vol 34, no. 2 25¢ february2004 jason kidd or robert moses?

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Metropolitan Council on HousingMetropolitan Council on HousingMetropolitan Council on HousingMetropolitan Council on HousingMetropolitan Council on Housing339 Lafayette St.339 Lafayette St.339 Lafayette St.339 Lafayette St.339 Lafayette St.New YNew YNew YNew YNew York, NY 10012ork, NY 10012ork, NY 10012ork, NY 10012ork, NY 10012

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Jason Kidd or Robert Moses?Jason Kidd or Robert Moses?Jason Kidd or Robert Moses?Jason Kidd or Robert Moses?Jason Kidd or Robert Moses?Brooklyn Residents Fight Eviction for Nets Arena ComplexBrooklyn Residents Fight Eviction for Nets Arena ComplexBrooklyn Residents Fight Eviction for Nets Arena ComplexBrooklyn Residents Fight Eviction for Nets Arena ComplexBrooklyn Residents Fight Eviction for Nets Arena Complex

By Steven Wishnia

New Council Bills ............................. pg. 2

El Inquilino Hispaño ........................ pg. 3

Columbia Tenants............................. pg. 6

Lead-Bill Update .............................. pg. 7

Homeless Aid Axed .......................... pg. 7

HUD “Worst Case” Report ............... pg. 8

INSIDE THIS ISINSIDE THIS ISINSIDE THIS ISINSIDE THIS ISINSIDE THIS ISSUESUESUESUESUE !!!!!

Everybody Out!Everybody Out!Everybody Out!Everybody Out!Everybody Out!Brooklyn Landlord Evicts All Tenants After Mitchell-Lama BuyoutBrooklyn Landlord Evicts All Tenants After Mitchell-Lama BuyoutBrooklyn Landlord Evicts All Tenants After Mitchell-Lama BuyoutBrooklyn Landlord Evicts All Tenants After Mitchell-Lama BuyoutBrooklyn Landlord Evicts All Tenants After Mitchell-Lama Buyout

By Anita Karl

When the tenants of the42-apartment building at20 Henry Street in Brook-lyn were forced by theirlandlord to leave theMitchell-Lama program onJune 13, 2002, they ex-pected to receive steeprent increases. What theydidn’t expect was thattheir one-year leaseswould not be renewed,and that they would all geteviction notices whentheir building was sold toa new landlord two monthslater. But that is exactlywhat happened as they be-came the first Mitchell-Lama buyout to attemptto evict all its tenants.

“This is a moral and po-litical abandonment of awhole building of tenantsby our elected representa-tives and the legal sys-tem,” says resident JamesKemp, who fought thebuyout for many years.“Most people don’t evenknow that a whole com-munity of people can beforced to move from theirapartments regardless of

age or income once theirbuilding becomes deregu-lated.”

So far, tenants in 14apartments have movedout, with 13 leaving “vol-untarily” rather thanfighting eviction. Mosteviction proceedingsagainst the others are onhold, pending a court de-cision on the tenants’ ap-peal.

All housing completedafter January 1, 1974, in-cluding Mitchell-Lamabuildings that are boughtout of the program, has nosafeguards against land-lords evicting tenants orcharging as much rent asthey can get. ManyMitchell-Lama buildings,such as West VillageHouses and Indepen-dence Plaza North in Man-hattan, are now facingsimilar fights in an effortto prevent what has hap-pened to 20 Henry St.from happening to them.

The tenants at 20 HenrySt. (a.k.a. Middagh StreetStudio Apartments) had

been trying to avoid thisoutcome since August1999 when their landlord,Penson Corp., had an-nounced that it wouldleave the Mitchell-Lamaprogram and convert thebuilding, a former candyfactory, into luxury hous-ing. The landlord also didnot offer Section 8 “stickyvouchers” to cushion theblow for lower-incomeresidents.

As tenants are evictedand the building emptiesout, some of the remain-ing residents are still fight-ing for the right to arguetheir case in court. Mosttenants had been givenrent-stabilized leases withriders, some as early as1982. They are appealinga court ruling which heldthat those leases are in-valid because they weremerely a nonbinding errorby the landlord. A decisionis expected shortly.

The city Department ofHousing Preservation andDevelopment’s Mitchell-Lama regulations state

that rent stabilization fol-lows a buyout. This wouldseem to bolster the ten-ants’ case, as these regula-tions do not explicitly statethat buildings completedafter January 1, 1974 areallowed to go to marketrents after a buyout. Theyalso state that after abuyout, qualifying seniorcitizens should receiverent-stabilization benefits,such as SCRIE. Ordinarily,the stipulations of con-tracts and regulationswould be valid argumentsin court, but the tenants

of 20 Henry St. found thatbadly framed laws cantrump regulations andeven signed contracts.

