Tenant Groups Win Home Rule Message

Metropolitan Council on Housing 339 Lafayette St. PERIODICAL New York, NY 10012

Vol 35, No. 6 June 2005 Tenant Groups Win Home Rule Message; Fight Moves to State Legislature By Kenny Schaeffer n May 25, the City Council overwhelmingly passed a measure calling for the restoration Oof New York’s home rule over rent and eviction regulations, denied since 1971 by the state’s Urstadt Law. State Legislative Resolution (SLR) 36 declares that the passage of the Krueger-Lopez bill (S.2735/A.4523), to repeal Urstadt and restore home rule, is an urgent need for New York City. The vote was 47-3, with only the Council’s three Republicans opposing the resolution. “The City of New York should not have to go up and bargain with upstate representatives to protect our own homes,” Council Speaker Gifford Miller told the New York Times. Although Mayor Mike Bloomberg has said he agrees that New York City government should have control over its housing laws, he has exerted no political capital to achieve that end among his fellow Republicans in Al- bany—particularly Governor George Pataki and state Senate Majority Leader Joseph Bruno. “If Bloomberg had fought as hard to get control of rent regulations Tenants pack the steps of City Hall on May 10, the day the home-rule resolution was introduced in the City Council. as he did to get control of schools, we’d have home rule JENNY LAURIE by now,” says Michael McKee of Tenants & Neighbors. Depression of the 1930s 36 was formally intro- ment, as a necessary step In 1971, before then-governor Nelson Rockefeller . duced. Members of Met toward economic justice,” took away the city’s home rule as part of his disastrous We’re Not Asking Council, Tenants & Neigh- Working Families Party ex- vacancy-decontrol scheme, New York had a chronic The Council’s May 25 bors, and the Coalition for ecutive director Dan Can- shortage of housing, but moderate rents. The median vote capped a month of the Homeless filled the tor told the Council in rent was $215 a month, and New Yorkers paid an aver- activity on the issue. On City Hall steps, joined by hearings that day. The age of around 20 percent of their income in rent. The May 1, about 400 people supporters from the party has promised a major Rent Stabilization Law of 1969 promised to preserve protested on Fifth Avenue Brennan Center for Jus- fight in Albany for home the stock of rent-regulated apartments. Since the at the edge of Central tice, Citizen Action of New rule. city’s control over its rent laws was removed, however, Park—around the corner York, and other groups. The rising call for resto- the state legislature has weakened the laws repeatedly, from Bloomberg’s opu- “We’re not asking, we’re ration of home rule particularly in 1997 and 2003, while accepting millions lent townhouse on East demanding!” announced comes as more and more of dollars in campaign contributions from city real- 79th Street, where they Speaker Miller, the people are recognizing estate interests. As a result, vacancy decontrol prevails were not allowed to as- measure’s prime sponsor. that preserving the city’s in communities across the city, rent hardship has got- semble. Home rule is necessary rent-stabilized apart- ten unbearable for both the poor and middle class, and On May 10, hundreds “both as a matter of de- homelessness is at levels not seen since the Great rallied at City Hall as SLR mocracy and good govern- continued on page 6 Supreme Court Upholds Hawaii Rent-Control Law By Steven Wishnia

On May 23, the Su- rent regulation,” says vet- ing, because it did not “sub- judgments for those of its burden is not equitably preme Court reversed a eran tenant lawyer Timo- stantially advance” a legiti- elected legislatures and shared among property lower-court decision that thy L. Collins, former mate state interest. The expert agencies.” owners. could have established a executive director of the federal Ninth Circuit Instead, the Court held, Hawaii enacted the law in legal precedent to invali- city Rent Guidelines Court of Appeals agreed. a regulation can only be 1997 because the state, date rent controls and a Board. “The Court explic- The Supreme Court re- judged a taking if it puts an with only 300 gas stations, host of other economic itly disavowed the exercise jected that contention, unfair burden on property six gasoline wholesalers, regulations, from mini- of second-guessing the saying it would force the owners, if “its effect is tan- and two refineries, had mum-wage laws to envi- purposes of state legisla- courts to review “virtually tamount to a direct appro- ronmental ordinances. tures adopting rent regu- any regulation of private priation” of property, or if continued on page 4 The Court unanimously lations.” property” and then decide ruled that a 1997 Hawaii The key legal issue in the whether such rules were law limiting how much case, Chevron v. Lingle, effective, in order to judge rent oil companies could was what standard should if they were constitu- INSIDE THIS ISSUE ! charge gas station owners be used to judge whether tional. That would “require was constitutional. Chev- laws constituted an unfair courts to scrutinize the ef- Edith Kamiat/Frieda Milgram ...... pg. 2 ron had challenged the “taking.” Since the 1920s, ficacy of a vast array of state measure, contending that courts have noted that gov- and federal regulations—a El Inquilino Hispano ...... pg. 3 it violated the Consti- ernment regulations task for which courts are tution’s “takings” clause, could be considered a tak- not well suited,” Justice Arguments for Home Rule ...... pg. 5 which prohibits the gov- ing if they placed an unfair Sandra Day O’Connor ernment from taking pri- burden on property own- wrote. “Moreover, it would Stadium/Rezoning Battles ...... pg. 7 vate property without fair ers. Chevron argued that empower—and might of- compensation. the Hawaii rent-control law ten require—courts to sub- New Jersey Rent Control...... pg. 8 “It is a major victory for should be considered a tak- stitute their predictive 2 June 2005 — TENANT/INQUILINO Street Named After Edith Kamiat Edith Kamiat was a longtime ten- working-class communities like Housing Forum on ant activist and, when she was Washington Heights, the Lower older, a volunteer in Met Council’s East Side and Yorkville. Her activ- office. Edith was a leader of the ism led to provisions in the Omni- Code Enforcement fight against institutional land- bus Housing Act of 1983 that lords, such as Columbia University, protected rent-stabilized tenants Presbyterian Hospital (her land- of nonprofit landlords. Saturday, June 18, 2005 lord), New York University, the We hope you can join us at the 2:00 – 4:00 PM Museum of Modern Art, and oth- street-naming dedication, which ers, which bought apartment will take place on June 25 at noon buildings and then evicted ten- on Edith Kamiat Place, at the cor- Fordham University, Pope Auditorium th th ants to make room for professors ner of West 169 Street and Fort 113 West 60 Street or doctors. While we don’t hear Washington Avenue. between Columbus & Amsterdam Avenues much about that battle today, Edith was the head of a huge fight

th in the 1970s and ’80s, when uni- Please RSVP by June 10 via email versities and hospitals were mak- ([email protected]) ing major land grabs in stable, or call 212-873-6368

Please join Assemblymember Scott Stringer, Chair of the Assem- bly Committee on Cities, at a public forum to learn from various Frieda Milgram city agencies about their code enforcement process, how tenants Met Council was saddened to hear can better navigate the system and preserve the quality and avail- of the death in December of long- ability of your homes! time activist Frieda Milgram. Frieda was active with tenants in East Harlem and the Upper East Side fighting displacement, and she also counseled tenants as a volunteer with Met Council for many years. Frieda led a merry City Limits band of actors (she had been active with the actors’ union) and tennis

players who were active in social-

○○○○○○○○○○○○○○○○○○○○○○○○○○○○○○○ New○○○○○ York’s Urban Affairs News Magazine justice causes. In recent years, she had been living in Seattle to Organizing Development Housing Community Action be close to her daughter. Edith Kamiat

Insight into the politics of poverty, race and urban economics Missed an issue of TENANT? 10 issues a year $25 (212)479-3344 120 Wall Street, 20th flr. Two years for $35 New York, NY 10005 see www.metcouncil.net

