Gotham Gazette http://www.gothamgazette.com/component/tags/tag/1504 Sat, 21 Oct 2017 10:05:42 +0000 Joomla! - Open Source Content Management en-gb webmaster@gothamgazette.com (Webmaster) Wright Runs for Congress as Tenants Champion, to Mixed Reviews http://www.gothamgazette.com/?id=6335:wright-runs-for-congress-as-tenants-champion-to-mixed-reviews http://www.gothamgazette.com/?id=6335:wright-runs-for-congress-as-tenants-champion-to-mixed-reviews wright rangel

Keith Wright, Charles Rangel, and others (photo via Wright's campaign)


New York Assemblymember Keith Wright’s congressional campaign has flooded inboxes declaring him a “champion” for tenants. Many see it as an appropriate description for the housing committee chair - his campaign touts the support of “100 tenant leaders” and he has a long history of advocating for renters, starting in the 1980s as the head of the tenant association in Harlem’s Riverton Houses, where he still lives. Wright and his fellow tenants recently settled a lawsuit with their landlord for $2 million after alleging they were charged improper rent and other misdeeds.

One of several campaign emails to supporters seeking donations based on Wright’s tenant advocacy reads: “Keith has been a voice for our neighborhoods for decades. His leadership has made sure that NYC protects and expands affordable housing. He pushes to stand up for tenants and hold NYCHA management accountable.”

Wright is a leader in the crowded Democratic primary to replace retiring Rep. Charles Rangel, who has endorsed him, and he’s very much running on his housing record.

There is another view of Wright held by some tenant advocates and legislators, though, who see him as being an outspoken advocate on housing issues who has failed to turn his bully pulpit and considerable power and influence in Albany into actual results.

These critics maintain that Wright failed to buck former Assembly Speaker Sheldon Silver and Governor Andrew Cuomo and fight for drastic changes to the rent laws that would do away with what they see as incentives for landlords to increase rent and drive out rent-controlled tenants.

In the 13th Congressional District largely made up of Harlem and Washington Heights, Wright is facing state Senator Adriano Espaillat; Clyde Williams, a former adviser to President Bill Clinton; Assemblymember Guillermo Linares; and former Assemblymember Adam Clayton Powell. Appearing the favored establishment candidate, Wright - along with Espaillat and Linares - has faced criticism from Williams and others for connections to Albany and its notorious corruption and dysfunction.

Several tenant groups were excited when Wright took over the housing committee from disgraced Assemblymember Vito Lopez in 2013, but a number of them were quickly disillusioned, representatives say. They believe Wright has simply maintained the status quo and amassed power in anticipation for his run for Congress. They point to Wright’s fundraising records that show he’s taken significant donations from real estate interests and question his loyalty to tenant issues such as doing away with the process by which landlords can deregulate affordable units or ending the 421-a subsidy they call a giveaway to developers.

“The problem with Keith is that he says all the right things but then follows orders, resulting in the ongoing destruction of our rent-regulated housing. And I am disturbed by the staggering amount of real estate money he has amassed for his congressional race,” said Michael McKee of Tenants PAC, which organizes around affordable housing issues and backs like-minded candidates. Tenants PAC does not endorse in national races.

A 2014 study by the Community Service Society, an advocacy group for low-income New Yorkers, found that the city lost 40 percent of apartments for low-income residents over the prior decade.

Wright defended his record in an interview: “As chair of the housing committee we’ve had to work against a very conservative state Senate,” Wright said, referring to the Republican-controlled upper house of the New York Legislature. “Listen, no matter what you do you are not going to be able to please everyone. Sure you get folks who want me to hold up the budget and this that, but I’ve been through those days before and it didn't quite work. If I thought it would work I would do it again. You can’t please everyone.”

As for his major wins, Wright counts his “greatest achievement” as a 2014 lawsuit he filed with his fellow tenants at Riverton Square accusing the landlords of illegally inflating rent, improperly evicting tenants, and overstating the value of the improvements made to apartments. In February the landlord, CWCapital and CompassRock, agreed to a $2 million settlement that will be paid in rent credits (they admitted no wrongdoing).