Tenants at 20 Henry St.also tried to prevent thebuyout by arguing in courtthat the landlord had bro-ken many essential cov-enants in his contract withthe city. The courts heldthat if HPD had no prob-lem with such covenantviolations, the tenants hadno legal standing to makethis argument.

TTTTTenants in the Prospect Heights neighborhood ofBrooklyn are trying to get developer Bruce Ratner

called for charging.The developer wants to take over seven blocks

stretching south and east from Atlantic and Flatbushavenues for “Brooklyn Atlantic Yards,” a massive projectthat would include a new arena for the New Jersey Netsbasketball team and 4,500 high-rise apartments, almostall at luxury rents. Residents in the area are crying foul,saying that Ratner is elbowing aside community con-cerns about scale, traffic, and displacement like a com-bination of Robert Moses and a renegade power forwardbulling his way to the hoop.

“People will be happy to have the Nets play in Brook-lyn, but not on the crushed homes of my neighbors,”says Patti Hagan of the Prospect Heights Action Coa-lition. “If he can’t build his toy, his basketball arena,without destroying peoples’ homes and businesses,he’s building in the wrong place.”

The plan would return major-league sports to Brook-lyn for the first time since the departure of the Dodg-ers in 1958. In contrast to the Nets’ current home inthe New Jersey Meadowlands, the proposed arenawould be located at a major vortex of public transpor-tation: above several subway lines and across the streetfrom the Long Island Railroad’s main Brooklyn station.The complex, which would stretch east to VanderbiltAvenue, would also include 2.1 million square feet of

office space, 300,000square feet of commercialspace, and a 620-foottower. It would cost $2.5billion, much of it paid bypublic funds through fis-cal devices like “tax-incre-ment financing.”

“This is not about theNets,” says Council-member Letitia James,who represents the area.“It’s about real estate.”

Along Flatbush Avenueand Dean Street in theProspect Heights neigh-borhood, nearly everybusiness has a flyer upagainst the plan, and sev-eral homes have bannersprotesting it. To build thecomplex, Ratner woulddemolish almost everyexisting building alongPacific Street and thenorth side of Dean Street,including the homes ofalmost 400 people and a

homeless shelter withabout 400 more. It wouldalso force out numeroussmall businesses, includ-ing an art-canvas factory,an auto-body shop, a re-cording studio, and a mil-liner, says Hagan.

“People can’t treat youlike that. They just use youlike an old newspaper,”says Vera Bryant, 70, an

Antiguan immigrant wholives on Pacific Street withher two grandchildren.“It’s not right. This manRatner comes in and sayshe’s going to knock downpeople’s houses, he’s go-ing to root them out oftheir homes.”

“We’re going to have tomove, and we probably

Sign in a window on Dean Street.

STE

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2 February 2004 — TENANT/INQUILINO

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E D I T O RE D I T O RE D I T O RE D I T O RE D I T O RSteven Wishnia

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On January 27, the City Council’sBlack, Latino, and Asian Caucusannounced a package of three billsintended to increase the amountof housing created by city pro-grams that is affordable to low-income tenants. The three billsare supported by all 18 membersof the Caucus, and ACORN NYdirector Bertha Lewis joined co-chairs Hiram Monserrate (D-Queens) and Helen Foster(D-Bronx) in announcing them.

Intro 516A, introduced byMonserrate with 33 cosponsors,would redefine the income levelsused to calculate who housing isbuilt for with the city’s scarcefunds. The Bloomberg administr-ation’s recently announced devel-

Caucus, ACORN Call for HPD AccountabilityCaucus, ACORN Call for HPD AccountabilityCaucus, ACORN Call for HPD AccountabilityCaucus, ACORN Call for HPD AccountabilityCaucus, ACORN Call for HPD AccountabilityBy Kenny Schaeffer

opment plan defines “low income”as 80 percent of metropolitan areamedian income (generally calledAMI). As affluent suburbs inWestchester County and Con-necticut are included in the fig-ures used to set this level, 80percent of AMI is about $50,000. Ifaffordable rent is calculated at 30percent of income, this means thatthe Bloomberg administration con-siders $1,250 a month rent “afford-able” to “low-income” households.