Scott Sommer hosts Met Council’s

is published monthly except August by HOUSINGHOUSING Metropolitan Council on Housing (Met Council, Inc.), 339 Lafayette St., NY, NY 10012 (212) 979-6238 NOTEBOOKNOTEBOOK Tenant/Inquilino is distributed to members and to affiliated organizations of Met Council as part of their membership. Mondays at 8:00 p.m. on Subscriptions are $5 per year for individu- WBAIWBAI 99.599.5 FMFM als, $10 for institutions per year. Watch EDITOR Rent Wars News Steven Wishnia Listen on the Internet PRODUCTION/DESIGN www.wbai.org John M. Miller the weekly tenants show that covers the news, STAFF people, and events that Florence Daniels, Don Gilliland, affect New York’s tenants. SUPPORT LISTENER SUPPORTED WBAI PUBLIC RADIO Esther Joselson, Vajra Kilgour, Rosel Lehman, Marie Maher, Anne Moy, John Mueller, Brooklyn Anita Romm, Shirley Small, Every Monday at 7 p.m.: Ann Towle, Leah Wolin Time Warner Channel 34 or ™ Online Resource for Cablevision Channel 67 TenantNet Residential Tenants Articles, letters, artwork and photographs are welcome. Manhattan New York Tenants Every Sunday at 12 p.m.: on the World Wide Web Periodicals postage Time Warner Ch. 57 or RCN paid at New York, NY Ch. 112. Digital 110. http://tenant.net Postmaster: Send address changes to: Without converter: Time TENANT/INQUILINO Warner Ch. 69 email: [email protected] 339 Lafayette St. New York, NY 10012 Met Council’s Tenant/Inquilino newspaper posted Also check out monthly www.rentwars.com Metropolitan Council on Housing, founded Participate in the RWN Forum, News from other NY tenant groups in 1958, is incorporated as Met Council, Inc., a membership organization dedicated post events, listen to inter- Fact Sheets & complete Housing Laws to decent, affordable, integrated housing. views and specials online, and read show supplements Bulletin Board & e-mail mailing list that go deeper into the Rent Control/Rent Stabilization/DHCR information ISSN-1536-1322 ©2005 stories covered on the show. Weekly Housing Court Decision summaries 3 June 2005 — TENANT/INQUILINO Viviendas para el pueblo, no para lucrarse EL INQUILINO HISPANO Corte Suprema confirma ley de control de renta en Hawaii Por Steven Wishnia Traducido por Lightning Translations El 23 de mayo, la Corte Suprema cláusula constitucional sobre “to- Chevron V. Lingle fue qué criterio aquel argumento, diciendo que derogó el fallo de un tribunal in- mas,” que prohíbe que el gobier- debería emplearse para juzgar si forzaría a los tribunales a someter ferior que podría haber estableci- no tome propiedad privada sin una las leyes constituyen una “toma” a revisión “virtualmente cualquier do un precedente jurisprudencial compensación justa. injusta. Desde los años 1920, los regulación de propiedad privada” para anular controles de renta y “Esto es una importante victo- juzgados han señalado que se y después decidir si tales normas muchísimas otras normas econó- ria para las regulaciones de renta,” podrían considerar las regulacio- habían sido eficaces para juzgar su micas reglamentarias, desde las dijo el veterano abogado de inqui- nes gubernamentales como una constitucionalidad. Eso “requeri- leyes del salario mínimo hasta las linos Timothy L. Collins, el anti- toma si impusieran una carga in- ría que las cortes escudriñaran la ordenanzas del medio ambiente. guo director ejecutivo de la Junta justa en los propietarios. Chevron eficacia de una amplia gama de La Corte falló por unanimidad de Regulación de Renta. “La arguyó que la ley hawaiana de regulaciones estatales y federa- que una ley hawaiana de 1997, que Corte explícitamente repudió el control de renta debía ser consi- les, una tarea para la cual los tri- pone un límite en lo que las com- ejercicio de inventar justifica- derada una toma, porque no bunales no son los más aptos,” pañías petroleras pueden cobrar ciones después del suceso en “avanzó sustancialmente” un le- escribió la juez Sandra Day en rentas de los dueños de torno a los propósitos de las gítimo interés estatal. El Tribunal O’Connor. “También daría el po- gasolineras, era constitucional. legislaturas estatales al adoptar de Apelación Federal del Noveno der—y en muchas instancias has- Chevron había impugnado la me- regulaciones de renta.” Circuito estuvo de acuerdo. dida, aseverando que ésta violó la La cuestión legal clave del caso La Corte Suprema rechazó pasa a la página 4

Los Ajustes de la “Junta de Regulación de Renta” de la Ciudad de Nueva York (Orden No. 36) Para los contratos de apartamentos de Renta Estabilizada que comienzan el 1ro. de octubre de 2004 hasta el 30 de septiembre de 2005.

