Dems suffering from acute wimp-itis
To the Editor:
Based on the annual landlord-friendly rent increases tenants received for 20 years from the Giuliani and Bloomberg administrations, I would think that Rent Guidelines Board members are appointed by the mayor. If so, why is the RGB, under our current mayor, discussing any rent increases at all? If they are considering landlord expenses in their deliberations, they should take into account the fact that landlord expenses were much, much lower than the yearly rent increases they received for 20 years from the Republican administrations. Tenants should receive the same treatment at landlords. Thus, they would not have to suffer any increases for 20 years.
If only the Democrats in power in New York and the House of Representatives in DC did not suffer from wimped-out disease. What are they afraid of? If they don’t act with strength and courage now, they won’t have a job anymore. I say rent freeze and impeachment. Now!
John Cappelletti, ST
Tenants wave signs while calling for a rent freeze or rollback. (Photos by Maria Rocha-Buschel)
The Rent Guidelines Board shot down the possibility of a rent freeze or rollback during the preliminary vote in a lively meeting at Cooper Union’s Great Hall on Tuesday, approving a range of 0.5 to 2.75 percent for one-year leases and 1.5 to 3.75 percent for two-year leases.
Tenant representatives Sheila Garcia and Leah Goodridge had proposed a possible rent rollback for tenants signing one-year leases, with a range of -0.5 to 0 percent, and the possibility of a freeze for residents signing two-year leases, suggesting a range of 0 to 1 percent, but the motion didn’t pass.
Tenant reps for the RGB have proposed rollbacks and freezes in previous years, although last year Garcia said that the data didn’t necessarily merit a rollback, so she and Goodridge had proposed a freeze during the preliminary vote. But this year, she said that a rollback made more sense.
“We saw the impact of the rent freeze (in the data we looked at this year),” Garcia said following the vote, referring to the freeze on one-year leases that the board had approved in 2016, noting that the board bases their analysis on data that is at least one year old and in some cases, even older. “There was an increase in Net Operating Income (in that year for landlords), most tenants are signing two-year leases and there are all these other sources of income.”
By Assemblymember Steven Sanders
The Jewish festival of Passover is just around the corner. Families will gather at the Seder table where the ancient and traditional question will be asked “Why is this night different from all other nights?” But for tenants in New York City the most pressing question is: Will this year be different from all other years… and if so why?
Every spring around this time the Rent Guidelines Board meets to recommend rent increase adjustments for rent stabilized apartment lease renewals and vacancy allowances for new leases during the next 12 to 24 months beginning on October 1.
Moreover, some tenants also get notified of additional permanent rent increases from major capital improvement (MCI) work done in their buildings. Sometimes those MCIs amount to little more than necessary longterm maintenance which is required to keep buildings in good repair. Yet the owner can reap significant profits from tenants who continue to pay for those projects long after the owner has recouped the costs for their MCI project.
There is reason to believe that much of this may change this year.
Mike McKee of TenantsPAC (Photo by Sabina Mollot)
By Sabina Mollot
Spring has sprung and every four years in New York means one thing: that government decisions made at the city and state levels will be directly impacting the affordability of over a million stabilized apartments.
The city’s Rent Guidelines Board is beginning the process of debating what this year’s increase will be for renters with its first meeting of the year set for this Thursday. The final vote will be made in late June.
The rent regulations that affect the city, made in the state’s capital, are also set to expire on June 15. Though they’re expected to be renewed, lobbying from both the real estate industry and tenants has already begun to hammer out the details.
Both parties will of course have their hands full in terms of advocacy. What this means for tenants, who don’t necessarily have the time to be in two places at once, is that they should prioritize Albany. So states Michael McKee, treasurer and spokesperson of Tenants Political Action Committee (PAC).
Waterside Plaza as seen from Stuyvesant Cove Park (Pictured last August) Photos by Sabina Mollot
By Maria Rocha-Buschel
The City Council voted last Thursday to approve an agreement that will protect longtime Waterside Plaza tenants against substantial rent increases as part of a lease extension between the property and Housing Preservation and Development.
The agreement will allow tenants who have been living at the property since before Waterside left the Mitchell-Lama program and will be retiring soon to receive rent protections. City Council Member Keith Powers, who has been working with Assembly Member Harvey Epstein and the Department of Housing, Preservation and Development on negotiations for the deal for over a year, was able to negotiate an additional year with HPD so that tenants have until 2020 to retire and qualify for the rent protections, compared to 2019 when the plan was first announced.
“It’s not huge but it at least gives people who might be affected a better idea of how they should plan,” Powers said after the Council vote of the additional year.