Intro 516A would require city-subsidized housing to be 25 per-cent affordable to people makingeither the neighborhood medianincome (NMI) or the city medianincome (CMI, currently $38,870),whichever is less. (That would pegrent at about $970, less in manyneighborhoods.) Half would haveto be affordable for people makingtwice the NMI or CMI, and 25percent to households with nomore than three times NMI/CMI.

Intro 518, introduced byCouncilmember Bill Perkins (D-Manhattan) with 32 cosponsors,ends the current method of dispos-ing of city-owned residential build-ings, which has resulted in tens ofthousands of units being scandal-ously squandered since the Kochadministration. As ACORN hous-ing director Ismene Speliotispointed out, hundreds of proper-ties sold at public auction in thelast seven to 10 years either remainunutilized or are being developedfor market-rate housing. The bill

would order the Department ofCitywide Administrative Servicesto develop properties primarily asaffordable housing. It would alsorequire the city to declare develop-ers who have not complied withagreed conditions in breach, andseize the property back to developas affordable housing.

Intro 519, introduced byCouncilmember James Sanders(D-Queens) with 31 cosponsors,would require the Department ofHousing Preservation and Devel-opment to report to the Councilevery 90 days on the number ofunits actually being provided byeach city housing plan for each

BECOMEA WRITING

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Met Council wants to profileyou and your neighbors’

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income level, ranging from high toextreme low.

Council Speaker Gifford Millerhas not yet endorsed any of thethree bills, but has agreed to allowhearings. Given the Caucus’ una-nimity and the fact that each billhas been endorsed by almost two-thirds of the Council, there arepositive signs that the speaker willhave no choice but to put hisname on legislation.

Hotline Volunteers Needed!Our phones are ringing off the hook! Met Council

is looking for people to counsel tenants onour hotline. We will train you! The hotline runs on Mondays,

Wednesdays and Fridays from 1:30-5 p.m.If you can give one afternoon a week for this crucial service

to the tenant community,call Jenny at (212) 979-6238 x3.

State Attorney General Callsfor Security-Deposit Changes

State Attorney General Eliot Spitzer has called for legisla-tion that would guarantee that tenants receive more of theinterest paid on their security deposits. The bill, A7884, wouldamend the state’s general obligations law. It would limit theamount landlords could deduct for “administrative expenses”and the like to 20% of the interest paid, up to a maximum of1 percent of the amount on deposit.


Los Ajustes de la “Los Ajustes de la “Los Ajustes de la “Los Ajustes de la “Los Ajustes de la “Junta de Regulación de Renta” de la Ciudad de NuevaJunta de Regulación de Renta” de la Ciudad de NuevaJunta de Regulación de Renta” de la Ciudad de NuevaJunta de Regulación de Renta” de la Ciudad de NuevaJunta de Regulación de Renta” de la Ciudad de NuevaYYYYYork ork ork ork ork (Orden No. 35)(Orden No. 35)(Orden No. 35)(Orden No. 35)(Orden No. 35)

Para los contratos de apartamentos de Renta Estabilizada que comienzan el 1ro. de octubre de 200Para los contratos de apartamentos de Renta Estabilizada que comienzan el 1ro. de octubre de 200Para los contratos de apartamentos de Renta Estabilizada que comienzan el 1ro. de octubre de 200Para los contratos de apartamentos de Renta Estabilizada que comienzan el 1ro. de octubre de 200Para los contratos de apartamentos de Renta Estabilizada que comienzan el 1ro. de octubre de 20033333 hasta el 30 de hasta el 30 de hasta el 30 de hasta el 30 de hasta el 30 deseptiembre de 200septiembre de 200septiembre de 200septiembre de 200septiembre de 20044444, incluyendo las concesiones de Pataki adoptadas por la Legislatura Estatal el 19 de junio de 1997, incluyendo las concesiones de Pataki adoptadas por la Legislatura Estatal el 19 de junio de 1997, incluyendo las concesiones de Pataki adoptadas por la Legislatura Estatal el 19 de junio de 1997, incluyendo las concesiones de Pataki adoptadas por la Legislatura Estatal el 19 de junio de 1997, incluyendo las concesiones de Pataki adoptadas por la Legislatura Estatal el 19 de junio de 1997

Los topes de renta que apa-recen en el cuadro son los incre-mentos máximos que losdueños de edificios pueden co-brar legalmente por los aparta-mentos de renta estabilizada enla ciudad de Nueva York. Sonválidos para todos los contratosque comienzan dentro del perío-do de doce meses a partir del1ro. de octubre de 2003. Los in-crementos de alquiler basadosen las pautas para la renovacióndel contrato de 1 o 2 años pue-den cobrarse solamente una vezdurante el período cubierto pordichas pautas, y deben ser apli-cados a la renta legal estabi-lizada para el 30 de septiembrede 2003. Las cantidades queaparecen en el cuadro y los in-crementos para los apartamen-tos vacíos no se aplican a losapartamentos que estaban suje-tos a renta controlada en aquellafecha. No se permite el recargotambién conocido como el «im-puesto de pobres.»