Los topes de renta que apa- mentos, para cobrar un alquiler exceso de cobro sucede fre- Apelación de Renta de Mercado. futuro. Obtenga el formulario de recen en el cuadro son los incre- ilegal. Una vez que el inquilino cuentemente cuando se vacía un Apartamentos vacíos que antes SCRIE por llamar al (212) 442- mentos máximos que los haya tomado posesión del apartamento que previamente estaban controlados en edificios 1000. dueños de edificios pueden co- apartamento, puede escoger estaba sujeto a renta controlada que se han convertido en coope- Unidades de Desván brar legalmente por los aparta- entre llenar un formulario de y se alquila con renta estabili- rativas o condominios no se vuel- (Lofts) Los incrementos legales mentos de renta estabilizada en queja de exceso de cobro de zada. La Junta de Regulación de ven estabilizados y no satisfacen sobre la renta base para las la ciudad de Nueva York. Son renta con la oficina de la División Renta (RGB) establece anual- los requisitos para la Apelación unidades de desván son de un válidos para todos los contratos de Vivienda y Renovación Comu- mente lo que ellos llaman el de la Renta Justa de Mercado. 2.5 por ciento por un contrato de que comienzan dentro del perío- nal (DHCR), o disputar la canti- “Tope Especial de la Renta de Exención de Incrementos un año y un 5.5 por ciento por un do de doce meses a partir del dad de la renta en la corte de Mercado Justa,” el cual es para las Personas de Mayor contrato de dos años. No se 1ro. de octubre de 2004. Los in- vivienda de la ciudad para que se empleado por la DHCR para Edad: Las personas de 62 años permiten incrementos para las crementos de alquiler basados determine cuál es el alquiler le- bajar las rentas de mercado in- o más que viven en apartamen- unidades de desván vacías. en las pautas para la renovación gal. justas de los inquilinos que llenan tos estabilizados y cuyos ingre- Hoteles y Apartamentos del contrato de 1 o 2 años pue- Si un posible inquilino da el formulario llamado “Apelación sos familiares anuales son de de una Sola Habitación den cobrarse solamente una vez muestras de conocer sus dere- a la Renta Justa de Mercado” $24,000 o menos, y que pagan No habrá ningún aumento de durante el período cubierto por chos, lo más probable es que el (FMRA). Según la Orden 36, es la (o enfrentan un incremento de la renta este año para los dichas pautas, y deben ser apli- casero no firmará ningún contra- Renta de Mercado Justa de HUD alquiler que los forzaría a pagar) apartamentos de hotel de Clase cados a la renta legal estabi- to con tal inquilino. Los caseros o un 50% sobre la renta base una renta de un tercio o más de A, casas de habitaciones, lizada para el 30 de septiembre evitan contratar con inquilinos máxima. Ningún inquilino de un sus ingresos, pueden tener de- hoteles de clase B (de 30 de 2004. Las cantidades que que les pueden dar problemas. apartamento de renta estabi- recho al programa de Exención habitaciones o más), hoteles de aparecen en el cuadro y los in- El exceso de cobro de alquiler lizada que fue descontrolado el de Incrementos para las una sola habitación, y las casas crementos para los apartamen- es muy común. Todos los inqui- 1ro de abril de 1984 o después Personas de Mayor Edad de habitaciones (Clase B, 6-29 tos vacíos no se aplican a los linos deben luchar contra posi- debe dejar de poner a prueba la (SCRIE, por sus siglas en inglés), cuartos). No se permiten apartamentos que estaban suje- bles excesos de cobro. Obtenga llamada “Renta Legal Inicial Re- si aplican al Departamento de la incrementos para apartamentos tos a renta controlada en aquella y llene un formulario Form RA-89 gulada” (renta de mercado) que Ciudad de Nueva York Sobre las vacíos. fecha. No se permite el recargo con la oficina de DHCR para los caseros cobran cuando hay Personas de Mayor Edad, cuya La Desregulación de también conocido como el «im- determinar el alquiler correcto descontrol del apartamento. Use dirección es: SCRIE Unit, 2 Rentas Altas y Altos puesto de pobres.» en los archivos oficiales. Llame el formulario de DHCR Form RA- Lafayette Street, NY, NY 10007. Si Ingresos (1) Los apartamentos Los Contratos para Apar- a la DHCR a (718) 739-6400 89. Indique claramente que su el alquiler actual de un inquilino que legalmente se alquilan por tamentos Vacíos o Nuevos para obtener un formulario, o queja es tanto una queja de “Ape- que tiene derecho a este $2,000 o más por mes y que se En junio de 1997, el gobernador búsquelo en el sitio lación a la Renta Justa de Merca- programa sobrepasa un tercio desocuparon entre el 7 de julio George Pataki, al intentar des- www.dhcr.state.ny.us. do” como de “exceso de cobro.” del ingreso, no se lo puede de 1993 y el 1ro. de octubre de truir la regulación de rentas, for- La Apelación de la Renta La corte de vivienda no puede to- reducir, pero es posible evitar 1993, o en o desde del 1ro de zó cambios que les dieron a los de Mercado Justa Otro tipo de mar decisión sobre una incrementos de alquiler en el abril de 1994 son sujetos a la caseros un recargo muy grande desregulación. (2) La misma por los apartamentos vacíos. Tipo de ContratoRenta Legal Actual Contrato de 1 Año Contrato de 2 Años desregulación se les aplica, Una cláusula de la “Reforma al para el mismo período estable- Acta de Regulación de Renta” de Si el dueño paga la calefacción 3.5% 6.5% cido en (1), a los apartamentos 1997 permite que los nuevos Renovación que legalmente pagan $2,000 o del Contrato más mensualmente aunque no alquileres sean incrementados Si el inquilino paga la calefacción 3% 6% en un porcentaje obligatorio: se desocupen, si el ingreso total 20% para un contrato de dos Incrementos por de la familia es más de años, y por un contrato de 1 año, desocupación cobrados 17% 20% $175,000 en los dos años con- 20% de incremento menos la Más de en los últimos 8 años secutivos previos. Para cumplir diferencia en el tope de renova- $500 Incrementos por 0.6% por el número de años 0.6% por el número de años los requisitos de esta segunda ción para los contratos de 1 y 2 desocupación no cobrados desde el último incremento desde el último incremento forma de desregulación, el ca- años. La ley permite también in- en los últimos 8 años por estar vacío, más el 17% por estar vacío, más el 20% sero tiene que enviarle un for- crementos adicionales para los mulario de certificación de Contratos Incrementos por 17% + $100 20% + $100 apartamentos vacíos donde no desocupación cobrados ingreso al inquilino entre el 1ro para Aparta- Menos de se habían cobrado incrementos $300 en los últimos 8 años de enero y el 1ro de mayo, así mentos por desocupación por ocho 0.6% por el número de años 0.6% por el número de años como someter dicho formulario Vacíos Incrementos por años o más. desocupación no cobrados desde el último incremento por desde el último incremento al DHCR y conseguir su Exceso de Cobro Los in- en los últimos 8 años estar vacío, + 17% + $100 por estar vacío, + 20% + $100 aprobación. quilinos deben estar al tanto de Incrementos por que muchos caseros van a apro- Renta 17% o $100, 20% o $100, Para pautas previas, llame a la desocupación cobrados lo que sea mayor lo que sea mayor vecharse de la complejidad de de $300 a en los últimos 8 años RGB al 212-385-2934 o estas regulaciones y subvencio- $500 busque el sitio www.hous- Incrementos por 0.6% por el número de años 0.6% por el número de años ingnyc.com. nes, así como del poco conoci- desocupación no cobrados desde el último incremento desde el último incremento miento de los inquilinos del en los últimos 8 años por estar vacío, mas 17%, por estar vacío, mas 20%, historial de renta de sus aparta- o $100, lo que sea mayor o $100, lo que sea mayor 4 June 2005 — TENANT/INQUILINO Viviendas para el pueblo, no para lucrarse

