Governor Andrew Cuomo
By Sabina Mollot
Call it the Cynthia Nixon effect.
Governor Andrew Cuomo, who has frustrated housing advocates in recent years for not pushing harder for strengthened rent regulations, has recently stated, in writing, that he would be coming up with a plan to bolster them, including by eliminating vacancy decontrol.
Earlier this month, the Met Council on Housing published a questionnaire for all the gubernatorial candidates along with answers provided by all the candidates who responded, on its website.
Answering a question about how he would strengthen the rent laws in 2019, Cuomo said he would “advance a comprehensive plan — eliminating vacancy decontrol, limiting or eliminating vacancy bonuses, combating artificial rent inflation, making preferential rent the rent for the life of the tenancy, and securing new TPU (Tenant Protection Unit) enforcement tools.”
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 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.
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.”
(Pictured after returning from Albany, left to right) Tom Kuhn, Peter Sullivan, Judy Miller (back row), Mary Garvey, Sherryl Kirschenbaum, Michael Madonia (back row), Susan Steinberg, Patrice Michaels, Anne Greenberg, Alex Lee, Regina Shane and Chandra Patel. (Photo by Harvey Epstein)
By Susan Steinberg
President, Stuyvesant Town-Peter Cooper Village Tenants Association
Here we go again. New York State’s rent laws expire in June 2019 and tenant groups are already taking action to renew and strengthen them.
The 2019 date was deliberately set at the time of the 2015 rent law renewal so it would occur in a non-election year, saving incumbents from the danger of losing their seats as a result of a strong, forceful tenant lobby. 2018 is, of course, an election year which means that now is the time to start putting the pressure on state legislators who want tenant support for their election or re-election runs. Since bills to strengthen rent laws can be passed any time prior to the June 2019 expiration, the challenge is to get them to the floor of the Senate for a vote. They are now languishing in the Senate’s Housing Committee. (The State Assembly has already passed two bills and will easily pass a third but the Senate has yet to act.)
What is the tenants’ game plan? We are pushing for passage of three bills to strengthen regulations by repealing two laws most responsible for the loss of rent-regulated units — vacancy deregulation and vacancy bonus — and for closing the preferential rent loophole. Vacancy decontrol is responsible for the loss of 250,000 rent-regulated units over the past decade; the vacancy bonus gives landlords a 20 percent rent increase each time an apartment turns over; preferential rents are a discount from the legal rent that can be taken away at lease renewal leading to a sudden increase of hundreds of dollars.
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.
Stuyvesant Town-Peter Cooper Village Tenants Association President Susan Steinberg (at right) waits to give testimony about why rent regulations are needed. (Photo by Maria Rocha-Buschel)
By Maria Rocha-Buschel
The City Council Housing and Buildings committee held a hearing on legislation aimed at maintaining rent stabilization in the city this past Monday, with city elected officials also expressing strong support for the repeal of various policies at the state level that allow landlords to increase rents and move apartments out of the program, such as vacancy decontrol, preferential rent and vacancy bonuses.
Although the state controls rent regulation, the legislation heard in the Council this week proposed the extension of rent stabilization in the city and includes a resolution determining that a public emergency requiring rent control continues to exist and will continue to exist on and after April 1.
Council Speaker Corey Johnson pressed representatives from the Department of Housing Preservation and Development at the hearing about whether or not the de Blasio administration supports the repeal of vacancy decontrol.
The ST-PCV Tenants Association’s John Sheehy (pictured) and Blackstone’s AJ Argarwal have neighboring properties in the Hamptons.
By Sabina Mollot
John Sheehy, treasurer of the ST-PCV Tenants Association, recalls exactly the moment when he learned of The Blackstone Group’s interest in Stuyvesant Town.
Sheehy, who has a summer home in East Hampton, has a neighbor in Blackstone’s AJ Argarwal, a senior managing director in real estate. Though they didn’t know each other particularly well, one day they happened to see each other as Argarwal was pulling into his driveway with his wife and Sheehy asked Argarwal if he had any interest in Stuyvesant Town.
His response: “Of course,” recalled Sheehy. It wouldn’t be until a year later, though, when the two men actually met again on the subject of Stuyvesant Town.
This was when he’d arranged for Agarwal, whom he called “a pleasant fellow,” to meet with then-Council Member Dan Garodnick at his midtown office. This was in October 2014, and the Tenants Association still had hopes of going condo.
But CWCapital hadn’t yet shown any interest in that plan.
“CW was saying, ‘We’re not ready to sell, and what’s all this talk about selling?’”
The Stuyvesant Town-Peter Cooper Village Tenants Association is asking neighbors to share their stories about why rent stabilization is needed at an upcoming hearing.
On Monday, March 19 at 1 p.m. the City Council Housing and Buildings Committee has scheduled a public hearing on two measures introduced by City Council Speaker Corey Johnson. One is to renew the city rent control law (which doesn’t apply to ST/PCV), and the other (Intro 600-A) is to renew the NYC Rent Stabilization Law of 1969 (which does), for three more years.