Los Contratos para Apar-Los Contratos para Apar-Los Contratos para Apar-Los Contratos para Apar-Los Contratos para Apar-tamentos Vacíos o Nuevostamentos Vacíos o Nuevostamentos Vacíos o Nuevostamentos Vacíos o Nuevostamentos Vacíos o NuevosEn junio de 1997, el gobernadorGeorge Pataki, al intentar des-truir la regulación de rentas, for-zó cambios que les dieron a loscaseros un recargo muy grandepor los apartamentos vacíos.Una cláusula de la “Reforma alActa de Regulación de Renta” de1997 permite que los nuevosalquileres sean incrementadosen un porcentaje obligatorio:20% para un contrato de dosaños, y por un contrato de 1 año,20% de incremento menos ladiferencia en el tope de renova-ción para los contratos de 1 y 2años. La ley permite también in-crementos adicionales para losapartamentos vacíos donde nose habían cobrado incrementospor desocupación por ochoaños o más.

ExExExExExccccceseseseseso de o de o de o de o de CobroCobroCobroCobroCobro Los in-quilinos deben estar al tanto deque muchos caseros van a apro-vecharse de la complejidad deestas regulaciones y subvencio-nes, así como del poco conoci-miento de los inquilinos delhistorial de renta de sus aparta-mentos, para cobrar un alquilerilegal. Una vez que el inquilinohaya tomado posesión delapartamento, puede escoger

entre llenar un formulario dequeja de exceso de cobro derenta con la oficina de la Divisiónde Vivienda y Renovación Comu-nal (DHCR), o disputar la canti-dad de la renta en la corte devivienda de la ciudad para que sedetermine cuál es el alquiler le-gal.

Si un posible inquilino damuestras de conocer sus dere-chos, lo más probable es que elcasero no firmará ningún contra-to con tal inquilino. Los caserosevitan contratar con inquilinosque les pueden dar problemas.El exceso de cobro de alquileres muy común. Todos los inqui-linos deben luchar contra posi-bles excesos de cobro. Obtengay llene un formulario Form RA-89con la oficina de DHCR paradeterminar el alquiler correctoen los archivos oficiales. Llamea la DHCR a (718) 739-6400para obtener un formulario, obúsquelo en el sitiowww.dhcr.state.ny.us.

La Apelación de la RentaLa Apelación de la RentaLa Apelación de la RentaLa Apelación de la RentaLa Apelación de la Rentade Mercado Justa de Mercado Justa de Mercado Justa de Mercado Justa de Mercado Justa Otro tipo deexceso de cobro sucede fre-cuentemente cuando se vacía unapartamento que previamenteestaba sujeto a renta controladay se alquila con renta estabili-zada. La Junta de Regulación deRenta (RGB) establece anual-mente lo que ellos llaman el

“Tope Especial de la Renta deMercado Justa,” el cual esempleado por la DHCR parabajar las rentas de mercado in-justas de los inquilinos que llenanel formulario llamado “Apelacióna la Renta Justa de Mercado”(FMRA). Según la Orden 35, es laRenta de Mercado Justa de HUDo un 50% sobre la renta basemáxima. Ningún inquilino de unapartamento de renta estabi-lizada que fue descontrolado el1ro de abril de 1984 o despuésdebe dejar de poner a prueba lallamada “Renta Legal Inicial Re-gulada” (renta de mercado) quelos caseros cobran cuando haydescontrol del apartamento. Useel formulario de DHCR Form RA-89. Indique claramente que suqueja es tanto una queja de “Ape-lación a la Renta Justa de Merca-do” como de “exceso de cobro.”La corte de vivienda no puede to-mar decisión sobre unaApelación de Renta de Mercado.Apartamentos vacíos que antesestaban controlados en edificiosque se han convertido en coope-rativas o condominios no se vuel-ven estabilizados y no satisfacenlos requisitos para la Apelaciónde la Renta Justa de Mercado.