Corte Suprema viene de la página 3 Chevron no aseveró que la ley de época de Lochner,” dice Collins. probablemente como resultado control de renta le impidió tener “La Corte frenó eso.” Advierte que del arreglo hecho el mes pasado ta requeriría—que los tribunales ganancias. En lugar de esto, argu- en un caso de 1994, Manocherian por los senadores demócratas en sustituyeran las decisiones de las yó que la ley no había avanzado el v. Lenox Hill Hospital, el tribunal torno al obstruccionismo parla- legislaturas elegidas y agencias interés del estado en mantener superior del estado de Nueva York mentario. En un caso de 2002 en periciales por sus propios juicios un precio bajo de gasolina, porque usó la prueba del concepto “avan- California, Brown fue el único vaticinadores.” la compañía había aumentado sus za sustancialmente” para anular disidente en contra de la ratifica- En lugar de eso, la Corte sostu- precios al por mayor para cubrir la una ley estatal que mantuvo apar- ción de una ley de San Francisco vo que una regulación puede ser pérdida de ingresos en rentas. tamentos bajo la regulación de que impuso un pago para caseros juzgado como una toma sólo si renta si un hospital los alquilaba de que convierten sus hoteles de impone una carga injusta en los Derechos de caseros privados para después sub- residenciales a transitorios, con el propietarios, si “su efecto equiva- propiedad “extremos” arrendarlos a sus empleados. dinero destinado a financiar vivien- le a una expropiación directa” de La extrema derecha judicial Lo que Collins llama una defini- da asequible. Escribió que eso propiedad o si su carga no se com- prestó mucha atención en el caso. ción de derechos de propiedad constituía “la conversión de la parte equitativamente entre los Grupos como la Federalist Society “extremista” resulta ser un com- democracia en cleptocracia.” En propietarios. y la Pacific Legal Foundation (que ponente principal de los esfuerzos otro caso en el cual fue el único Hawaii promulgó la ley en 1997 hizo una presentación como del presidente Bush para llenar los disidente, Brown aseveró que el porque el estado, con solamente amicus curiae para apoyar a tribunales con ideólogos de la control de rentas era una toma y 300 gasolineras, seis mayoristas de Chevron) han estado trabajando extrema derecha, como la juez de dijo que era tan ofensiva como la gasolina y dos refinerías, tenía para ampliar radicalmente el al- la Corte Suprema de California discriminación racial. algunos de los precios más altos cance legal de los derechos de Janice Rogers Brown, quien en Collins cree que el fallo Chevron por gasolina en todo el país. Aproxi- propiedad, y así eliminar regula- 2000 dijo a la Federalist Society perdurará, aun si los nombrados madamente una quinta parte de ciones gubernamentales sobre que la disensión del juez Oliver por Bush llenan los tribunales. “El las gasolineras en el estado rentas, seguridad laboral y el Wendell Holmes en el caso hecho que ésta es una decisión de Chevron las alquila a dueños indi- medio ambiente. Desde 1937, los Lochner era “fastidiosa.” 9 a 0 parece ser un golpe fatal a los viduales; entre los partidarios de tribunales generalmente han con- La juez Brown, a quien Bush ha extremistas en torno a los dere- la ley figuraron antiguos dueños siderado tales regulaciones cons- nombrado al Tribunal de Apelacio- chos de propiedad,” dice. “Creo excluidos del mercado por los titucionales, pero los tribunales nes del Circuito del Distrito de que esta decisión va a perdurar por aumentos de renta. “La razón por antes del “New Deal” usaron la Columbia, será ratificada muy mucho tiempo.” la cual el estado aprobó el tope de cláusula sobre tomas para anular rentas fue porque nosotros había- leyes en contra de explotación de mos sostenido todo el tiempo en menores y la destrucción de sin- Hawaii la legislatura que las compañías dicatos. Un caso clave fue la deci- continued from page 1 petroleras estaban usando el des- sión en 1905 de la Suprema Corte some of the highest gas prices in “The real significance is that alojo económico,” dijo Frank en Lochner v. New York, en la cual the nation. About one-fifth of the regulatory-takings jurisprudence Young, antiguo dueño de una ga- sostuvo que una ley estatal de state’s gas stations are leased from was starting to slide back to solinera, al Honolulu Star- Nueva York estableciendo una jor- Chevron by individual owners, and Lochner-era philosophy,” says Bulletin. “Aumentaron las tarifas nada laboral de un máximo de 10 among the law’s main supporters Collins. “The Court put the brakes tanto, para que todos los distribui- horas para panaderos redujo la li- were former owners priced out by on that.” In a 1994 case, dores quebraran por no poder bertad de trabajadores y patrones rent increases. “The reason why Manocherian v. Lenox Hill Hospi- pagar la renta y tuvieran que de- para acordarse en torno a contra- the state passed the rent cap was tal, he notes, New York State’s jar el negocio. Entonces las com- tos. because we had argued all along in highest court used the “substan- pañías tomarían control del “La importancia real es que la the Legislature that the oil com- tially advances” test to strike mercado por medio de las jurisprudencia acerca de tomas panies were using economic evic- down a state law that kept apart- gasolineras operadas por ellas reglamentarias estuvo empezan- tion,” former gas station owner ments under rent regulation if a mismas.” do a recaer hacia la filosofía de la Frank Young told the Honolulu hospital rented them from private Star-Bulletin. “They would raise landlords and then sublet them to the rates so high that all the deal- employees. ers would go out of business be- What Collins calls an “extrem- Exención de Incrementos de cause the dealers could not afford ist” definition of property rights Renta para las Personas de Mayor Edad (SCRIE) to pay the rent and would have to is a main component of President leave. Then the companies would Bush’s efforts to pack the courts ¿Tiene Ud. 62 años o más? ¿Paga Ud. un tercio o más en take control of the market with far-right ideologues, such as renta, y suman los ingresos de todos en su hogar $24,000 o through company-operated sta- California Supreme Court Jus- menos después de pagar impuestos? Solicite ahora una tions.” tice Janice Rogers Brown, who in Exención de Incrementos de Renta para las Personas de Chevron did not claim that the 2000 told the Federalist Society Mayor Edad y vea si llena los requisitos de este beneficio, rent-control law prevented it from that Justice Oliver Wendell que congela la renta. making a profit. Instead, it argued Holmes’ dissent in Lochner was that the law had failed to advance “annoying.” SCRIE exenta de la mayoría de los incrementos de renta a the state’s interest in keeping gas Judge Brown, who Bush has prices down, because the com- named to the DC Circuit Court of los inquilinos de renta controlada o estabilizada, Mitchell- pany had raised its wholesale Appeals, is likely to be confirmed Lama y hoteles con rentas reguladas. (Si vive en un prices to make up for the lost as a result of the Senate Demo- Mitchell-Lama, consulte con la gerencia del edificio. Otras rental income. crats’ filibuster compromise last urbanizaciones de equidad limitada como Penn South están The case was also closely watched month. In a 2002 California case, cubiertas también.) No hay ningún límite de bienes, y al by the judicial far right. Groups Brown was the sole dissenter medir los ingresos de todos que viven en su hogar, Ud. sólo such as the Federalist Society and against upholding a San Francisco tiene que informar sobre la cantidad que los compañeros de the Pacific Legal Foundation law levying a fee on owners who cuarto contribuyen para la renta, no la que ganan. (which filed an amicus brief sup- convert their hotels from residen- porting Chevron) have been work- tial to transient, with the money Como solicitar ing to expand the legal reach of being used to fund affordable Ud. puede solicitar la exención de incrementos de renta del property rights radically, in order housing. She wrote that it was New York State Department for the Aging llamando al 311 to eliminate government regula- “turning democracy into a (pregunte por los servicios para las personas mayores de tions on rents, occupational safety, kleptocracy.” In another case edad, o pida una solicitud de SCRIE); visitando la agencia, and the environment. Since 1937, where she was the sole dissenter, escribiéndoles o visitando un centro local para personas courts have generally held such Brown declared that rent control mayores. También puede utilizar el sitio Web de la agencia regulations constitutional, but was a taking, and said it was as para ver los beneficios, incluida la SCRIE, para los que Ud. pre-New Deal courts used the tak- offensive as racial discrimination. tiene derecho. Vaya a www.nyc.gov/html/dfta/html/ ings clause to strike down laws Collins believes the Chevron bqc_jump.html#spanish, haga clic en el botón de against child labor and union-bust- ruling will hold up, even if Bush ap- QuickCheck y después baje a la sección SCRIE. ing. One key case was the Supreme pointees fill the courts. “The fact Court’s 1905 decision in Lochner that this is a 9-0 decision seems to v. New York, in which it held that be a fatal blow to the property- NYC Department for the Aging a New York state law setting a 10- rights extremists,” he says. “I SCRIE hour maximum workday for bakers think this decision is going to 2 Lafayette Street, 6th Floor interfered with workers’ and em- stand for a very long time.” New York, NY 10007 ployers’ freedom to agree on con- tracts. 