Tenants at two Ward 7 apartment complexes plagued by rodents, mold, leaks, and broken security features will see court-enforceable repairs and years of oversight under settlements announced by the attorney general.
“Every D.C. tenant has a right to live in safe and healthy homes, and property owners and managers are obligated by law to maintain their buildings and meet basic safety standards,” D.C. Attorney General Brian Schwalb said as his office detailed agreements covering Benning Courts and Azeeze Bates Apartments.
The settlements resolve investigations into housing conditions at 1701–1713 Benning Road NE and 1515–1525 F Street NE. In formal agreements filed by the Office of the Attorney General, the District stated that it was addressing potential violations of the Consumer Protection Procedures Act due to housing conditions issues at both properties.
At Benning Courts, investigators inspected 14 units in August 2024 and documented suspected mold growth, chipping and peeling paint, water leaks, unsecured doors, and tenant reports of rodent infestations. Months later, Department of Health inspectors identified approximately 45 rodent burrows on the property and recommended expanded treatment.
At Azeeze Bates Apartments, a January 2024 inspection of 16 units and common areas found evidence of rodent infestation, broken or insecure doors and windows, water damage, mold, and missing or inoperable fire safety equipment. Health inspectors reported evidence of rodents in at least 70 percent of the units they examined.
Under the terms of the Benning Courts agreement, management must conduct annual inspections and preventative maintenance in all units and common areas and repair all Housing Code violations discovered during the inspections including but not limited to broken exterior and interior doors, water leaks and damage, mold growth, pest or rodent infestations, inoperable smoke and/or carbon monoxide detectors, and replacement of HVAC filters.
The Azeeze Bates settlement imposes similar requirements, directing owners to perform regular inspections and repairs of major systems and to correct all outstanding Department of Buildings infractions within 35 days, subject to material availability.
Both agreements require quarterly pest control treatments by a licensed company, with tenants able to request additional in-unit service between visits. Emergency conditions must be addressed within 24 hours. The filings define emergency violations as any condition that presents an imminent risk to the health or safety of a tenant, including but not limited to lack of water, lack of air conditioning, lack of heat, lack of electricity, fire or storm damage, or a leak or flood. If repairs cannot be completed within that window, tenants must be provided with alternative accommodations until the emergency is resolved.
The District may inspect up to 10% of units each year through Jan. 1, 2028. In exchange, the District agreed to forego litigation over habitability issues during specified periods, provided the owners comply with the agreements.
“Horning is proud of its seven-decade history as a leading housing provider across the District and will continue to work in partnership with all city agencies to ensure that residents are put first,” Jamie Weinbaum, president of Horning Management Company LLC., said in a statement. “Horning worked collaboratively with the Office of the Attorney General to address issues raised in an expeditious and holistic manner, and we appreciate OAG’s professionalism in reaching a practical, mutually acceptable resolution of this investigation.”