Wright was also a key player in negotiations of the recent sale of Riverton to A&E Real Estate. Part of the sale included an agreement that A&E would repair homes and include 975 apartments, including Wright’s, in a 30-year affordability agreement.

Two of Wright’s major wins didn’t come legislatively, but instead in actions he took to protect his own housing complex.

Wright rejected the idea that contributions from real estate influenced his fight for stronger rent laws. “Ask him why he’s taken so much Wall Street money and D.C. money,” Wright said, apparently referencing his opponent Clyde Williams, who brought up donations Wright has taken from real estate interests in recent debates. “We’ve all taken real estate money. It has nothing to do with my commitment to the tenants of New York City. I think my record is plain on its face.”

Filings with the State Board of Elections and Federal Elections Commission dating back to 2013 show that Wright has taken tens of thousands of dollars in donations from major real estate and construction interests and their subsidiaries. Real estate groups are known for donating to many state politicians in hopes of influencing policy.

Major donations to Wright from real estate interests include $2,050 from the Real Estate Board PAC; $4,100 from JSignal LLC, which is connected to Cayuga Capital, a real estate management and development firm; $500 from John Banks, president of the Real Estate Board of NY; $2,700 from Eliot Spitzer, the former governor who now focuses on real estate; $5,000 from Empire PAC, which represents real estate interests; $2,500 from REBNY member Daniel Zucker; and a total of $4,200 over three contributions from Donald Capoccia, head of BFC Partners, a development firm that specializes in affordable housing.

Wright’s first action as housing chair in 2013 was to introduce a package of housing bills that included a surprise: renewal of the lapsed J-51 program. The program is intended to provide tax breaks to landlords who make improvements to affordable housing, but tenant groups asserted it was abused by landlords. A study found half of the tax breaks went to owners of market-rate buildings.

“I was named housing chair on a Friday and we had a very large bill that was somewhat controversial that had to be done on Monday," Wright told Gotham Gazette during an interview in February 2013. "I know folks in the tenant movement were upset, they wanted that bill to be used as leverage, but it was a bill for coops, condos, and lofts, and those type of people do live in New York City. We had to do this bill.”

Last year, as rent regulations that govern affordable housing in the city and across the state came up for renewal, tenant groups were hoping Wright and newly sworn-in Assembly Speaker Carl Heastie, a Bronx Democrat, would be able to win significant changes to the rent laws to do away with what they call incentives for landlords to take apartments off of the affordable housing rolls. Instead they say they got tweaks.

The threshold for rent at which a vacant apartment can be deregulated was increased from $2,500 to $2,700. The deal also required landlords stretch out the period they increase tenants’ rent after making major capital improvements. Landlords were also limited in how much they can increase rent between tenants. The wins were seen as small, minimal in comparison to what Cuomo and the Assembly publicly pushed for. Wright said he was nevertheless proud of the changes that were made.

Last year was a not a typical year - both legislative leaders Dean Skelos and Sheldon Silver were indicted during budget season (and later convicted). Rather than a traditional negotiation of the expiring rent laws and 421-a program that gives tax breaks to developers for including affordable housing in their projects, Cuomo allowed real estate and labor interests to negotiate 421-a renewal on their own, outside the Legislature.

Tenant groups say 421-a is a “tax suck” that has been demonstrated to produce very few affordable units and been the subject to major abuse and fraud by developers. Investigations, like one by ProPublica, have proven those claims to be true. Still, Mayor Bill de Blasio and others want to see a new, strengthened 421-a program enacted.

Cuomo attributed giving real estate and labor control of negotiations to the sensitivity of legislators towards the Silver and Skelos scandals that included revelations about the political influence of Glenwood Management, a real estate company that was the state’s largest campaign donor.

Labor and real estate failed to reach an agreement on renewing 421-a, so the program lapsed. Still, Cuomo and other stakeholders appear loathe to let it go, to the dismay of some tenant groups.

Results of the legislative negotiations on rent laws last year were hailed as “historic” by Cuomo, but tenant groups found it lacking. They say it basically cemented the status quo allowing landlords to steadily raise rents and move apartments off the affordable housing rolls.