5 June 2005 — TENANT/INQUILINO “A Two-Sided Form of Political Corruption— We Have Had Enough” By Timothy L. Collins Timothy L. Collins, a leading contributions to upstate legisla- Guidelines Board demonstrates nessed the Great Rent Strike of tenant lawyer and former execu- tors who lack a single rent-regu- that, on average, 38 cents of every 1932, involving thousands of ten- tive director of the Rent Guidelines lated constituent in their districts. rent dollar collected by landlords ants, rent strikes, and riots. Board, testified before the City We are here to move this com- goes to net operating income. This The most stable period in hous- Council on May 10 in support of mittee and the Council to assert is the same ratio that existed in ing in New York City has been from the home-rule resolution. Below the rights of city residents to con- 1967 and 1989, despite the fact the end of World War II to the are excerpts. trol matters that are as clearly that the housing stock has aged present—a period when various local as they are vital. The failure considerably since then. In a nor- forms of rent regulations have Precisely 230 years ago this morn- to act—and act vigorously—has a mal market, as buildings age, their protected most city tenants. ing, a small band of farmers gath- twofold consequence: First, de- net operating income will decline Those regulations are now dis- ered on the shores of Lake cades of state control over city relative to rent rolls. It didn’t hap- appearing. Champlain and launched an effort rent protections have led us to a pen here, because owners have First, high-rent vacancy decon- to capture Fort Ticonderoga. This severe housing-affordability crisis. received large rent increases over trol. The loss of regulated units was the first affirmative military Second, it has fostered a form of the years. due to this change is estimated to act of the American Revolution. political corruption that is inex- Indeed, net operating incomes be as high as 200,000. This has What many of you may not know cusable in a state that claims grew 19 percent between 1989 occurred at a time when the city’s is that the irregular militia— democratic values. and 2001 after adjusting for infla- population grew by one million, known as the Green Mountain According to the US Census tion. These gains were reduced adding immense stress to the pre- Boys—which captured Ticon- Bureau New York City ranks 11th after the “perfect storm” of 2003 existing housing shortage. deroga that day, had initially been in a nationwide survey of housing when skyrocketing fuel prices and Second, vacancy increases. organized to fight New York land- costs and 37th in median income. taxes drove costs up. But, none- What used to be controlled by the lords. Several powerful landlords In 1970 the average tenant theless, owners have not lost RGB has now been supplanted by sought to evict these settlers by household paid 20 percent of their ground over the 35-year period of statute. Typically, the RGB would challenging the titles to their income in rent; today they pay rent regulation. allow 5-10 percent increases upon farms. King George III sided with over 28 percent. Over one-quarter For over seven years I served as vacancy. Now the state has autho- the claims of the landlords. of all tenant households devote executive director for the RGB. rized what are usually 20 percent The willingness of these farmers more than 50 percent of their Our staff intensively reviewed the increases, along with a longevity to take up arms demonstrates income towards rent. Last year, effects of New York’s rent-regula- bonus. When coupled with in- what can happen when power is over 38,000 city residents were tion programs. Following these creases for claimed apartment exercised harshly and without ac- homeless, including over 9,000 efforts, I came to the conclusion improvements, virtually all units countability to local populations. families, which continued a trend that rent stabilization has had in Manhattan and many other This home rule message essen- of record homelessness levels. none of the harmful effects so parts of the city reach $2,000 tially seeks to permit New York City While rents continue to rise confidently predicted by the real- upon vacancy, and are thereby to manage its most important the real (inflation-adjusted) in- estate industry. It has not hurt removed from the system. housing affordability programs: comes of city residents have de- the quality or quantity of rental Third, preferential rents. In an rent stabilization and rent control. clined—falling by 5 percent in housing in the city; it has not 11th-hour surprise in Albany dur- There is no body of laws more 2002 and 1.5 percent in 2003. caused underutilization; it has ing the last round of rent-law re- critical to the economic security of The construction of public not been unfair to owners, and it newals, the state permitted over two million city tenants than housing has come to a virtual has not had significant effects on owners to eliminate preferred rent regulation. In recent years we standstill. The Section 8 subsidy local tax revenues. It is important rents upon lease renewals. Conse- have witnessed the deliberate dis- program is facing further reduc- to add that no one ever forced an quently, a tenant who may have mantling of these protections by tions. Waiting lists for subsidized investor to purchase a rent-regu- been paying $800 per month due state legislators and through ex- housing are hopelessly long. lated building. All such purchases to a longstanding arrangement ecutive actions. This process has take place on the open market, with the owner might now witness been engineered by a highly influ- How Owners Have Fared and prices are appropriately cali- an increase to $1,500 per month ential real-estate lobby, and fueled Under Rent Regulations brated to each building’s rent in one renewal. by millions of dollars in campaign Recent work by the city Rent rolls. Not long ago Crain’s de- Fourth, the four-year rule. Not scribed rent-stabilized buildings just a statute of limitations, but as one of the better investments an evidentiary rule. If an owner in New York real estate. robs a tenant long enough, it Senior Citizen Rent Increase Exemption (SCRIE) becomes legal. Why Not Try the Market? Fifth, a whole host of adminis- Are you 62 years or older? Do you pay 1/3 of your income or Many ask, wouldn’t an unfet- trative-code changes, including more for rent, and is your household income $24,000 or less tered market produce more and service-reduction rules, capital- after taxes? Apply today for the Senior Citizen Rent Increase better housing? Why not try it? improvement rules and rules gov- Exemption to see if you qualify for this benefit, which freezes We did. Between the American erning the transition from your rent. Revolution and 1919, there were owner-supplied electricity to indi- no rent regulations in New York, vidually metered electricity, rules SCRIE exempts rent-controlled, rent-stabilized, Mitchell-Lama, and the market ruled. It was governing income certification— and rent-regulated hotel tenants from most rent increases. (If largely a disaster. New York be- ALL FAVOR OWNERS. Indeed, you live in a Mitchell-Lama, see building management. Other came famous for its dangerous several changes have been chal- limited-equity developments such as Penn South are covered tenement slums. In 1833 a city in- lenged and defeated in the as well.) There is no limit on assets, and in measuring house- spector decried the city’s “mer- courts—with the Division of Hous- hold income, you need only report what roommates contribute cenary landlords.” Three riots in ing and Community Renewal for rent, not what they earn. the mid-nineteenth century demonstrating an increased ca- were linked to “the pathological pacity for one arbitrary act after How to apply state” of the housing situation. another. You can apply for the rent-increase exemption with the New Jacob Riis documented over- Despite growing hardship to York City Department for the Aging by calling 311 (ask for the crowded and disease-ridden tenants and record profits to own- Department for the Aging, or a SCRIE application); by visiting buildings where rents were re- ers, for over 20 years tenants have the agency, writing them, or visiting a local senior center. You ported to be 30 percent higher not received a single significant than in newer uptown housing. new form of protection, and they can also get a copy of the application off the agency’s Web There were rent strikes in 1904, have lost ground in several of the site, and use their “Benefit Quick Check” to see what benefits, 1908, and 1919. areas discussed. including SCRIE, you qualify for. Go to www.nyc.gov/html/dfta/ The situation stabilized with the What is unfortunate is that the html/16benefits.html and scroll down to the SCRIE section. rent laws of the 1920s, which regu- countless battles that had been lated rents for existing units. fought and won years ago are now NYC Department for the Aging Notably, during the same period, being undermined by a smorgas- SCRIE record numbers of new units bord of subtle and overt attempts 2 Lafayette Street, 6th Floor were built. to dismantle the system. New York, NY 10007 Following the end of the rent laws of the 1920s Harlem wit- continued on page 6 6 June 2005 — TENANT/INQUILINO

