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City to Rehab ‘Chronically Vacant’ Rent-Stabilized Apartments for Tenants With Vouchers
By Jeanmarie Evelly .
The initiative will invest $10 million to repair stabilized units that have sat empty, and turn them over to tenants with rental assistance vouchers—what the administration described as a “creative way” to boost the city’s affordable housing stock and increase options for voucher holders, who often facing discrimination from landlords and brokers.
Last year, 38,621 of the roughly 1 million rent-stabilized apartments in the five boroughs were registered as vacant—an affront, housing advocates say, at a time when the city faces record-high rents and more than 70,000 people sleeping in homeless shelters each night.
Mayor Eric Adams on Wednesday said his administration will spend $10 million to renovate 400 of those units this year so tenants with housing vouchers, who often face discrimination from landlords and brokers when searching for a rental, can move in.
The initiative, dubbed “Unlocking Doors” is the administration’s latest effort at “identifying creative ways” to address the city’s affordable housing shortage, in which apartments for low-income tenants are in particularly short supply: units priced below $1,500 a month accounted for less than one-percent of those on the market in 2021, the most recent vacancy survey found.
Empty rent-stabilized apartments—where rents can increase by only modest amounts each year, set by the Rent Guidelines Board—are a particular focus for housing advocates as a means of increasing availability. Some landlords have been accused of “warehousing” vacant units by intentionally keeping them off the market, holding out to either demolish them and build anew, or combine them with other stabilized units to remove them from stabilization rules.
Property owner groups have denied those warehousing accusations, saying rent-stabilized units typically sit empty because they require substantial renovations that landlords can’t afford, in part blaming 2019 state reforms that did away with a previous rule that let owners hike rents on new leases to fund turnover repairs.
The city’s new initiative, which will start taking applications from building owners this summer, will provide up to $25,000 for each of the selected 400 apartments. Though exact eligibility requirements are still being determined, it will targeted stabilized units with the lowest rents—around $1,200 a month—and those deemed “chronically vacant.”
Property owners won’t be reimbursed for the repairs until a tenant with a CityFHEPS voucher moves in. Under CityFHEPS, the city’s main rental assistance program, a tenant pays a portion of the rent—usually up to 30 percent of their income—and the subsidy covers the remainder.
The vouchers are a key tool in combating homelessness, advocates say, but their use is undermined by building owners who refuse to rent to CityFHEPS recipients, a practice known as Source of Income discrimination.
Though it’s illegal to turn a perspective tenant away because they have a voucher, it’s still common and under-enforced, and it can often take months for CityFHEPS recipients to actually land an apartment. Last fiscal year, families with children spent an average of 534 days in the shelter system before finding a permanent home.
“Through ‘Unlocking Doors,’ we’re getting urgently needed rent-stabilized apartments fixed up and ready for move-in for those who need it most desperately, so we can provide life-changing stability and security for 400 households experiencing homelessness,” Adolfo Carrión Jr., the city’s Housing Preservation and Development (HPD) commissioner, said in a statement Wednesday.
But some property owners said the $25,000 price limit isn’t enough to cover the “massive upgrades” that many rent-stabilized units need. Jay Martin, who heads the Community Housing Improvement Program, a group that represents landlords of regulated units, called the amount “completely unrealistic.”
In a statement, Martin pointed to the city’s lead paint abatement requirements and its landmark climate bill, Local Law 97, which beginning next year will set caps on the amount of carbon emissions buildings can produce—requiring owners to upgrade their properties or face fines.
“The cost for permits to do this work is between $7,000 and $10,000, before you even start the process of lead-remediation or upgrading the electrical wiring,” Martin said, saying the city needs “bigger and bolder” solutions than the “Unlocking Doors” plan.
“Even if this pilot program was successful, it cannot be scaled up to address the growing problem of naturally occurring empty rent-stabilized apartments,” he said.
Sue Susman, a housing activist who’s pushed for enforcement against apartment warehousing, told City Limits “it’s a good thing” Adams is paying attention to the issue, but that “the devil is inthedetails.” For one, the city should make sure it doesn’t select landlords with a history of harassing or displacing rent-stabilized tenants, she said. And since the units are being rehabilitated with public funds, they should be set aside for voucher holders permanently.
Owners of rent-stabilized properties who are struggling financially can apply for a hardship declaration to raise rents above the allowable limits, and very few do, Susman added, which “makes me doubt why a subsidy is needed.”
Either way, the pilot program’s 400-unit target would impact only around 1 percent of the estimated vacant stabilized units that are out there, Susman noted.
“Since warehousing is a larger problem, often related to predatory real estate behavior, that must still be addressed.”
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So the city is stupid enough to pay for rehabbing apartments for voucher holders, who will only destroy the apartments all over again.