"We pretty much got nothing," said Delsenia Glover, director of Alliance for Tenant Power, said at a press conference in Albany in early April. "At the time Governor Cuomo said they were the 'strongest rent laws in history.' It's not true, we got nothing."

Glover, who is from Harlem, does not blame Wright for the rent law negotiations. “Keith is extremely supportive,” Glover told Gotham Gazette in a recent interview. “He was one of our lead champions last year along with Speaker Heastie. He worked as hard as he could on the rent laws.”

The focus of Alliance for Tenant Power’s April press conference was demanding that if Albany does decide to find a replacement for 421-a that they must also reopen negotiations on rent laws. Glover says lawmakers should end current rules that incentivize landlords to make apartments unaffordable.

“Instead of discussing benefits for rich developers, all attention should be on fixing the major loopholes in the rent regulation system that houses 2.5 million tenants in approximately 1 million units with no cost whatsoever to the taxpayer,” Glover wrote in an April op-ed at Gotham Gazette.

Glover and other tenant groups deride the idea of any replacement for 421-a. Wright attended the press conference and appeared to agree, despite the fact he introduced what many tenant advocates saw as a direct replacement. Wright proposed a program that would provide $100,000 to developers per affordable unit they build that would be funded by the state abandoned property fund.

Wright said at the time that the bill was negotiated with the Real Estate Board of New York the NYS Association for Affordable Housing, and the Building & Construction Trades Council. All three groups indicated to the Daily News at the time that they didn’t actually support the plan.

“I’m sorry the press picked it up as a replacement for 421-a,” Wright told Gotham Gazette, implying that his plan was not aimed to be such and that a lack of enthusiasm for it was the result of that mistaken characterization.

Asked for her take on Wright’s plan, Glover demurred, saying, “You’d have to ask someone who was in the room.”

Barika Williams, deputy director of the Association for Neighborhood and Housing Development (ANHD), praised Wright for bringing together disparate groups to discuss the creation of “a tool” to spur the creation of affordable housing. “It was a unique table that brought together different parts of the for-profit and nonprofit set. You saw a lot of people who don’t normally sit at the same table. We were looking at achieving the deepest affordability and trying to target resources to those buckets of the population that are desperately in need.”

Williams said that in the end all of the groups may not have been on the same page because not all the groups involved were present for the entire process. “It was a long process that took commitment and being consistently involved for over two months.”

Wright has been criticized by advocates and fellow legislators for not being properly versed in the bills he supports. He’s also been criticized for being too close to Governor Cuomo.

Wright said he would love to see the rent laws reopened for negotiation this year.

City & State NY recently reported that Tom Cayler, chair of the West Side Neighborhood Alliance’s Illegal Hotel Committee, was unhappy with a bill Wright carries that is technically designed to deal with illegal hotels.

Wright’s bill would create a process by which permanent residents of certain apartment buildings could register to rent their apartments in the short term - similar to how Airbnb functions.

Cayler said the bill would simply allow residents to rent their apartments as “illegal hotels,” rather than ending the practice. There is a good deal of pushback against Airbnb in Manhattan. The group met with Wright and were asked to send him a memo with their concerns. They say they never heard back.

“It was really shocking to us that he didn’t actually seem to know much about the bill he had his name on,” Cayler told City & State. “He was not well-informed about it. His chief of staff was the one who knew about this particular bill.”

Wright’s spokesperson Emma Forbes told City & State that the bill was designed to increase transparency and that the bill had yet to move because there wasn’t “consensus” from residents and stakeholders.

Asked about Cayler’s criticism Wright told Gotham Gazette: “I thought he was somewhat misinformed.”

Wright said his door is always open and he is willing to discuss legislation.

WIlliams, of ANHD, countered the idea that Wright was ill informed about legislation. “I think from our experience Assemblymember Wright understands the complexity of housing and the complex mix of interests that are involved. With all of that in mind, his goal always seems to be thinking about deep affordability and how to help those folks in New York City who are struggling and who are the most underserved.”

Asked if he expects legislation on illegal hotels to move this session, which ends in mid-June, Wright replied, “The bill is in my name in a committee I head and I control the bill and it hasn’t moved.” “So if it quacks like a duck...,” he added, implying there was little chance the bill would advance.