Enough continued from page 5 in campaign contribu- tremendous amount of they had had enough. end this corruption and tions from New York City power. What is the real It’s time to load the demand fairness for the real-estate interests—ac- estate industry getting for buses for Albany. We have city’s tenants. Where is the pressure cording to Common its money? Influence—as had enough. It’s time to coming from? Cause—and 98 percent of pure as it is corrupt. When Franklin D. that money went to Re- There is another form of Home Rule Roosevelt campaigned for publican candidates and to corruption spawned by this continued from page 1 president in 1932, he con- the Republican and Con- unholy alliance: Local rep- fronted what he described servative parties. resentatives—members of ments is the biggest part housing are losing the pro- as “the forces of organized When arguing on behalf this council and the of the multifaceted ap- tection of the Mitchell- money.” adopting the federal Con- mayor—can easily duck proach needed to address Lama and Section 8 Well, despite valiant ef- stitution, James Madison under claims that rent the city’s housing crisis— programs, and the city gov- forts, it appears that the once wrote that the genius regulation is a state issue, and that restoration of ernment is powerless to forces of organized money of our democratic system in order to avoid account- home rule is the only way act, its hands tied by the finally succeeded. And in demands “not only that all ability for it. to do that. corrupt Rockefeller-era New York State, the cap- power should be derived It is too late for that “Restoring home rule is relic. While Met Council tain of organized money is from the people, but that now. Any local elected of- the only way to protect New has been calling for resto- the New York City real es- those entrusted with it ficial who refuses to sup- York’s one million rent con- ration of home rule since it tate industry. should be kept in depen- port home rule over rent trolled and stabilized fami- was removed in 1971, the Why is it that a Senator dence on the people.” and eviction protections lies,” says the Assembly movement has now Bonacic, who represents a Despite the tremen- cannot later hide under a housing committee’s reached critical mass. district in Sullivan and dous power Senator claim that it is a state issue. chair, Vito Lopez (D- “The New York Times Delaware counties, re- Bruno exerts over New This home-rule resolu- Brooklyn). He and state says ‘Slow fadeout of rent ceived over $6,000 since York City’s rent protection is pre-eminently a Sen. Liz Krueger (D-Man- regulations,’” declares 1999 from the Real Estate tions, how many rent- local issue. There is no hattan) are the sponsors of Met Council director Board of New York? And regulated tenants does principled reason not to the legislation to repeal the Jenny Laurie. “We say, why did a Senator Bruno, Senator Bruno answer to support it. We hope and Urstadt law. ‘Hell no, we won’t go!’” from the Saratoga area, at election time? The an- expect that every single In April, the New York receive $8,000? And why swer is none. Senator member of the Council Times’ real-estate section The fight to restore home did a Senator Robach, Bonacic? None. Senator and the mayor will vigor- wrote with no apparent rule will not be easy, and it from the Rochester area, Robach? None. ously support the changes alarm of “The Slow Fadeout will be a continued effort receive $8,000? None of This disconnect creates sought in Albany. of Rent Regulated Apart- over the next year. Please these senators have a a two-sided form of political Two hundred and thirty ments.” That is certainly call Met Council at (212) single rent-regulated ten- corruption. These Sena- years ago, the farmers who the trend if home rule is 979-6238, or visit our Web ant in their districts. Yet tors and many others are gathered on the shores of not restored. Meanwhile, site, www.metcouncil.net, they and dozens of others not accountable to those Lake Champlain loaded tens of thousands of addi- for the latest information received nearly $3 million over whom they exercise a their muskets because tional units of affordable on this crucial fight.