Posted in Affordable housing, Politics, Waterside Plaza
- Tagged Affordable housing, City Council, Council Member Keith Powers, housing lottery, janet handal, mitchell lama, rent freeze, Rent Guidelines Board, rent reductions, Richard Ravitch, Waterside Plaza, Waterside Plaza Tenants Association
Tenants protest the dearth and death of affordable housing at the final vote of the Rent Guidelines Board. (Photos by Maria Rocha-Buschel)
By Maria Rocha-Buschel
The Rent Guidelines Board approved 1.5 and 2.5 percent increases for rent-stabilized tenants in the board’s final vote at Cooper Union’s Great Hall last Tuesday evening. The event attracted the usual crowd of chanting tenants, most calling for a rent freeze at the vote and pre-event rally and some even hoping for a rollback, but the increases proposed by RGB chair Kathleen Roberts passed in a narrow 5 to 4 vote.
While the annual vote usually ends with a proposal that is a compromise between high increases from the board’s landlord representatives and low increases, or often a rent freeze, from the tenant representatives, a public member voted differently than members in the same position have in the past.
Rodrigo Camarena, who Mayor Bill de Blasio appointed this year, voted with the tenant representatives for a rent freeze while the other public members, as well as the owner members and the chair, voted against the measure.
“For the vulnerable, for the displaced, for fairness, I vote yes,” Camarena said when casting his vote.
By former Assemblymember Steven Sanders
It is said that a good deal is one in which neither party is entirely satisfied. More about that in a moment.
Rent regulations in New York City has been a thorny issue for decades. So a little recent history. The Rent Guidelines Board (RGB) was established in 1969 and modified by the passage of the Emergency Tenant Protection Act of 1974. There are nine members of the RGB all appointed by the mayor. Of the nine, two are from the real estate industry, two representatives of tenant groups and five “public members.”
The RGB will meet on June 26 to set rent increases for leases that will expire beginning on October 1 through September 30, 2019. Currently, increases are set at 1.25 percent for a one-year lease and two percent for a two-year lease. Based on the proposals that have been recommended for public comment by the RGB, next year’s guidelines will be similar. There have been years where the rent increases rose into the double digits and there have been years that rents have been frozen. Generally speaking whatever the RGB decides, both tenants and owners cry foul. This year will be no different.
The fact is that try as they may, the RGB satisfies nobody. Moreover, it is difficult to do any planning because nobody knows what the rents will be set at from year to year. It is also a very dubious claim that the decision by the RGB is tied to any real economic data in terms of owners’ costs or profits and certainly not taking into consideration the financial burdens on tenants. In short, it is an arbitrary and often political process.
By Assembly Member Harvey Epstein
In the ‘90s, New York’s legislature sold out tenants and tipped the scales in favor of big landlords by passing the Rent Regulation Reform Act. This piece of legislation passed in both houses, its sponsors claiming to be sticking up for the mythological “mom and pop” landlord, whose profits were supposedly being squeezed by rent regulation.
Among the most damaging provisions of the act was the invention of “vacancy decontrol” which, since its inception, has eroded New York’s stock of affordable housing by jacking up rents on units if tenants leave or are forced out by unscrupulous landlords seeking to cash in on another perversity of the act: the vacancy bonus.
The assault on tenants has not abated. In response, community groups have had to rise to the occasion and tirelessly defend tenants against the bad actor landlords playing with a stacked deck. I am proud to have been fighting to keep tenants in their homes for decades and as your new Assembly Member, I am eager to continue the fight having acquired a different set of tools to work with and new opportunities to win victories for tenants. The struggle is the same, but my election to the Assembly will afford new ways to achieve our goals.
Small business owners have even fewer protections than residential tenants –– they are at the mercy of their landlords, who have no constraints on how much rents can be raised.
Tenants at this year’s preliminary vote for the Rent Guidelines Board (Photo by Maria Rocha-Buschel)
You know spring has sprung when the stories start coming out about jet-setting tenants who Airbnb their rent-stabilized apartments while only paying a few hundred dollars in rent or less.
Just one example is the recent tale in the New York Post about a woman paying $100 for her stabilized digs that she inherited after moving in on an older, dying man.
She convinced the elderly gent, the tenant of record, to adopt her as his daughter despite being close to retirement age herself.
It’s an intriguing tale that makes one feel sorry for the poor landlords of stabilized properties.
Meanwhile, these stories about unicorn-rare rents are, we suspect, planted by groups representing landlords as the Rent Guidelines Board gears up to decide how high of an increase the city’s tenants in roughly one million rent-stabilized units will be hit with. And it will be an increase rather than a freeze, based on last month’s preliminary vote.
Why ruin a good thing for tenants?
Re: “Epstein elected to Assembly,” T&V, Apr. 26
To the Editor,
I wish I could share everyone’s enthusiasm for Mr. Epstein’s winning our Assembly seat.
He becomes my fourth representative in fewer than 19 years.
I write because he was pitching perfect games vs. the Rent Guidelines Board.
Why do we need him in Albany?
More could be done in Albany to strengthen rent laws, but not from New York City’s delegation to the State Assembly.
It may be Mr. Epstein has the necessities to be a Democratic leader in due course. But given that’s he was doing uniquely well fighting the Rent Guideline’s board, I wouldn’t have moved him to where he won’t be able to do as much.