Wright said he is proud of his record as a tenant advocate and that despite the overwhelming support he has received from the Democratic establishment, including words of support from former President Bill Clinton and formal endorsements from Gov. Cuomo, Speaker Heastie, and Rep. Rangel, he does not take it for granted that he will be leaving Albany for Washington. “We have a lot to do here,” Wright said, adding that should he be elected to Congress his main focus will be on changing the definition of area median income because of the way it impacts affordable housing in the city.

“The reason I’m running is to change the definition of area median income and the way it is put forward with affordable housing,” said Wright. “The housing that is being built is called “affordable,” but it's not affordable to anyone I know or even me.” (Wright, who lives in rent-stabilized housing, has an Assembly salary of $79,500, not including the stipend he receives for heading the housing committee, and he has served for 24 years.)

Citing the fact that the AMI used for New York City to determine rent thresholds takes into account Westchester and Rockland counties, greatly increasing the number, Wright said that reform would benefit city residents.

“Changing the definition is what I want to do the first day I get to Congress, most definitely,” said Wright.

New Yorkers are tired of seeing condos going for millions of dollars while they worry about paying the bills and staying in their neighborhood, Wright said.

“The people of Harlem shed blood, sweat, and tears to make their neighborhood a safe place to live,” Wright said. “People are scared to death their children won't be able to afford to live in the neighborhood because it won’t be affordable.”

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by David King, Albany editor, Gotham Gazette
     

Read more by this writer.

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Wright Runs for Congress as Tenants Champion, to Mixed Reviews Sun, 15 May 2016 04:00:00 +0000
Calls for Public Discussion of New Affordable Housing Incentive Program http://www.gothamgazette.com/?id=6138:calls-for-public-discussion-of-new-affordable-housing-incentive-program http://www.gothamgazette.com/?id=6138:calls-for-public-discussion-of-new-affordable-housing-incentive-program REBNY speaker

The REBNY gala (photo via REBNY on Facebook)


Earlier this year developers and labor unions failed to reach a deal to renew the controversial 421-a tax abatement program that is designed to entice the development of affordable housing. Gov. Andrew Cuomo and legislators agreed to extend the program early last year while putting the longterm future of the program in the hands of the special interests that benefit from it--an unprecedented move that was met with loud criticism.

With negotiations failed and the program expired, it appears that real estate groups are looking to Cuomo and state legislators to figure out new life for the program. Without it, the future of rental housing, including affordable units, in New York City is in question. Expressing serious concern, Mayor Bill de Blasio has called on Albany leaders to make the situation right.

Asked about how he would like to see the 42-1 issue resolved, Republican Senate Majority Leader John Flanagan said, "I believe that it should be people of good faith sitting in a room working - I'm not kidding - working on a compromise. The housing question in the City of New York is unbelievably important." Flanagan was speaking to reporters after giving a speech to the Association for a Better New York on Jan. 28.

Tenant advocates also want to get key players in a room to hash out a solution, but they want those meetings open to the public and including all stakeholders, not just the ones that make large campaign contributions.

Left out of the last round of discussions, advocates insist that any discussion of renewing the program should be held in full view. They want the housing committees of the legislature to hold hearings to consider alternatives to 421-a. "Everything in Albany is done in secret," said Michael McKee, treasurer of Tenants PAC. "You would expect the housing committees to hold public hearings on this, but that is just not convenient."

"I would like to see more of a public discussion so that maybe REBNY will come and tell us what happened in negotiations," said Thomas Waters of the Community Service Society, referring to the Real Estate Board of New York, the major association of developers and one of the two main parties left to negotiate an extension of 421-a.

"No other interest gets this kind of special treatment," Waters said, referring to real estate. REBNY and individual developers are known to be among the most prolific campaign donors and spenders throughout New York.

Dan MacEntee, spokesperson for state Senator Betty Little, who chairs the Senate committee on housing, said that there had yet to be any discussions on hearings. "The Senator does recognize the impact of the program and would like to see it continue," MacEntee told Gotham Gazette of 421-a. Little, a Republican, represents several upstate towns.