NYC Rent Guidelines Board Adjustments (Order No. 36) for Rent Stabilized Leases commencing Oct. 1, 2004 through Sept. 30, 2005 This rent guidelines table shows cancy allowance is permitted the maximum increases land- Lease TypeCurrent Legal Rent One-year Lease Two-year Lease on vacant lofts. lords in New York City can legally Landlord pays heat 3.5% 6.5% charge for rent stabilized apart- Renewal Hotels and SROs The board voted to freeze rents ments on all leases commencing Leases in the twelve-month period be- Tenant pays heat 3% 6% for Class A apartment hotels, ginning October 1, 2004. In- lodging houses, Class B hotels Vacancy allowance charged creases in rent based on the 1- or 17% 20% (30 rooms or more), single room within last 8 years 2-year renewal guidelines can More occupancy (SROs) hotels, and be charged only once during the than No vacancy allowance 0.6% times number of years 0.6% times number of years rooming houses (Class B, 6-29 period covered by the guidelines, $500 charged within last 8 years since last vacancy since last vacancy rooms). No vacancy allowance is and must be applied to the legal allowance, plus 17% allowance, plus 20% permitted. Landlords cannot col- stabilized rent on September 30, lect an increase over the rent Vacancy allowance charged 2004. The above guidelines and Vacancy 17% plus $100 20% plus $100 charged on September 30, 2004 vacancy bonuses do not apply to Less within last 8 years between October 1, 2004 and leases than 0.6% times number of years 0.6% times number of years September 30, 2005. an apartment which was rent $300 No vacancy allowance since last vacancy allow– since last vacancy allow– controlled on that date. There is charged within last 8 years no low rent supplement, a.k.a. ance, plus 17% plus $100 ance, plus 20% plus $100 High-rent, High-income poor tax, allowed. Deregulation (1) Apartments legally renting for Rent Vacancy allowance charged 17% or $100, 20% or $100, Sublease Allowance $300 to within last 8 years whichever is greater whichever is greater $2,000 or more a month that be- Landlords can charge a 10 per- $500 came vacant from July 7, 1993 0.6% times number of years 0.6% times number of years cent increase during the term of a No vacancy allowance through October 1, 1993, or on since last vacancy allowance, since last vacancy allowance, sublease that commences dur- charged within last 8 years April 1, 1994 and thereafter are plus 17%, or $100, plus 20%, or $100, subject to deregulation. (2) The ing this guideline period. whichever is greater whichever is greater same deregulation applies in the Vacancy Leases tween filing an overcharge com- nually sets what they call the Senior Citizen Rent time periods set forth in (1) In June 1997, Governor George plaint with the Division of Hous- “Special Fair Market Rent Guide- Increase Exemption above to apartments legally rent- Pataki, as a part of his efforts to ing and Community Renewal or line” that is used by DHCR to Rent stabilized seniors, 62 ing for $2,000 or more a month destroy rent regulation, forced challenging the rent in Housing lower unfair market rents for ten- years or older, whose disposable without their becoming vacant if changes that gave landlords Court to get a determination of ants who file the Fair Market Rent annual household income is the total household income ex- large vacancy bonuses. Provi- the legal rent. Appeal (FMRA). Under Order 36, $24,000 or less and who pay (or ceeds $175,000 in each of the sions of his Rent Regulation Re- A prospective tenant who ex- it is HUD Fair Market Rent or 50% face a rent increase that would prior two consecutive years. To form Act of 1997 allow the rents of presses knowledge of their rights above the maximum base rent., cause them to pay) one-third or be eligible for this second form of apartments to rise by a statutory will probably not be given a lease whichever is higher. No stabi- more of that income in rent may deregulation, the landlord must percentage: 20 percent for a to sign. Landlords avoid renting to lized tenant of an apartment that be eligible for a Senior Citizen send an income certification form 2-year lease, and 20 percent mi- tenants who may be troublesome. was decontrolled on or after April Rent Increase Exemption to the tenant between January 1 nus the difference between the 1- Overcharging is very common. 1, 1984 should fail to challenge (SCRIE) if they apply to the NYC and May 1 and file it with and get and 2-year renewal guidelines Every tenant should challenge the so-called Initial Legal Regu- Dept of the Aging, SCRIE Unit at the approval of DHCR. for 1-year leases. The law also possible overcharge. With DHCR, lated Rent (market rent) that land- 2 Lafayette Street, NY, NY 10007. allows additional vacancy in- obtain and fill out Form RA-89 to lords charge upon decontrol. Use If an otherwise eligible tenant’s For previous guidelines call the creases for apartments which determine the correct rent from of- DHCR Form RA-89. Indicate current rent level is already RGB at 212-385-2934 or go to have had no vacancy allowance ficial records. Call DHCR at (718) clearly that your complaint is both above one-third of income, it www.housingnyc.com. in eight or more years. 739-6400 to obtain the form or go a complaint of “overcharge” and cannot be rolled back, but future to: www.dhcr.state.ny.us “Fair Market Rent Appeal.” The rent increases may be avoided. Rent Overcharges Housing Court cannot deter- Obtain the SCRIE application Tenants should be aware that Fair Market Rent Appeal mine a Fair Market Rent Appeal. form by calling (212) 442-1000. many landlords will exploit the Another type of overcharge Formerly controlled vacant complexities of these guidelines frequently occurs at the time that apartments in buildings con- Loft Units and bonuses, and the tenant’s a previously rent controlled apart- verted to co-ops or condos do Legalized loft unit increases unfamiliarity with the apartment’s ment becomes vacant and is not become stabilized and are above the base rent are 2.5 rent history, to charge an illegal re-rented as a stabilized unit. not eligible for a Fair Market percent for a one-year lease and rent. The tenant can choose be- The Rent Guidelines Board an- Rent Appeal. 5.5 percent for two years. No va- 7 June 2005 — TENANT/INQUILINO Activists Win Slight Concessions on Affordability, but Bloomberg’s City Makeover Gains By Bennett Baumer A series of deals marked by would take resources away from to low-income families making be- too high and many of the afford- kisses, handshakes, and political rebuilding the area around the tween over $10,000 and $22,000. able housing units available will be horse-trading is on its way toward former World Trade Center. The Those figures are based on in- one-bedroom or studios that are leaving a massive imprint on New veto seriously jeopardizes the sta- comes of 20 to 40 percent of the not conducive to families. If York City. Despite a major setback dium and the city’s Olympic bid. New York City median. Of the “middle income” is defined as 140 for the West Side stadium pro- apartments built, 75 percent percent of area median income, posal, Mayor Bloomberg and de- West Chelsea would go to community members, and rent is set at 30 percent of velopers are rezoning large areas South of the proposed Jets sta- 15 percent to people 65 and older, income, that would mean some in a rush to put up high-rise dium site, concerned Chelsea af- and 5 percent to disabled folks. “affordable” apartments would luxury-apartment complexes and fordable-housing advocates are The remaining units would be two- cost almost $1,900 a month. new sports facilities. Ever-present fighting to make it mandatory and three-bedroom apartments to The agreement still is not fi- in their minds are the city’s bid for that 30 percent of units built be accommodate large families. nal—a community preference for the 2012 Olympics and the mil- affordable. affordable units is still in the bal- lions of dollars to be made in the A group called Afford Chelsea is Downtown Brooklyn ance, and there is no clear mecha- housing bubble. also targeting the High Line Trans- ACORN President Bertha Lewis nism for enforcement of the In response, tenant groups and fer Corridor for the 30 percent sealed the deal with a kiss in the agreement. community organizations have plan and proposing the same for downtown Brooklyn development worked to extract affordable-hous- an extended West Chelsea Special of the Nets arena and housing de- Williamsburg/North Brooklyn ing concessions from the develop- District between 11th and 12th velopment. ACORN got an agree- After the city rezoned a 175- ers. Will the new developments avenues and 22nd through 29th ment that 50 percent of the block area of the North Brooklyn being built include more than to- streets. Chelsea activists have also housing built will be affordable to waterfront, housing and commu- ken amounts of genuinely afford- suggested reducing the floor area households earning less than the nity organizations in Williamsburg able housing? Many of the ratio (FAR), which would reduce maximum the city Housing Devel- and Greenpoint mobilized to win concessions won depend on find- the overall size of the buildings opment Corporation allows for affordable housing. Developers ing sources of financing and on erected, and giving developers middle-income projects. Those plan on building towers up to 40 different definitions of “affordable bonuses for providing affordable units will be divided among five in- stories high along the waterfront; housing.” The fat lady hasn’t sung. housing at lower FARs. They also come brackets, from low to high- 20 percent of the units must be suggest lowering the 421(a) tax- middle. affordable to low and moderate- West Side Stadium exemption zone to developers in The arena, to be built over the income families. The definition of On June 6, Assembly Speaker order to reach the 30 percent goal. Atlantic Avenue rail yards, will be “low income,” however, includes Sheldon Silver, one of the “three Chelsea groups are also advocat- heavily subsidized by tax dollars, families earning up to $50,250 a men in a room” who run state ing building new housing on pub- and ACORN and local residents who year. Housing advocates had government, vetoed state financ- licly owned land. Two possible sites sell their homes to Ratner must wanted 40 percent affordable ing for the proposed New York Jets are parking lots at the Elliott sign agreements to urge others to housing and more eligibility for stadium on the far West Side. Chelsea and Fulton houses; cur- back the arena deal and may not lower-income tenants. Approval for the $300 million sub- rent public-housing residents publicly criticize the development. ”It could’ve been better,” said sidy to build the stadium required would