Rally Against Zombie Apartments -10/31/2022 at 10 AM

 Put on your Zombie or Frankenstein mask and join the NYC Public Advocate, Housing Justice for All, GOLES, and the End Apartment Warehousing Coalition  at a

Rally  against  Zombie  Apartments

Monday, Oct. 31 at 10 AM

331 E. 14th Street, Manhattan

Creative Commons License

Landlords are refusing to rent out affordable homes, making them into zombie apartments.   Stand up against zombie apartments!

Inside City Hall: The City reporter talks about warehousing

The City reporter talks rent-stabilized apartment vacancies

By Deanna Garcia New York City

PUBLISHED 8:50 PM ET Oct. 20, 2022

https://www.ny1.com/nyc/all-boroughs/inside-city-hall/2022/10/20/sam-rabiyah-discusses-nyc-s-rent-stabilized-apartments

Sam Rabiyah, a reporter with The City, joined Bobby Cuza on “Inside City Hall” Thursday to discuss the city’s current housing crisis. (NY1 Photo)\

City statistics show 88,000 united warehoused!

Landlords claim that higher vacancy rate they created means we shouldn't have rent stabilization!

NYC Had 88,830 Vacant Rent-Stabilized Apartments Last Year, City Housing Agency Estimates

Roughly 1 in 10 rent-regulated apartments were vacant in 2021, Census survey data reveals — far more than the 61,000 vacancies landlords reported to the state.

BY SAM RABIYAH 

  OCT 20, 2022, 5:30AM EDT

STATE SENATOR BRAD HOYLMAN AND TENANTS STOOD ON THE STOOP OF 336 WEST 17TH STREET WHILE HOLDING PLACARDS AGAINST BUILDING OWNERS “GHOSTING” THEM.

BEN FRACTENBERG/THE CITY

 

EXCERPT:

What’s more, [landlord group CHIP's executive director Jay Martin] said, the new numbers suggest that the Council’s vote to continue rent regulation may have been invalid. “If HPD claims there were an additional 45,970 rent-stabilized apartments available for rent during the 2021 Housing and Vacancy Survey then the overall vacancy rate was above 5% and the housing emergency could not have been legally declared by the City Council,” he said.

HPD shared its figures after THE CITY documented a steep increase in the number of vacant rent-stabilized units as the city emerged from COVID lockdown in 2021, based on a memo from the state’s Homes and Community Renewal agency. Our reporting showed that:

·       Between January 2020 and January 2021, the state’s count of vacant rent-stabilized apartments nearly doubled, to more than 61,000.
·       Landlords registered tens of thousands fewer rent stabilized apartments with the state than they did previously, declining to 857,791 units registered for 2021 — potentially leaving those apartments off the radar for rent law enforcement.
·       In all, the state numbers show a loss of over 95,000 stabilized apartments for rent after 2019 — the year a major overhaul in Albany of the state’s rent laws blocked landlords from significantly jacking up rents on vacant units when leasing them to new tenants.
·       A lawsuit from landlord groups seeking to abolish rent regulation is working its way through federal courts and could reach the Supreme Court, potentially rewarding property owners who keep apartments vacant. Owner organizations are also seeking rollbacks of the 2019 New York rent reforms that sharply capped rent increases on vacant units.

 

61,000 warehoused stabilized units, according to State records!

The City's Sam Rabiyah looks at the hard facts: City and State records of vacant stabilized apartments, and how much money landlords are actually making. 

• More than 60,000 Rent-Stabilized Apartments Are Now Vacant — and Tenant Advocates Say Landlords Are Holding Them for ‘Ransom’

The number of empty regulated apartments nearly doubled between 2020 and 2021, a state memo obtained by THE CITY shows.

BY SAM RABIYAH 

  OCT 19, 2022, 5:05AM EDT

 

Vacant but unavailable: The Real Deal article

In housing-starved NYC, tens of thousands 

of affordable apartments sit empty

Landlords blame the state’s rent law for making repairs

 a money-losing proposition; lawmakers don’t believe them.

 July 2022 Issue /

July 05, 2022 07:00 AM

By Suzannah Cavanaugh and Sasha Jones

CHIP executive director Jay Martin (left) and 

State Assembly member Linda Rosenthal

Landlords fighting proposed state regs. Tenants, testify FOR them!

