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By: Jill Riepenhoff and Lee Zurik BOGALUSA, Louisiana (Investigate TELEVISION)-- Countless the country's poorest homeowners-- many elderly or handicapped-- reside in awful and life-threatening conditions since Congress and the federal government have actually broken their pledge to supply safe and sanitary public real estate. Numerous public real estate complexes where they live are decomposing from disregard, unable to pass examinations by the U.S

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. The government is banking on the enormous expansion of an experimental rehab program to conserve public housing properties by privatizing more than a third of all the systems in the U.S. However the program has actually suffered from oversight problems and mismanagement. Occupants' rights have been disregarded or misinterpreted. And some of the most distressed homes aren't being thought about for the improvement program since repair work are considered too pricey.

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However in general, "It's a particularly useful tool" to assist address a stockpile of $50 billion in public real estate repair work, stated Tom Davis, director of HUD's Office of Recapitalization. The backlog of unmet reconstruction needs is dire. Today, thousands of low-income tenants live amongst bugs and mice. Their plumbing leakages. Their drains pipes are obstructed.

Their smoke alarm do not work, if they have them at all. Their peeling paint is laced with lead. "If it breaks, it's simply broke," said Robert Morris, a retired school custodian who has lived at the Sundown Acres public real estate complex in the little southeastern Louisiana city of Bogalusa for the previous 6 years.

Inspectors with the U.S. Department of Housing and Urban provided the complex a score of 57 out of 100. The "c" indicates that they found life-threatening conditions. The 69-page report includes lots of "deficiencies." (Graphic: Investigate TV) Examine TELEVISION's six-month analysis found that hundreds of residential or commercial properties have been overlooked for as long as a years.

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" Public housing is like all other types of real estate. As it gets older, it needs maintenance," Yentel said. "The issue is the federal government is not supporting it the way they ought to be."( Investigate TV/Andy Miller) "Public housing is a critical part of our nation's social security net," said Diane Yentel, president and CEO of the National Low Income Housing Coalition, a not-for-profit advocacy group based in Washington, DC.

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It has stopped working 5 of six HUD inspections in the past decade. Morris, 64, merely states of the houses at Sunset Acres, "They're not good." Sunset Acres is amongst 365 public real estate complexes that have failed a minimum of half of their evaluations in the previous years, the Investigate TV/Raycom Media analysis of HUD data programs.

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Sherrod Brown, an Ohio Democrat and ranking member of the Senate Committee on Banking, Real Estate and Urban Affairs. "Far a lot of of these individuals's houses stop working examinations and we don't fix them." New program, new issues Chronic underfunding for renovations by Congress has effects: About 10,000 public housing systems are lost each year from neglect that's left them uninhabitable.

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On average, a home needs to make an annual income of nearly $25,000 to manage rent on a two-bedroom apartment on the free market, supporters say. For those living in public housing, their family earnings averages $14,357, HUD information programs. The U.S. Department of Housing and Urban Affairs oversees public housing in the nation.

( Examine TV/Andy Miller) The real estate authority in Morris' town of Bogalusa received $718,000 to address issues at 3 complexes. That represents a little more than $2,100 per unit, below the quantity needed for appropriate repair work. With too little cash to deal with the pressing requirements, the federal government is depending on personal investors to conserve public real estate.

[Find out more about how RAD works.] "It's been a success," stated Sen. John Kennedy, a Louisiana Republican politician and member of the Senate housing committee. Sen. John Kennedy, R-Louisiana, serves on the Senate's real estate committee. (Examine TV/Jon Turnipseed) He stated he is helpful of the brand-new effort due to the fact that the old way is a failure: "The federal government keeps throwing money at the problem and getting the same outcomes." Yet the program has doubters.

There are questions about the real cost of building and private investment, HUD's oversight and the effect on occupants. HUD's Davis stated his office is increasing its personnel of 60 by 20 percent by the end of the year, mainly to address compliance-related concerns. Despite the concerns, Congress and HUD are charging complete steam ahead, privatizing nearly 40 percent of the nation's one million public real estate units.

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But 45 percent of the units transitioned into the program with no organized expenses for renovations and repair work, according to Investigate TELEVISION's analysis of the RAD projects. In Sen. Brown's state of Ohio, nearly 70 percent of the complexes will commit private owners without money invested on rehabilitation.