In a recent case that highlights the challenges of navigating housing assistance programs, a pensioner was ordered to pay over €6,000 in rent arrears after struggling to make ends meet while awaiting Housing Assistance Payments (HAP). Maria Roettger, a tenant in Doneraile, Co Cork, revealed she had to sell personal belongings to cover her rent and, at times, didn’t have enough money “to eat.”
The dispute, heard by the Residential Tenancies Board (RTB), shed light on the frustrations faced by both tenants and landlords. The HAP process, which took a staggering 15 months to complete, left both parties feeling “let down.” Notably, none of the payments were backdated, adding to the financial strain.
Landlord Ursula Sheehan expressed her own difficulties,stating that the HAP system had “broken down” after ms. Roettger moved into the property in 2022. She explained that while rent payments are now up to date, her tenant still owes €6,369.50 in arrears. Compounding the issue, Sheehan’s mortgage was sold to a vulture fund, which is now seeking to repossess and sell the property.
Ms.Roettger, for her part, admitted she never anticipated the HAP process would “take so long.” She described the ordeal of selling personal items to cover rent during the early months of her tenancy. She also faced bureaucratic hurdles, including submission forms sent to the wrong address and the need to provide receipts and translations for her German pension. Despite these challenges, she insisted she paid Ms. Sheehan “everything she had,” even when it meant she “did not have enough to eat.”
The tribunal noted that evidence from both sides “was not entirely satisfactory,” with “record keeping” described as “poor.” Ultimately, Ms. Roettger was ordered to repay the €6,369.50 in arrears over 12 monthly installments.
In a separate case, another RTB tribunal ruled against landlord Jennifer Mulryan, ordering her to pay €4,500 in damages to tenant Emer Collins. The dispute centered on a “notable leak” in the ceiling of Collins’s apartment in Claregalway, Co Galway, which went unrepaired for months.
collins recounted how the issue began in December 2021, when the owner of a café below her apartment alerted her to water leaking into their premises. By January, rainwater was “pouring” into her home through light fixtures and electrical sockets. Despite repeated complaints,the ceiling remained unrepaired by the time of the tribunal hearing in June.
Collins declined offers of alternative accommodation, citing unsuitability. One option was a one-bedroom apartment without a kitchen, while another lacked the ability to install broadband—both inadequate for her and her son’s needs.
Joey Walsh, representing Ms. Mulryan, argued that the roof issues were beyond her control, as the property is managed by a separate company. However, the tribunal dismissed this defense, stating that mulryan could not “ignore her said duties by relying upon the contention that the roof in question is owned by a management company and/or that the tenant refused the offer of alternative accommodation.” The €4,500 damages must be paid within 28 days.
These cases underscore the complexities of housing disputes and the importance of timely, transparent processes for both tenants and landlords. They also highlight the need for better record-keeping and communication to prevent such conflicts from escalating.
What are the primary reasons why cases like Maria Roettger’s, where housing assistance applications are delayed for extended periods, occur?
Interview with Dr. Emily Carter, Housing Policy Expert and Advocate for Tenant Rights
Archyde News Editor: Thank you for joining us today, Dr. Carter. The recent case of Maria Roettger,a pensioner in Doneraile,co. Cork, has sparked critically important discussion about the challenges tenants face when navigating housing assistance programs. Can you provide some insight into why cases like this occur?
Dr. Emily Carter: Thank you for having me. Cases like Maria Roettger’s are unluckily not uncommon. The housing Assistance Payment (HAP) system, while designed to help tenants in need, often suffers from bureaucratic delays and inefficiencies. In Maria’s case, the process took 15 months to complete, which is an unacceptably long time for someone living on a fixed income. Thes delays can lead to severe financial strain,as tenants are left to cover their rent without assistance,often resorting to extreme measures like selling personal belongings or cutting back on essentials like food.
Archyde News Editor: the fact that none of the payments were backdated seems to have exacerbated the situation. Is this a common issue with housing assistance programs?
Dr. Emily Carter: Yes, it’s a recurring problem. Many housing assistance programs, including HAP, do not automatically backdate payments to the date of application. This means that even if a tenant is eventually approved, they are still responsible for the rent accrued during the waiting period. For vulnerable individuals like Maria, who are often on fixed incomes, this can lead to insurmountable debt and even eviction. It’s a systemic issue that needs to be addressed to ensure that assistance reaches those in need when they need it most.
Archyde News Editor: Landlords also expressed frustration in this case, feeling “let down” by the system. How can housing assistance programs better serve both tenants and landlords?
Dr. Emily Carter: Landlords play a crucial role in providing housing, and their concerns are valid. When payments are delayed or not backdated, landlords face financial uncertainty, which can discourage them from participating in housing assistance programs altogether. To improve the system, we need to streamline the application process, reduce processing times, and ensure timely payments. Additionally, clear communication between all parties—tenants, landlords, and the administering agencies—is essential to prevent misunderstandings and build trust.
Archyde News Editor: Maria’s case highlights the human cost of these systemic issues. What steps can be taken to prevent similar situations in the future?
Dr. Emily Carter: First and foremost, we need to prioritize efficiency and transparency in housing assistance programs. This includes setting strict timelines for processing applications and ensuring that payments are backdated to the date of application. We also need to provide better support for tenants during the waiting period, such as emergency rental assistance or temporary housing subsidies.we must advocate for increased funding and resources for these programs to ensure they can meet the growing demand for affordable housing.
Archyde News Editor: Thank you, dr. Carter, for your valuable insights. It’s clear that systemic reform is needed to address the challenges faced by tenants like Maria Roettger and to create a more equitable housing system for all.
Dr. Emily Carter: Thank you. It’s a complex issue, but with the right policies and political will, we can make meaningful changes that protect vulnerable tenants and support landlords in providing safe, affordable housing.
End of Interview
This interview highlights the systemic challenges within housing assistance programs and underscores the need for reform to better serve both tenants and landlords. For more information on housing assistance programs, such as the Buffalo East Homeowner Assistance Fund (BEHAF), visit HCR.NY.GOV.
