The Elk Meadows apartment complex in lower Pinebrook is operating without a business license due to extensive violations of health, building and fire codes - conditions community advocates say have persisted for years.
Elk Meadows was built in 1993, and contains about 90 units that rent for $1300-$1600 a month.
According to a letter sent to its owners last September by the Summit County Attorney’s office, inspectors found some buildings infested with cockroaches and bed bugs, stairs not safely attached to structures, and missing or broken smoke detectors.
Community advocates told KPCW that when tenants complained about conditions, they were swiftly evicted.
Yaneli Murillo, 21, lived with her family in Elk Meadows for more than 3 years before being evicted in November 2020. She said she was unsure why they had to leave. She said they paid rent on time, ignored ripped-up carpet and bought their own pest control products. But they did ask for repairs for several pressing problems.
"Some of the sinks were leaking, the bathroom was leaking from the bottom, and the window actually was broken too," she said. "And a lot of cold that was going to the apartment every time tio was windy and we were paying more rent because it was always cold. And more bills."
Murillo said those problems were never fixed despite repeated requests. Then her family was evicted, and she recalls the property manager saying it was because they left something on their exterior stairs.
"They said that it was because we had a mess. They actually invented, too, that they found something on the stairs, you know, like going upstairs where we used to live, and they said it was us."
Elk Meadows is classified as affordable housing, which confers tax benefits on its owners because rents are below market rate and based on a percentage of tenants’ income.
When COVID-19 hit, the federal government enacted an eviction moratorium prohibiting landlords from evicting tenants who couldn’t pay because they lost jobs due to the shutdown. The moratorium remains in effect, but people may still be evicted for other reasons.
Diego Zegarra, Vice President of Equity and Impact for the Park City Community Foundation, said unusual evictions are occurring. As an example he cited a tenant who hit a post in the parking lot with his car and received a $5,000 repair bill. When he couldn’t pay that in full, he was evicted.
"I think that families are in a position where they don't have a lot of power and are afraid to speak up for the rights given that there is a possibility the landlord will find other reasons to evict them," Zegarra said. "Organizations and individuals trying to help the issue are trying to strike the right balance between applying pressure for the landlord to be in compliance and improve the living conditions at Oak Meadows without putting families at risk."
Current Elk Meadows tenants approached by KPCW would not speak on the record.
The complex has been owned since 2018 by Seattle-based Security Properties. Its CEO, Bob Krokower, didn’t respond to requests for comment.
In an emailed statement, Security Properties Managing Director Mike Voorhees said his company has spent $800,000 on improvements since buying the property, but declined further comment.
Elk Meadows is Security Properties’ first Utah investment. The company’s website says it’s one of the largest owners of residential real estate in the country, with 25,000 multi-housing units.
When Elk Meadows was inspected last year, Summit County Attorney Helen Strachan said inspectors left after visiting just three of the eight buildings. They didn’t need to see any more.
This month, Strachan and other officials met by phone with Elk Meadows representatives. After the meeting, Strachan said Elk Meadows seemed to be making progress, and another inspection would occur later this summer.
If Elk Meadows doesn’t resolve its code violations, the county could issue violation notices, which would rack up costly fines that accrue daily.
A new coalition recently formed that includes local non-profits as well as county officials. That group has tried to reach Security Properties to intervene on behalf of tenants facing or threatened with eviction. Security Properties hasn’t responded to them either.