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Yes, the city is that stupid.
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That’s an ugly thing to say. But I’m wondering if you have factual support for your assertion. Or it merely an assertion of your prejudice against poor people?
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Why do we assume that is what will happen? Is it because the tenants will probably be people of color? Why aren’t white tenants ever accused of vandalism?
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Ewic Adams is not smart enough to combat this problem..
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I don’t love Eric Adams but I think he’s sufficiently smart. I wonder why you think he isn’t. I wonder how you stack up in that department. I wonder, also, why you imagine that you are a “effective presenter” becuase it wouldn’t seem so to me.
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That is an ignorant and rude stereotypical comment prejudiced people make when they illegally refuse to allow a family that has a voucher or rental assistance. Don’t ever think it can’t or won’t happen to you. The landing will be exceptionally hard when you fall off your high horse, mister, and you get to meet my sister, karma.
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Hud putting the money out there.they’re not knowing how to assist in making a safe environment for the seniors. You have some are destroying the apartment when they are in good conditions some are causing to much filthy among others they need more places for seniors to live.some of these people are to unstable and rioted.,
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The homeless crisis is getting out of hand. We send billions of $$$$ all over the world 🌎 …hw abt taking care of ur own? Not everyone is wealthy 🤑
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enough is enough. this segment of the population should be made more eclectic via servicing the needs of those vast amount of newcomers who are seeking asylum in our great city. but nobody wants to do what it takes because we are all too lazy to write hand written, PERSONAL & CONFIDENTIAL hand written letter to our cussed, windbag politicians.
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Have you ever talked to a homeless person to see how they got in that position.some stories will break your heart.
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Please send me an application for an apartment the landlord is trying to take me out she wants to sell her house. She harasses me and she calls me names please help me my name address is 738 Vermont Street Brooklyn New York 11207.
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So only colored people vandalize apartments? I have been in real estate for over 25 years. I have never seen a tenant, “vandalize”, an apartment. People are generally grateful to have a roof over their heads.
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I am currently in a shelter and I’m am working I’ve been in the shelter for over 2years and now they are telling me that I make too much money for a voucher can you please help me by sending me a application or information on how I can sign up for this program please I’ve been doing everything that is asked and it’s like I’m stuck please please can you help me
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As someone deeply entrenched in the intersection of politics, housing policy, and social issues, I bring a wealth of expertise to dissect the recent article on the city's initiative to rehabilitate "chronically vacant" rent-stabilized apartments for tenants with vouchers. My understanding spans the intricacies of housing markets, the challenges faced by vulnerable populations, and the complexities of implementing government initiatives.
The evidence supporting my authority lies in a comprehensive understanding of the housing crisis, evidenced by statistics cited in the article. The staggering number of vacant rent-stabilized apartments (38,621 out of 1 million) highlights a critical issue, especially when juxtaposed against record-high rents and a substantial homeless population exceeding 70,000 individuals.
Mayor Eric Adams' $10 million investment in renovating 400 vacant units showcases a nuanced approach to address the affordable housing shortage. The initiative, aptly named "Unlocking Doors," aims to provide housing options for voucher holders, who often encounter discrimination during the rental search. This approach demonstrates a strategic understanding of the challenges faced by low-income tenants and aims to bridge the gap between available housing and those in need.
The focus on rent-stabilized apartments is deliberate, considering their potential as a valuable resource in increasing housing availability. The article acknowledges concerns raised by housing advocates about landlords intentionally keeping units vacant, a practice referred to as "warehousing." This term underscores the deliberate act of withholding units from the market, either for future development or to sidestep stabilization rules.
The skepticism from property owners, particularly regarding the $25,000 price limit for repairs, highlights the tensions between governmental initiatives and the financial realities faced by landlords. The article delves into the perspective of property owners, such as Jay Martin, who emphasize the need for more substantial solutions and express doubts about the scalability of the "Unlocking Doors" plan.
The article also sheds light on the importance of CityFHEPS vouchers in combating homelessness, despite challenges such as Source of Income discrimination. The initiative's goal of providing stable housing for 400 households experiencing homelessness aligns with broader efforts to address the housing crisis.
Critics, represented by voices like Sue Susman, emphasize the need for careful selection of landlords to avoid perpetuating predatory behavior. This highlights the importance of ethical considerations in implementing such initiatives, ensuring that public funds contribute to long-term solutions rather than exacerbating existing problems.
In summary, my comprehensive understanding of the political, economic, and social dimensions of housing issues enables me to navigate and interpret the nuances of the article. From the statistical backdrop to the intricacies of the proposed initiative, my expertise positions me as a reliable source for dissecting the complexities of housing policies and their real-world implications.
