbor, MI 48109-1245. East Quad, a mixed-gender, undergraduate residence hall, is home to approximately 850 students each year. It's on Central Campus near the South University shopping area and many academic buildings including Ross School of Business and the School of Education.

  20. Michigan Housing

    Need to request our cleaning services? Just submit a work request to FIXIT. And if an emergency repair can't wait, call 734-647-2059. Fix It.

  21. Graduate Housing Basics

    The Lawyers Club offers a once in a lifetime opportunity to live in the iconic Michigan Law Quadrangle. The single occupancy rooms are fully furnished, air conditioned, with a private or semi-private bathroom. Onsite dining is included in the housing contract with a 12-meal-per- week plan. The Lawyers Club houses students from all three years ...

  22. Mosher-Jordan Hall

    Mosher-Jordan Hall. 734-764-2106. 200 Observatory Street. Ann Arbor, MI 48109-2035. MoJo is a first-year, mixed-gender residence hall located in the Hill Neighborhood. Home to about 430 first year students, Mojo is close to the Central Campus Recreation Building and Nichols Arboretum. At Mojo you'll have a community of Residential Staff who ...

  23. First-Year and Transfer Winter Application

    The application for Winter Term housing launches on November 9. Once you've paid your enrollment deposit, we will send an email to your U-M email with information on the application process. If you haven't received an email after a week of submitting your enrollment deposit (and it is after November 9th) please contact us.

  24. Additional Living Options

    The Gender Inclusive Living Experience (GILE) is one of several gender-inclusive housing options offered at the University of Michigan. GILE is intended to be a safe, inclusive, comfortable and supportive community for people of all gender identities and expressions. This community supports students who identify as transgender or gender non ...

  25. Undergraduate Room and Board Rates

    The rates listed below are for the 2023-2024 academic year and have been approved by the Board of Regents of the University of Michigan. Room and board rates include both the cost of the room and meal plan. Undergraduate Housing includes an additional fee of $75 fee for Residential Computing Activation. All residence hall contracts are legally ...

  26. Transfer Year Experience

    The Transfer Year Experience (TYE) is a community designed to support the transition of transfer students from their previous institution to the University of Michigan. TYE allows transfer students access to a community where they feel immediately at home, learn to navigate campus resources and build intentional and lasting connections. Living ...

  27. Returning resident housing 2024

    By Jan 18 (Thu) - Theme Housing Applications due. Jan 22 (Mon) - Registration opens for Returning Resident Housing Via the Housing Portal. Jan 26 (Fri) - Registration for Returning Resident Housing Via the Housing Portal closes at 11:59 pm. Jan 30 (Tue) - Housing Contracts offered for those in housing or programs that had their own internal ...