Billy Sternberg, ST
Rent Guidelines Board’s two tenant members Sheila Garcia and the newly-appointed Leah Goodridge (Photo by Maria Rocha-Buschel)
By Maria Rocha-Buschel
New Rent Guidelines Board tenant representative Leah Goodridge is, first and foremost, a native New Yorker.
“Because I’ve seen the changes in the city over a number of decades, (joining the board) was definitely something I was interested in,” she said. “Being a native New Yorker has allowed me to really see the city and be connected to it where I care deeply about its future and its past.”
Goodridge, a supervising attorney at Mobilization for Justice, told Town & Village that tenant advocacy in her career impacted her decision to join the board as well but seeing so many changes for tenants throughout her life emphasized for her the importance of the work that the board does.
“(The RGB) plays a huge role in affordability, which is one of the main issues in New York,” she said. “I’m from Brownsville, I live in Bed-Stuy now and I’ve seen the neighborhoods change dramatically. People are being priced out.”
Tenants react to the board voting down a rent freeze (Photos by Maria Rocha-Buschel)
By Maria Rocha-Buschel
The possibility of a rent freeze was quashed last Thursday at the Rent Guidelines Board’s preliminary vote, held at Cooper Union’s Great Hall. As is the case in most previous years, the proposal that ultimately passed was from the board’s chair, Kathleen Roberts, with ranges from 0.75 to 2.75 percent increases for one-year leases and 1.75 to 3.75 percent increases for two-year leases for rent-stabilized tenants.
Tenant representatives Sheila Garcia and newly-appointed Leah Goodridge offered a proposal that would have included a rent freeze for one-year and two-year lease renewals but the chair, the board’s four public members and the two owner members voted against the measure.
The owner representatives attempted to offer their own proposal but were shouted down by tenants who started chanting and yelling once the proposal for a rent freeze failed. Roberts read her proposal and held a vote amidst the yelling and the board walked off the stage with most tenants in the crowd unaware that anything had been decided. The chair’s proposal passed in a vote of five to four, with the owner and tenant representatives voting against the measure and the public members and chair voting for it.
Harvey Epstein (right) with an aide at the Stuyvesant Town flea market (Photo by Sabina Mollot)
By Sabina Mollot
On Tuesday, residents of the 74th Assembly District trickled into polling places, almost exclusively to make Harvey Epstein the next Assembly Member.
Epstein, the Democrat nominee who was also running on the Working Families line, obliterated three other candidates with 90.59 percent of the vote, according to unofficial poll results released by the New York City Board of Elections.
Republican Bryan Cooper got 4.69 percent, the Green Party’s Adrienne Craig-Williams got 2.16 percent and Juan Pagan, a Democrat running on the Reform Party line, got 2.25 percent. Thirteen people (.3 percent of the voters) opted for write-in candidates.
All the now-former candidates are residents of the East Village and had run on platforms that included affordable housing and tenant protections. Pagan is a retired entrepreneur and former corrections employee who’s run for office several times. Cooper is an event planner and the vice president of the Albano Republican Club who’s also run for office before. Craig-Williams is a graduate student and longtime Green Party activist who was running for the first time.
Posted in Politics
- Tagged 74th Assembly District, Adrienne Craig-Williams, board of elections, Bryan Cooper, East Village, Harvey Epstein, Juan Pagan, Rent Guidelines Board, special election, Stuyvesant Town flea market, Working Families
On April 24, there will be a special election in which voters of the 74th Assembly District will choose their next Assembly member. There are four candidates on the ballot, but we are solidly in camp Harvey.
Harvey Epstein, a social justice attorney, is no stranger to the community he hopes to represent. Over a decade ago, when residents of Stuyvesant Town and Peter Cooper Village were being issued residency challenges like they were going out of style, it was Epstein who ran a free legal hotline for tenants. More recently, he served for five years as a tenant member of the Rent Guidelines Board and in two of those years, the board issued rent freezes for tenants signing one-year leases and low increases for those signing two-year increases.
If someone wants to top that act, they’ll need to get a rent freeze for three years or a rent rollback. (And hey… please do try!) But since none of the other candidates have yet managed to demonstrate how they’d be a better champion for affordable housing, we don’t see why voters should favor someone’s campaign promises over someone’s results.
(Pictured) Former Council Member Dan Garodnick with Harvey Epstein
By Sabina Mollot
On Wednesday, former City Council Member Dan Garodnick announced his support for Harvey Epstein, who’s running for the Assembly seat vacated by State Senator Brian Kavanagh.
“I’ve known Harvey Epstein for years and have personally witnessed his leadership in fighting for tenants and seniors — especially his advocacy for Stuyvesant Town/Peter Cooper Village,” said Garodnick,
“Not only was he responsible for supervising my office’s free tenant hotline over the past decade, but his work on the Rent Guidelines Board led to the historic two-year rent freeze. It is important that we have elected officials who understand the community’s needs and the government process and I am confident that Harvey will be a real asset in Albany.”