Residents try to slow condo tower's descent into "hotel hell"
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A Downtown condominium tower has almost everything: great location, swimming pool and prime views of Atlanta's skyline. But permanent residents say the building's glut of short-term rental units are ruining their peace, quiet and investments.
Why it matters: The Landmark condominium high-rise along the Downtown Connector has become more hotel than home and a cautionary tale about the effect large numbers of short-term rentals can have, residents say.
Driving the news: The Landmark's homeowners association on Thursday will hold its first election for new officers in two years. Residents hope to earn spots to counterbalance the role that investor owners play in the building's management.
The intrigue: In August, the association scuttled an attempt to elect officers after residents raised concerns about the ballot-casting and officer nomination process.
- Axios was present for the August meeting, which was overseen by off-duty Atlanta police officers and became contentious.
By the numbers: Roughly 90 of the building's 197 units are owned by LLCs, trusts or management companies, according to a review of Fulton County property records.
Fun fact: For years, Georgia lobbyists maintained "hospitality suites" in the building to entertain state lawmakers and clients in private.
State of play: Some owner-occupiers say the lack of protections against owners or investors leasing their units on Airbnb or other short-term rental sites makes enjoying the amenities difficult for permanent residents.
- It's also created what one resident called "hotel hell," with weekends of partying and noise and a non-stop stream of guests flowing in and out of the tower straining the elevator system.
- "You don't come out of your house," Jana Wall, a resident who was a plaintiff in a since-settled lawsuit against the association over the lack of permanent resident representation on the board, told Axios.
- "You stay, close the door and hope you can make it through without a thunderous headache because of the noise and [the smell of] weed."
Caveat: Some of those LLC-owned units could include long-term rentals, and some individual owners could also lease their units.
The other side: Association leaders did not respond to Axios' request for an interview and the building's listed voice mailbox was full. Kenneth Kraften, an association representative who led the August meeting, declined to comment.
Context: Since the rise of Airbnb and other short-term rental sites, many condo complexes have updated bylaws to prohibit owners from leasing their units without approval from the homeowners association.
- That leaves The Landmark and a nearby high-rise condo building called Peachtree Towers as some of the few options available for short-term rental units in Downtown.
Zoom out: Atlanta has a short-term rental ordinance on the books. However, enforcement of the policy is suspended "until further notice," Gregory Pace, the director of the city's Office of Buildings, told Axios in a statement.