A spokesperson for Assembly Member Keith Wright, a Harlem Democrat who chairs the Assembly housing committee, said that Wright was not available for comment.

Senator Liz Krueger, a Democratic member of the Senate housing committee, believes that there should be a joint hearing of the legislature's housing and finance committees before anything on 421-a is decided, given that the program deals with housing and taxes. Krueger told Gotham Gazette last year that she would like to see 421-a replaced with a more efficient program.

However, many legislators and advocates say that REBNY is pushing Cuomo and legislators to move quickly on a basic renewal, and one that either does away with Cuomo's insistence last year that prevailing wages for labor are included, or sets a lower increase than the building trades council sought during private meetings.

REBNY President John Banks recently wrote in Real Estate Weekly that he is committed to working with stakeholders to "address the need for more rental housing" while pushing back against calls from labor and Cuomo to include a prevailing wage requirement.

"Given the high cost of property taxes, land costs and construction costs, most owners will opt to do something else rather than build multi-family rental housing with a substantial below market component unless there is a tax benefit program like 421a in place," wrote Banks.

"For example, in the absence of a tax benefit program like 421-a, in many areas of the City, owners will build market rate condominiums where sales prices can offset the high cost of new development (e.g., property taxes, construction, land)."

Advocates say the city simply isn't getting the return on its investment through 421-a and that if the creation of affordable housing is what is motivating public officials then finding a more efficient alternative is paramount.

"The first step is to let 421-a die and spend the money on other housing programs," Waters told Gotham Gazette. "Rather than a program that provides the right to a tax break I'd like to see something like the federal low-income tax credit and have developers apply and have the credit go to those who provide the most affordability."

Tenant advocates have long decried the 421-a program as terribly inefficient.

Waters research has shown that 421-a has only produced one affordable apartment for every $833,000 in tax breaks. "Before the state acted to renew 421-a last June, New York City was foregoing $1.1 billion in revenue each year for a program that led to no more than 1,275 apartments per year," Waters recently wrote in NY Slant.

Meanwhile, advocates point out that provisions in the state's rent laws allow landlords to deregulate 20,000 affordable apartments a year, with landlords voluntarily reporting the deregulation of around 6,000 affordable apartments each year.

"As far as I'm concerned the lapse of 421-a can only be a good thing," said McKee of Tenants PAC. "It is an absurdly inefficient way to get affordable housing. Even if you deliberately tried to create an inefficient program it would be hard to end up with something as absurd as 421-a. I could design a better program than 421-a in my sleep."

A number of observers see the failure to renegotiate 421-a as just another example of how the feud between Mayor Bill de Blasio and Gov. Cuomo has impacted public policy. Last year de Blasio announced a deal with developers to renew 421-a - the mayor was anxious to renew the program that is a key piece of his promise to build 80,000 units of affordable housing over ten years.

Cuomo countered, saying de Blasio had a reached a sweetheart deal with developers and blamed the plan for disrupting the legislature's negotiations. In the end, Cuomo and legislators reached a deal that included much of de Blasio's plan. It mandated that 25 to 30 percent of projects be set aside for affordable housing, banned most coops and condos from receiving abatements, and increased the length of the abatement from 25 to 35 years. All of that came with the caveat that real estate and labor had to come to a deal on wages.

Now many doubt de Blasio will have much of a say at all on the program as legislative leaders and the governor negotiate behind closed doors. Gov. Cuomo has spoken to the importance of reestablishing an affordable housing program at the state level. The de Blasio administration has lamented the loss of 421-a while simultaneously downplaying its importance.

"Having every single set of a tools at our disposal is optimal," Deputy Mayor Alicia Glen told Gotham Gazette when asked about the uncertainty around the 421-a program. Glen noted that the city has several programs at its disposal to encourage the construction of affordable housing but each one is important. "Not one of these individual levers not being available will undermine our efforts or significantly impact our plan, but not having something, a tax incentive...like 421a, you know, does hinder our ability to do what's really important...which is to make sure that there is affordable housing in every corner of the city."

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by David King, Albany editor, Gotham Gazette
     

Read more by this writer.

