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The controversial issue of how to address overcrowding in private homes is heating up in Frederick, pitting landlords and property managers against neighbors who are experiencing the negative effects of the problem.

Much of the headache has arisen as a result of a suggestion brought forward by members of the city's overcrowding task force. Those city residents suggested that city officials look into a rental licensing program as a possible means to help address overcrowding.

Alderman David P. Koontz (D) attended a Nov. 12 Property Owners Association of Greater Frederick meeting in order to discuss concerns.

Though he said the Board of Aldermen hasn't "even scratched the surface of getting to rental licensing at this point," he said growing concern among residents about overcrowding needs to be addressed somehow.

"The issue of overcrowding can be, and should be, enforced, but the issue is, let's make sure we use it to enforce the health, safety and welfare and tenants. I'm sure none of you out here are bad landlords, but we all know one," he said. "What we're wrestling with as a board is determining whether rental licensing is a tool to address overcrowding."

Rental licensing programs usually require that landlords undergo either an annual or biannual permitting process. Generally speaking, in places with such programs, the permitting process involves an inspection to ensure a home is safe and up to code, and requires that the landlord pay a fee.

Amber Meadows subdivision resident J.L. Toms, a member of the overcrowding committee who attended the meeting but is not a landlord or property manager, spoke by phone Tuesday about his support for the city implementing a rental licensing program as a means to address the issue of overcrowding.

"Overcrowding is a major problem. There was one instance in Amber Meadows where we had something like 16 young male construction workers in one single-family home," he said. "Of course, there was an overabundance of cars and all the activities that usually go on when you're that age. We had and we still have situations where [neighbors] physically fear making a complaint. They're living under threat."

The problem, which is often less visible than many other issues that plague cities, becomes a major one when it happens next-door, he said.

But landlords and property managers argue that rental licensing is the wrong way to address overcrowding, and that it could do more harm than good.

Middletown resident Joan Lord owns properties in several cities, including Hagerstown, which has a rental licensing program in place, and Frederick, which does not. She argued via phone Tuesday that Hagerstown's rental licensing program is a tremendous burden on landlords and that it discourages them from owning properties there.

"In Hagerstown city they do have rental licensing, and at first I thought it would be a good thing. Most of us want to have good, safe places, but it has just spiraled," she said.

"The nickname for the inspectors is the Gestapo. Everyone I know who owns property in Hagerstown wants to sell it. The landlords don't want to deal with it there anymore because the inspectors make it so difficult. I have investors that won't even consider purchasing in Hagerstown because they're so horrible and that's not what we want in Frederick."

Susan Yinger, a Frederick property manager who invited Koontz to the meeting, argues that, if better enforced, current city code restrictions, combined with expanded educational efforts, are sufficient to address the issues of overcrowding.

"I believe we have the tools to combat overcrowding in our livability code," she said via e-mail. "However, we need to fund the manpower of code enforcement so they can enforce the code.

As Alderman Koontz stressed, education and enforcement will be the solution to the problem."