Part 3: Administration of the Vacant Property Registration Program under Kraham has been a Tragic Disaster
This is an article about how the Kraham administration has failed to effectively administer the Vacant Property Registration Program, which was passed 17 years ago with support from then Binghamton Fire Marshall Dan Eggleston, a great public servant and caring colleague that I had the privilege and honor to serve with for many years
For the last 11 years, I’ve worked for a national nonprofit that helps communities tackle vacant, abandoned, and deteriorated properties. I manage and lead a small team of sharp lawyers and former practitioners that care deeply about helping local governments change laws, policies, and practices to transform disinvested neighborhoods to places of vibrancy, safety, and equity.
But I admit, it’s tough work. Achieving meaningful reform happens only occasionally, as the status quo can be an almost immovable force in many local governments.
Until tragedy happens.
In my national work, I have noticed multiple times when a local tragedy sparks passionate conversation, demands urgent action, and opens the door for political humility and courage.
Given my team’s focus is vacant and abandoned properties, that tragedy is usually the death of innocent tenants, desperate squatters, or fearless firefighters. And almost every time, I’ve seen tragedy upend and overcome the stubborn hold of status quo—and deliver reforms of programs, policies, and practices.
So when tragedy struck Binghamton with the death of John “JR” Gaudet—an 11-year veteran firefighter—battling a fire started by a homeless squatter in a vacant property near downtown, I assumed a deeper discussion about evaluating and adjusting, if needed, Binghamton’s approach to vacant properties and the safety of residents and firefighters (and those homeless) would soon follow.
I was disappointed and surprised that no such public conversation followed.
It wasn’t just my national experience that left me feeling this way. It was also my time, 15 years or so ago, working alongside Binghamton Fire Marshall Dan Eggleston, who found the Vacant Property Registration Program (VPRP) very beneficial to the safety of all first responders.
See, when owners of vacant properties registered with Binghamton’s program, they had to allow the Fire Marshall or their designee to walk through the property (usually with the Vacant Property Officer) to observe and note structural conditions. The property would be marked by a very visible “red X sign” on the outside if it presented serious safety risks to firefighters responding to a possible fire. Posting ‘red x” signs were discontinued under the David administration.
Binghamton’s Vacant Property Registration Program also requires owners to pay a $500 registration fee if there is no immediate and valid rehabilitation plan or demolition plan. Passed in 2008, the program generated, on average, about $150,000 a year for the first ten years. The registration fees covered the costs of a full-time dedicated Vacant Property Code Officer and the other services vacant properties command (like code, fire, and police service calls).
According to revenue trends, however, the Kraham administration has either incompetently administered or straight-up abandoned this incredibly important program that protects the health and safety of our neighborhoods and our first responders.
Figure 1. All data pulled from the City’s Approved or Proposed Budgets over the years, which can be found online at, https://www.binghamton-ny.gov/government/departments/finance.
The significant decline in program revenue over the last four years is alarming. The rockbottom collections this year is mind boggling.
Could it be that vacant properties have declined that significantly in Binghamton?
The observant, frustrated neighbor knows the answer to that question too well: hell no. Way too many of us experience the nuisances of vacant properties on a daily basis.
But no need to rely on our personal experiences.
In June of this year, Jared Kraham shared with City Council his team’s “Vacant Property” list, and I was informed that it included nearly 400 properties. I asked if the list included two specific, long-term vacant properties on my block and I was told no. So Kraham’s “comprehensive list” of known vacant properties missed two of the four vacant properties on my short block. One of them I had reported to the Code Enforcement Department years ago.
Okay, shameful admission: At least once a month, I drive around neighborhoods on weekends looking for vacant properties (I am a Board of Director for the Broome County Land Bank, so I have that excuse). This list definitely undercounts our problem of vacant properties. I would estimate that there are at least 500 vacant properties in Binghamton subject to our local registration program.
So why has the Kraham administration collected less than $25,000 in registration fees this year, as of September 14?
That’s not even 50 vacant properties registered (which is a pathetic and dangerous 10% registration rate, based on my estimate).
Figure 2. Screenshot of Mayor Kraham’s 2026 proposed budget, which includes revenues or expenses to date for each line item, showing less than $25,000 in vacant property registration fees have been collected for the year through September 14.
The Fire Department has been noting the worsening problem of vacant properties in its annual report for years, with the rise of homelessness exacerbating the risks. In the department’s 2023 Annual Report, then-Fire Marshall Tim O’Neill wrote:
“…One of the biggest problems over the past few years and increasing during the Covid-19 pandemic, has been the increase in homelessness and “squatters” occupying vacant structures, many of which have been neglected by the owners. Fires in and around these vacant structures continue to tax the resources of the Binghamton Fire Department. The Fire Marshal’s Office has been working closely with the city attorneys to try and mitigate the vacant property issues.” (2023 Annual Report, page 28)
Look, if there is an unfortunate motor vehicle death, responsible public servants review traffic design and signals to see if changes are needed to prevent future accidents and deaths.
If a child tragically dies in a public pool, a community will usually demand a full review of policies to ensure it never happens again.
And as I’ve seen time and time again in my national work, when people die in a fire at a distressed property—whether it’s a vacant property or a substandard rental owned by a slumlord, whether it’s a squatter, firefighter, or tenant—there is a responsibility of public servants and elected officials to ask questions, review policies and practices, and make changes if needed to honor the victims and protect future life.
Unfortunately, asking honest questions and admitting his administration could do better is not Jared’s jam. Instead—and this is the problem—Jared has a dangerous habit of using language that wildly exaggerates his performance.
Take one example: According to Jared, no mayor in Binghamton’s history has done more to take on slumlords.
Fact: Jared took on one slumlord, Anzaroot (in the most costly and inefficient manner, by the way). Meanwhile, Jared strongly opposes the most effective policy to systemically address slumlords: a proactive rental inspection and licensing program.
I care deeply about this issue because I care deeply about creating safe, inclusive, and healthy neighborhoods for all. I’m telling you: something’s terribly broken with the City’s Vacant Property Registration Program. And the mayor’s approach to homelessness (see Part 2 of this series) is equally troubling.
Whoever is serving in the mayor’s office come January 1, 2026, they need to acknowledge this problem, figure out why this program stopped working under Kraham’s first term, hold accountable those responsible, and publicly affirm a personal commitment to do more to protect all residents and public servants from the harms of hundreds of vacant and abandoned properties.