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Calls for Public Discussion of New Affordable Housing Incentive Program Tue, 02 Feb 2016 23:50:22 +0000
Language in Rushed Rent Regulations May Hold Tenant-Friendly Surprise http://www.gothamgazette.com/?id=5808:language-in-rushed-rent-regulations-may-hold-tenant-friendly-surprise-cuomo-albany http://www.gothamgazette.com/?id=5808:language-in-rushed-rent-regulations-may-hold-tenant-friendly-surprise-cuomo-albany Cuomo Heastie rent

Cuomo and Heastie in cahoots? (photo: Governor's Office via flickr) 


Tenant advocates disappointed by the rent laws deal reached by Gov. Andrew Cuomo and the Legislature at the end of session suddenly have a spark of hope, weeks after the backroom negotiations came to an end. Some are interpreting the wording of the new law to actually make it more difficult for landlords to deregulate apartments when rent reaches the established threshold, much to the chagrin of those property owners.

Tenant advocates say the new language of the bill - which regulates about a million affordable apartments in New York City - mandates that landlords have rented an apartment under the $2,700 per month threshold before they can remove it from the rent control rolls. This is as opposed to being able to deregulate the unit once an allowable hike hits $2,700 per month even if the unit is between tenants. Advocates believe this will significantly extend the time under which apartments are rent controlled even if it does not stop their eventual expiration.

Judith Goldiner, an attorney at the Legal Aid Society, said that since 1997, the language in the statute has been, "for any housing accommodation which is or becomes vacant on or after the effective date of the [1997 law] and before the effective date of the [2011 law] with a legal regulated rent of $2,000 or more a month."

The threshold was raised to $2,500 when the rent laws were renewed in 2011.

Goldiner said the language in the 2015 act can be captured as: "any housing accommodation that becomes vacant on or after the effective date of the rent act of 2015 where such legal regulated rent was $2,700 or more." They key being that the monthly rent was already $2,700 before an apartment is vacated, meaning that the rent threshold cannot be reached between tenants due to allowable vacancy and renovation bumps.

The Rent Stabilization Association (RSA), a landlord group, is aware of the language and believes it to be a drafting mistake that the Legislature could address along with a host of other drafting errors in the "Big Ugly" that was rushed to a vote on June 25 after session went into week-long overtime. But, it is unclear if the Legislature has any interest in returning to deal with the language. Sources in the Assembly say the language in question was inserted intentionally and they would not consider altering it.

Cuomo administration officials indicate they did not think the language was an issue. Tenant advocates wonder if Cuomo would dare alter the bill even if it was unintentional given that his allegiance to Democratic ideals has been under so much scrutiny of late. The governor recently felt backlash from the left after Senate Republicans touted a memorandum of understanding signed by his aide that appeared to agree to roll back a part of his signature gun-regulation SAFE Act. Not to mention attacks on Cuomo over elements seen as lacking (mayoral control of schools) or missing (minimum wage hike) from the final deal.

"Our interpretation is a tenant has to be in place under that threshold before they could move to deregulate," said Goldiner of the Legal-Aid Society. Goldiner said this specific measure was something she and her colleagues advocated for at great lengths. "I don't think this was unintended," Goldiner told Gotham Gazette. "We were in many, many meetings with the Assembly telling them how this would stem the tide of deregulation. And in a bill where tenants got very little, I think this is fairly appropriate."

Advocates still say that while the apartments would remain regulated, $2,700 per month is still a high rent and this tweak is not a game changer of any kind. Landlord groups are dismissing the language as a drafting mistake.

"I think the fact of the matter is when you read the section of the law on legal regulated rent it has not changed at all," said Frank Ricci of the RSA. "The bill in its entirety did so much on so many things that there are drafting inconsistencies throughout the bill. It is not pristine and clean as it has been in past years."

Lawyers for both sides are currently being consulted on the language and interested parties admit the debate could end up being settled in court.

The dispute over the language adds a twist to an especially heated year for the real estate industry and tenant advocates, including many New York City-based legislators.