get 75 percent of the new “My building is located where Joe Vance of the Greenpoint Wa- unanimous consent by the three units built on New York City Hous- the arena is going to be built,” said terfront Association for Parks and voting members (Gov. George ing Authority land. local resident and housing advo- Planning (GWAPP). GWAPP and Pataki, Senate Majority Leader As with other agreements be- cate Daniel Goldstein, of Develop other groups are concerned that Joseph Bruno, and Silver) of the tween residents and developers, Don’t Destroy. “There are hun- the agreement is not legally bind- obscure Public Authorities Con- the definition of what is “afford- dreds of low-income tenants being ing, as well as about the height of trol Board. Silver voted against able” is key. Chelsea activists want pushed out.” the new developments and how the stadium, he said, because it the bulk of affordable units to go Goldstein is also worried that much access neighborhood resi- the income brackets are figured dents will get to park space. Ratner, ACORN Reach Arena Deal Mayoral Candidates Forum By Alyssa Katz On Homelessness and Housing “I’m getting ready to pay my debt, about $94,500. Ratner agreed to and here it is!” said Bertha Lewis lower the cap to 160 percent, and who then turned to Mayor Bloom- possibly as low as 140 percent, de- Thursday, June 30, 2005 berg and kissed him squarely on pending on project financing and 5:30 p.m. to 8:15 p.m. the lips. Lewis, the executive di- market conditions. The affordable rector of New York ACORN, was units will be allocated to five in- St. Paul’s Chapel celebrating the signing of a come tiers, ranging from very low memorandum of understanding income to low to moderate and Broadway and Fulton Street between ACORN and developer into the low and high middle, By train: take the #2 or #3 to Park Place Or the #6 to City Hall and walk across the Park Forest City Ratner Companies, making them available to families decreeing that 50 percent of the not adequately served by existing Confirmed: Fernando Ferrer, C Virginia Fields, Gifford Miller, new housing to be built at subsidy programs. “Tiering is a Brooklyn’s Atlantic Yards site will critical component of the pro- and Anthony Weiner. Invited: Mayor Michael Bloomberg rent for less than market rate. gram,” said Ismene Speliotis, ex- “I’m a developer who in his heart ecutive director of the New York The forum is sponsored by Interfaith Assembly on Homelessness wants to do the right thing,” said ACORN Housing Corporation. and Housing in partnership with Housing Here and Now, Co-sponsors include: Brooklyn Council of Churches, Cathedral Community Cares, Commission Bruce Ratner, who has been un- “Otherwise developers just take of Religious Leaders (CORL), Council of Churches of the City of New York, der fire from Prospect Heights the maximum incomes.” Council on Homeless Policies and Services, East Side Congregations for Housing residents for his plans to build an Prospect Heights Councilmem- Justice. Fifth Avenue Presbyterian Church, Habitat for Humanity NYC, Housing arena and high-rise towers on ber Letitia James, a critic of the First!, Metropolitan New York Synod - Evangelical Lutheran Church in America., seized property. Ratner development, responded Metropolitan Conference – UCC, Partnership for the Homeless, Presbytery of New York City, Queens Federation of Churches, St. Bart’s in the City, Supportive What ACORN won was a commit- to the deal with a mix of apprecia- Housing Network of New York ment to devote most of the tion and skepticism. “The question middle-income units to house- is the 50 percent which is going to The Mayoral Forum is part of the 21st Annual Interfaith Convo- holds earning significantly less be market rate—it will have to be cation and Overnight City Budget Vigil for Housing Justice than the maximum the city Hous- luxury housing. It’s a zero-sum In conjunction with Building the Blessed City Together. The forum ing Development Corporation al- game: the luxury will cancel out will be followed by an overnight Vigil in City Hall Park lows, and to limit rents to 30 the low income,” said James. “The percent of household income. market prices will have to be high For further information contact the Interfaith Assembly on Usually, HDC New Housing Oppor- to subsidize the affordable hous- Homelessness and Housing, 1047 Amsterdam Avenue NYC, 10025; tunity Program apartments are ing and the arena.” 212-316-3171, [email protected], www. iahh.org, For updates go to open to renters earning up to 175 http://www.housinghereandnow.org percent of area median income, Excerpted with permission from or, averaging for household size, City Limits Weekly. 8 June 2005 — TENANT/INQUILINO Teaneck, N.J. to Weaken Rent Control By Steven Wishnia Teaneck, New Jersey, a city of form of rent control, most of it controlled buildings there filed a possibility of enacting rent con- 40,000 people a few miles west of enacted in the 1970s. Of those, second suit, challenging a town trols. The town of 11,000, best the George Washington Bridge, is says Shapiro, around one-third ordinance that limits the fees that known as Bruce Springsteen’s facing the same scenario New “really protect the tenants,” landlords can charge tenants for hometown, has seen a strong influx Yorkers saw in 1997. Its rent-con- while the rest offer “minimal pro- parking space to $90 a month. The of Latino immigrants recently, and trol law will expire Nov. 1, and the tection,” often allowing vacancy town passed that law in April after local residents and politicians say town council is likely to weaken it increases to full market rate. For tenants complained they were that overcrowding and rent-goug- dramatically. example, he says, in Fort Lee, “se- being charged more than $200 a ing by absentee landlords are sig- The current law, enacted in niors have good rent control,” month for parking. nificant problems. Asbury Park may 1973, is “one of the better [rent- with rent increases directly linked Further south, near the Jersey also be considering initiating rent control] ordinances in the state,” to landlord costs, while “non-se- Shore, Freehold is exploring the controls, says Shapiro. says Matt Shapiro, head of the New niors have bad rent control,” with Jersey Tenants Organization. Cov- annual increases of 5 percent ering about half the city’s 3,000 since 1990. North Bergen, in rental units, it limits rent in- Hudson County, allows 2.5 per- NYC Rent Guidelines Board creases to 3 percent a year if the cent annual increases. landlord provides heat or 2 per- State law has strong antieviction 2005 Schedule of Meetings and Hearings cent if the tenant pays for heat, protections, though. The 1975 and allows a 10 percent increase Just Cause for Eviction Law says Tuesday, June 14 Tuesday, June 21 on vacant apartments. landlords can only evict tenants Public Hearing Final Vote With the law expiring, though, for 17 specific reasons, such as not (Public Testimony) The Great Hall Teaneck’s town council is split paying rent, destroying property, NYC College of Technology, at Cooper Union between three rent-control sup- or selling drugs on the premises. Klitgord Auditorium 7 E. 7th St. (at 3rd Ave.), porters and three free-market Shapiro calls it “the best eviction- 285 Jay St., Brooklyn Manhattan advocates, who would like to abol- protection law in the country.” 4:00 p.m.—10:00 p.m. 5:30 p.m.—9:30 p.m. ish rent control, says Shapiro, Landlords are also suing to over- “but are willing to continue it if turn the rent-control law in Thursday, June 16 To register to they eviscerate it.” The result is Morristown, a suburb of 17,000 Public Hearing testify call the likely to be a compromise in which people about 35 miles west of the (Public Testimony) New York City annual rent increases go up to 4.5 Lincoln Tunnel. The 1973 law Great Hall at Cooper Union Rent Guidelines rd percent, and landlords can raise covers about 3,600 rental units 7 E. 7th St. (at 3 Ave.), Board at (212) rents on vacant apartments to full there. The town’s Rent Leveling Manhattan 385-2934 market rate—though, unlike New Division has granted rent in- 10:00 a.m.—6:00 p.m. York’s vacancy decontrol, they creases ranging from 2.7 to 3.3 wouldn’t be permanently deregu- percent over the last five years; lated. the landlords want to get market The Council will probably vote rate for vacant apartments. On on the proposal June 21. May 25, the owners of five rent- “They’re giving a bonanza to the WHERE TO GO FOR HELP landlords,” says Shapiro. “Any LOWER EAST SIDE BRANCH at LOWER MANHATTAN form of vacancy decontrol is an Cooper Square Committee LOFT TENANTS abomination. It just begs for ha- 61 E. 4th St. (btwn. 2nd Ave. & Bowery) St. Margaret’s House, Pearl & Fulton Sts., rassment.” Tuesdays...... 6:30 pm 212-539-3538 About 120 to 125 cities and Wednesdays...... 6 pm-7 pm towns in New Jersey have some CHELSEA COALITION ON HOUSING VILLAGE INDEPENDENT Covers 14th St. to 30th St., 5th Ave. to the DEMOCRATS Hudson River. 26 Perry St. (basement), 212-741-2994 Hotline Volunteers Needed! 322 W. 17th St. (basement), CH3-0544 Wednesdays...... 6 pm Thursdays ...... 7:30 pm WEST SIDE TENANTS UNION Our phones are ringing off the hook! Met Council GOLES (Good Old Lower East 4 W. 76 St.; 212-595-1274 is looking for people to counsel tenants on Side) Tuesday & Wednesday ...... 6-7 pm our hotline. We will train you! The hotline runs on 525 E. 6th St. (btwn. Aves. A & B) Lower East Side tenants only, 212-533-2541. Mondays, Wednesdays and Fridays from 1:30-5 p.m. If you can give one afternoon a week for this crucial HOUSING COMMITTEE OF RENA service to the tenant community, Covers 135th St. to 165th St. from Riverside Dr. to St. Nicholas Ave., call Jenny at (212) 979-6238 x3. 544 W. 157th St. (basement entrance). Thursdays ...... 8 pm

METROPOLITAN Join Met Council Membership: Individual, $25 per year; Low-income, $15 per year; family (voluntary: 2 sharing an apartment), $30 per year. Supporting, $40 per COUNCIL year. Sustaining, min. of $100 per year (indicate amount of pledge). For affiliation of community or tenant organizations, large buildings, trade ON HOUSING unions, etc. call 212-979-6238. Met Council is a citywide tenant union. My apartment controlled stabilized unregulated other______ I am interested in volunteering my time to Met Council. Please call me to schedule times and duties. I can counsel tenants, do office work, lobby public officials, Our phones are open to the public attend rallies/protests. Mondays, Wednesdays & Fridays from 1:30 to 5 p.m. Name

We can briefly answer your questions, help you Address Apt. No. with organizing or refer you to other help. City State Zip 212-979-0611 Home Phone Number Email Send your check or money order with this form to: Metropolitan Council on Housing, 339 Lafayette St., NY, NY 10012