Assemblyman JEFFRION L. AUBRY Reports to the People 35TH A.D. • QUEENS COUNTY • SPEAKER PRO TEMPORE Dear Constituents, I am committed to ensuring that my constituents have access to affordable hous- ing and am happy to report the recent housing legislation passed by the Assembly last month. These new measures will help address the challenges many of you face when looking for a safe, clean and affordable home in the 35th Assembly District. This legislation empowers tenants and helps fight back against the unfair and often illegal practices that some landlords use to raise rents. As always, I am honored to be your representative and will continue to make my constituents my top priority in Albany. Yours truly, Jeffrion L. Aubry Member of the Assembly Speaker Pro Tempore COMBATING LANDLORD HARASSMENT In order to protect tenants against predatory And to remove financial incentives that landlords, the Assembly passed the Tenant reward landlords who force out rent- Protection Act of 2018, which increases regulated tenants, I helped pass a bill that penalties for landlords who try to force eliminates vacancy decontrol provisions, out rent-regulated tenants by expanding which allow apartments with a legal the definition of felony harassment and maximum rent in excess of $2,733 that creating a misdemeanor harassment charge become vacant to be removed from the (A.7992-A). Under current law, a landlord protections of the rent regulation laws must cause a tenant physical injury to meet (A.433). Additionally, it would allow the standard for felony harassment. certain units that were deregulated pursuant to vacancy decontrol to become reregulated. Continued on page 4 DISTRICT OFFICE: 98-09 Northern Boulevard, Corona, NY 11368 • 718-457-3615 • FAX: 718-457-3640 ALBANY OFFICE: Room 646, LOB, Albany, NY 12248 • 518-455-4561 • FAX: 518-455-4565 • EMAIL: [email protected] COMBATING LANDLORD HARASSMENT PROTECTING THE AFFORDABLE HOUSING STOCK The Assembly legislative package also Additional legislation would: includes a bill that reforms the regula- • modify maximum rent increase guide- tory framework for the approval of rent lines for rent-controlled apartments to increases for rent-regulated tenants due ensure that they don’t outpace the rents to major capital improvements (MCIs) of rent-stabilized apartments (A.268); (A.8886-A). The measure would require MCI surcharge fees, which under current • standardize the rental adjustment law can be recovered over eight or nine landlords can charge tenants for years – depending on the number of units individual apartment improvements and – to cease once the cost of the improve- requires them to provide documentation ment is recouped by the landlord. It also on how the increase was determined bars landlords from charging tenants for (A.1628); and improvements funded through the New • require landlords to make reasonable York State Energy Research and Develop- efforts to re-rent an apartment at a fair ment Authority (NYSERDA). market value after it’s been vacated Another important measure prohibits in- early by a tenant (A.6967). creasing preferential rent to the legally al- Even though apartments are supposed to lowed rate when a lease is renewed. Under be protected from excessive rent increases, the legislation, such increases could only many rent-regulated tenants still see their take place upon vacancy (A.6285). rents rise and rise. These measures will help stop landlords from using sneaky, unfair practices to make themselves more money as their tenants are forced to choose between paying the rent and putting food on the table. COMBATING LANDLORD HARASSMENT HELPING TENANTS CHALLENGE UNFAIR LANDLORD PRACTICES IN COURT In addition, the Assembly passed a bill Renewal (DHCR) to consider any year that a that requires the owner of a rent-regulated landlord failed to file an annual rent regulation unit to comply with an order issued more statement when a tenant challenges their than four years before an rent (A.9816). Currently, overcharge complaint if a court or DHCR can the order has not been only consider years within withdrawn, and allow the four-year statute of for the examination of limitations. a unit’s rental history We must ensure that ten- beyond four years in the ants have access to all the cases involving fraud relevant information they (A.4003). need when challenging a To help tenants challenge rent increase or other po- unfair rent increases, tential overcharge. This the Assembly legislation includes a legislation empowers residents and prevents measure allowing a court or the state unscrupulous landlords from hiding past and Division of Housing and Community current misdeeds. COMBATING LANDLORD HARASSMENT Continued from page 1 The legislative package also includes a Forcing out rent-regulated tenants is far measure that eliminates the 20 percent too common because of the potential rent increase – known as a vacancy benefit to an owner’s bottom line. That’s bonus – which landlords can charge why we must eliminate incentives that when the rent of a rent-stabilized reward landlords for their predatory apartment rises above $2,700 a month practices and ensure that this type of and becomes vacant (A.9815). This harassment doesn’t go unpunished. critical measure removes an incentive for landlords to force out rent-regulated tenants to increase profits and helps slow the pace of deregulation. New York State Assembly, Albany, New York 12248 PRSRT STD. U.S. POSTAGE PAID Albany, New York Assemblyman Permit No. 75 JEFFRION L. AUBRY Reports to the People 35TH A.D. • QUEENS COUNTY SPEAKER PRO TEMPORE Combating Landlord Harassment COMBATING LANDLORD HARASSMENT • Combating landlord harassment Assemblyman • Protecting the affordable housing stock JEFFRION L. • Helping tenants challenge unfair landlord practices in court AUBRY.