Many lawmakers who represent parts of the city and advocates regard the changes made to the rent laws this year as minor tweaks that will only make it slightly more difficult for landlords to take apartments off the regulated rolls. The Legislature renewed the rent laws for four years and the law increases the threshold for vacancy deregulation and high-income deregulation from $2,500 to $2,700. Those thresholds will then be updated on January 1 of each year according to decisions by the city and suburban Rent Guidelines Boards. The amount landlords can increase monthly rent based on the improvements they make to apartments has also been reduced slightly and fines for tenant harassment have been increased.

Sen. Adriano Espaillat, a Manhattan Democrat, called the changes "one inch forward," and added: "We saw some tougher penalties but there were no major victories, we are still going to lose thousands of affordable apartments over the next four years."

Michael McKee of Tenants PAC agrees. He points to a study by Tom Waters of the Community Service Society that predicts the city alone stands to lose 87,500 rent regulated apartments given the $2,700 per month threshold.

Frank Ricci, of the Rent Stabilization Association, said that the new laws will make it much harder for landlords to afford maintenance and repairs. "These changes are going to make it much more difficult to maintain buildings. The Major Capital Improvements changes are going to disincentivize owners from making major improvements or doing major work like fixing the boiler."

Advocates point to reports from Waters and analysis from blogger John Krauss that show the city has consistently seen thousands of apartments leave the affordable housing rolls despite increases in the deregulation threshold made in 2011. http://blog.johnkrauss.com/where-is-decontrol/

"We've said for 22 years that raising the threshold is meaningless," said McKee. "It simply makes financial sense for landlords to spend the money [on repairs] to deregulate their apartments. The new laws do nothing to disincentivize them."

However, Espaillat and McKee say that tenants were particularly organized this year and effective in putting pressure on Cuomo and the Legislature. Advocates barraged the governor at his offices and continued their protests after the deal was passed - at one point targeting Cuomo's home in Westchester.

There may be no lull in the action as calls to strengthen the laws continue and the 2016 election year is just around the corner. On Wednesday, Brooklyn Borough President Eric Adams, a former state senator, will brief the media "about a new push to achieve some of the urgently needed protections not provided by the recently approved rent laws negotiated by Governor Andrew Cuomo and State Senate Republicans." Adams is also going to convene a meeting of state and local electeds and tenant advocates "to discuss plans moving forward."

Legislators and tenant advocates say they think the recent campaign could continue and be used as a tool to help Democrats win control of the state Senate at which point they could revisit the rent laws even before they expire. "We we were on point on organizing, on messaging, on building a coalition," Espaillat told Gotham Gazette. "If we win the majority next year we could very well address affordability." Democrats, who traditionally do better in presidential years, hope in part to ride a Hillary Clinton wave.

Ricci told Gotham Gazette that such action would create an unstable environment for landlords. "If you want a well-preserved housing stock in the city, you need consistency and predictability," said Ricci. "There is a lot of thought and planning that goes into improvements. If there is talk every year about tinkering it would create an unstable environment. In fact it would be shortsighted on the part of the Legislature to even talk about changes because it will stop people from making these large investments." 

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by David King, Albany editor, Gotham Gazette
@DavidHowardKing

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Language in Rushed Rent Regulations May Hold Tenant-Friendly Surprise Tue, 14 Jul 2015 21:50:09 +0000
Would Expired Rent Regs, Mayoral School Control Spell Doomsday for New York City? http://www.gothamgazette.com/?id=5747:would-expired-rent-regs-mayoral-school-control-spell-doomsday-for-new-york-city http://www.gothamgazette.com/?id=5747:would-expired-rent-regs-mayoral-school-control-spell-doomsday-for-new-york-city BdB Cuomo

De Blasio & Cuomo (photo: Governor's Office via flickr)


"Mayor of the City of New York, frustrated with Albany? Now there's a shocker," Gov. Andrew Cuomo responded on Thursday to reporters who inquired about Mayor Bill de Blasio's concerns over Albany's reluctance to deliver more than simple extenders of policies like mayoral control of schools and rent regulations that impact millions of city residents.

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Would Expired Rent Regs, Mayoral School Control Spell Doomsday for New York City? Mon, 01 Jun 2015 03:32:46 +0000