Landlords say the NYS Division of Housing & Community Renewal's proposed regulations will do Terrible Things!  Here's an excerpt from one developer's email update, spelling out doom and gloom for owners - but not so bad for the rest of us :

"What happens if these changes pass?

These changes have been proposed only and nothing is set in stone. Stakeholders have up until November 15th to draft comments and submit them here.*  Looking out in the future, downstream effects of this ruling could be:

1. Value of vacant units decreases - vacant apartments may become liabilities, where having empty units lowers building valuations, like in most US markets. Occupancy levels below 90% on rent stabilized assets will spell collection or lease-up issues.
2. Value of vacant buildings declines - if the ability to achieve market rents through substantial rehabilitation isn’t guaranteed, valuing empty rent stabilized assets will become harder. If a subjective party is deciding whether a given building is old and dusty enough to merit a revamping, that’s a problem. Buyers will want to pay commensurately with the non-zero probability that their application gets denied and their building’s rents cannot be elevated.
3. More apartments delivered to NYC market - removing any incentives to keep apartments vacant is aggressive, but it could work. With nothing to gain, owners will strictly be losing out on a monthly rent check by keeping apartments vacant, without any benefit. This will push many owners to re-lease their apartments. Kind of like when someone you don’t like suggests the least bad idea. The upshot here is that more apartments will come online, and this will make NYC slightly more affordable. It’s this last piece that is most important for HCR in terms of their ability to get this package of proposals inserted in the rulebook. The steps taken here demonstrate a coherent effort towards unlocking more apartment availability for residents of NYC."

Excerpted from Greysteel's Critical News Update email of September 12, 2022

*This website manager has changed the link so comments go to HCR instead of to Greystone, and changed the date from November 20 to November 15th.

Those results would be great, so tenants can and should submit testimony in support of the regulations before the November 15, 2020 hearing!  

WHERE: U.S. Custom House auditorium, Alexander Hamilton U.S. Custom House, One Bowling Green, New York, New York 10004 

WHEN: Tuesday, November 15, 2022.  10:00 am to 4:30 pm.

HOW: 

• Pre-register to guarantee when you'll be heard.  Call 718-262-4816 and leave a message with your name, phone number, and when you wish to speak.  
• You'll have 5 minutes to speak - with a mask.  
• Bring 3 copies of your complete testimony with you to give to the panel - but it's best to make your points when you speak looking directly at the panel, to engage with them.  
• Submissions may also be sent in advance to Michael Berrios, Division of Housing and Community Renewal, 92-31 Union Hall Street, 6th Floor, Jamaica, New York, 11433 (718) 262-4816 or by email to 2022RentRegulationComments@hcr.ny.gov. 

See the regulations themselves at pages 23-25 of chrome-extension://efaidnbmnnnibpcajpcglclefindmkaj/https://hcr.ny.gov/system/files/documents/2022/08/rsc-proposed-rule-text-8.16.22.pdf. 

State proposes regs to rein in Frankensteining

Landlords have been warehousing vacant rent stabilized units and then merging them with other space (sometimes unregulated apartments) to create "Frankensteined" apartments with brand new rents - often sky-high. 

The State's housing agency has just proposed regulations to implement the 2019 Housing Stabilization and Tenant Protection Act.  Rent Stabilization Code Amendments - HSTPA Revisions, pages 23-25.   These amendments include a new section, §2521.1(m) to regulate the rents and status of Frankensteind (combined) apartments.  The section says:

1. Rents for combined apartments will be the combined last rent of each rent stabilized apartment, plus any individual apartment improvement increases.  If a rent stabilized apartment is increased in size by adding a market apartment, the new rent stabilized unit will combine the two legal rents.  If a rent stabilized apartment is reduced or increased in size (for example by adding hallway space), the rent is changed by same percent as the square footage is changed. 

2. Rent stabilization will cover the whole new combined apartment if even one of the original apartments was rent stabilized. 

3. Landlord fraud, harassment, or evasion can bar any rent increase.

The hearing on these and other regulations will be on November 15, 2022 from 10 AM to 4 PM at 1 Bowling Green in lower Manhattan. 

Click on "read more" for the proposed section. 

Credit for photo: CreativeCommons, 5-24-2015.