In an email to residents on Friday, the TA stated, “As long as the city vacancy rate is below 5 percent the city can renew a declaration of housing emergency. The vacancy rate is currently 3.63 percent, according to the Census Bureau.”
Tenants will have the opportunity to give testimony or simply attend the hearing to support neighbors.
By Harvey Epstein
Maria has lived in her apartment for more than 40 years. However, a few years ago, a new landlord purchased the building. The landlord started a lot of work in the building and filed for Major Capital Improvements (MCIs). The rent has gone up over 30 percent in the last 5 years. Maria is getting ready to retire and now really worries whether she will be able to afford to live in her rent stabilized apartment for the rest of her life. There are thousands of Marias living in our city today unsure what their future holds.
It all starts with a stable home. Opportunities for better employment, our children’s success in school, and the ability to lead healthier lives. But when being able to stay in our homes in New York City is a day-to-day struggle, so is everything else. Affordable housing is the cornerstone of a thriving society, but for far too long it has been under threat in our city.
By Kyle Campbell
One of the cityʼs most notorious landlords has been jailed for a year in a rare move by State Attorney General Eric Schneiderman to sound a warning bell to unscrupulous New York building owners.
Steven Croman, who has been dubbed “The Bernie Madoff of Landlords,” was sentenced to one year at Rikers Island on Tuesday after pleading guilty to grand larceny and tax fraud.
Croman was also fined $5 million in a plea deal that saw him admit to third-degree grand larceny, first-degree falsifying business records and fourth-degree criminal tax fraud.
Between 2012 and 2014, Croman acquired $45 million in refinancing loans by submitting applications with phony rent rolls that showed market rate rents for units held by rent-stabilized tenants. He also inflated commercial rent payments to pad his on-paper profits and obtain larger loans, according to Schneiderman.
It’s a playground, not a bark park
I honestly do not mind people in Stuyvesant Town owning dogs. For the most part, so far, our walks and playgrounds are still fairly clean. I don’t even mind neighbors’ dogs barking every time I enter and leave my apartment. I acknowledge this is a shared building, and not a private home.
What I do mind is this preposterous idea of a Saturday morning dog “get together” in playground 6. I could not believe my ears June third when sitting in my living room reading the New York Times, there were at least twenty dogs all barking at each other. This continued from 9 a.m. to 12 noon. It was excessively noisy and extremely annoying that on Saturday, when most people and I have off from work, we were accosted by incessant dog barking for three hours.
I would like to know who thought up this crazy, offensive (to non-dog owners) idea. The owners thought this was great fun– 20 barking dogs for three hours. Do they not hear how loud this is? Obviously they put dog rights above human quality of life.
I hope there is not a next time for all of us whose apartments face Playground 6.
Until this practice is stopped, I have prepared myself with Advil and earplugs. I was thinking about standing outside a dog owner’s apartment and barking for three hours straight when he was trying to relax and his dog was no longer barking, but my husband reminded me that Bellevue was right up the block.
Marianne Emanuel, ST
Some of the members of the Rent Guidelines Board, pictured at a hearing last year (Photo by Maria Rocha-Buschel)
By Angela Pham, member, Met Council on Housing
At my day job, I’m a professional storyteller — I use words and stories strategically to get executives to buy something. This kind of persuasion is handy not only in a business context, but also to be heard in other areas.
But you don’t have to be a professional storyteller to see impact. With the upcoming Rent Guidelines Board (RGB) vote, we all have the opportunity to use stories for persuasion.
If you’re a rent-stabilized tenant, or are just an everyday citizen concerned about the lack of affordable housing in our city, you can use your voice for good by providing a 2-minute testimony in one of the upcoming public hearings.
The downtown Manhattan Hearing will be Wednesday, June 14 from 2-8 p.m. at Alexander Hamilton U.S. Customs House 1 Bowling Green.
Hilary Botein said she was surprised to be asked to serve on the board. (Photo courtesy of Hilary Botein)
By Sabina Mollot
Last Thursday, Mayor Bill de Blasio announced two new appointments to the Rent Guidelines Board — the same day the board held its first meeting to help determine this year’s rent increase (or freeze) for over a million households.
One was real estate professor and lawyer David Reiss. The other was Hilary Botein, an attorney and associate professor at Baruch College’s Marxe School of Public and International Affairs, who teaches courses on housing and community development policy. Both she and Reiss are now public members, replacing K. Sabeel Rahman and Steven Flax.
Reached on the phone after Botein attended her first RGB meeting as an active participant, she told Town & Village the call from the mayor’s office came as a surprise. However, saying yes to the unpaid position wasn’t difficult for Botein, who’s been to many RGB hearings and meetings as an observer and has also sent her students to the often raucous forum for assignments.
“It is a lot of work and a big responsibility,” she said, “but I also felt it was an opportunity to bring my experience and knowledge of housing in New York to (impact) millions of people.”