Exención de IncrementosExención de IncrementosExención de IncrementosExención de IncrementosExención de Incrementospara las Personas de Mayorpara las Personas de Mayorpara las Personas de Mayorpara las Personas de Mayorpara las Personas de MayorEdad: Edad: Edad: Edad: Edad: Las personas de 62 añoso más que viven en apartamen-

hoteles de clase B (de 30habitaciones o más), hoteles dehabitaciones solas (SROs) ycasas de habitaciones (clase B,de 6 a 29 cuartos), por encima dela renta legal que se pagó el 30de septiembre de 2003. No sepermite ningún incremento devacancia. No se puede cobrar elincremento estipulado por lapauta a menos que un 75% o másde las unidades en el edificiosean ocupados por inquilinospermanentes de renta estabili-zada o controlada pagando lasrentas reguladas legales.Además, no se permite ningúnaumento cuando el dueño dejede dar al nuevo inquilino deaquella unidad una copia de losDerechos y Obligaciones de losDueños e Inquilinos de Hoteles,según la Sección 2522.5 delCódigo de Estabilización deRentas.

La Desregulación deLa Desregulación deLa Desregulación deLa Desregulación deLa Desregulación deRentas Altas y AltosRentas Altas y AltosRentas Altas y AltosRentas Altas y AltosRentas Altas y AltosIngresosIngresosIngresosIngresosIngresos (1) Los apartamentosque legalmente se alquilan por$2,000 o más por mes y que sedesocuparon entre el 7 de juliode 1993 y el 1ro. de octubre de1993, o en o desde del 1ro deabril de 1994 son sujetos a ladesregulación. (2) La mismadesregulación se les aplica,para el mismo período estable-cido en (1), a los apartamentosque legalmente pagan $2,000 omás mensualmente aunque nose desocupen, si el ingreso totalde la familia es más de$175,000 en los dos años con-secutivos previos. Para cumplirlos requisitos de esta segundaforma de desregulación, el ca-sero tiene que enviarle un for-mulario de certificación deingreso al inquilino entre el 1rode enero y el 1ro de mayo, asícomo someter dicho formularioal DHCR y conseguir suaprobación.

Para pautas previas, llame a laRGB al 212-385-2934 obusque el sitio www.hous-ingnyc.com.

tos estabilizados y cuyos ingre-sos familiares anuales son de$24,000 o menos, y que pagan(o enfrentan un incremento dealquiler que los forzaría a pagar)una renta de un tercio o más desus ingresos, pueden tener de-recho al programa de Exenciónde Incrementos para lasPersonas de Mayor Edad(SCRIE, por sus siglas en inglés),si aplican al Departamento de laCiudad de Nueva York Sobre lasPersonas de Mayor Edad, cuyadirección es: SCRIE Unit, 2Lafayette Street, NY, NY 10007. Siel alquiler actual de un inquilinoque tiene derecho a esteprograma sobrepasa un terciodel ingreso, no se lo puedereducir, pero es posible evitarincrementos de alquiler en elfuturo. Obtenga el formulario deSCRIE por llamar al (212) 442-1000.

Unidades de DesvánUnidades de DesvánUnidades de DesvánUnidades de DesvánUnidades de Desván(Lofts)(Lofts)(Lofts)(Lofts)(Lofts) Los incrementos legalessobre la renta base para lasunidades de desván son de un 4por ciento por un contrato de unaño y un 7 por ciento por uncontrato de dos años. No sepermiten incrementos para lasunidades de desván vacías.

Hoteles y ApartamentosHoteles y ApartamentosHoteles y ApartamentosHoteles y ApartamentosHoteles y Apartamentosde una Sola Habitaciónde una Sola Habitaciónde una Sola Habitaciónde una Sola Habitaciónde una Sola HabitaciónLa pauta es un 3.5% para hotelesde clase A, casas de huéspedes,

pasa a la página 4

Viviendas para el pueblo, no para lucrarse

EEEEE LLLLL IIIII NNNNN QQQQQ UUUUU IIIII LLLLL IIIII NNNNN OOOOO HHHHH IIIII SSSSS PPPPP AAAAA NNNNN OOOOO

Contrato de 1 AñoContrato de 1 AñoContrato de 1 AñoContrato de 1 AñoContrato de 1 Año

Incrementos por desocupacíon cobradosen los últimos 8 años

Contratospara Aparta-

mentosVacíos

Más de$500

Menos de$300

Rentade $300 a

$500

Incrementos pordesocupacíon cobradosen los últimos 8 años

Incrementos pordesocupacíon no cobrados

en los últimos 8 años

Incrementos pordesocupacíon cobradosen los últimos 8 años





17% 20%

0.6% por el número de añosdesde el último incrementopor estar vacío, más el 17%

17% + $100 20% + $100

17% o $100,lo que sea mayor

20% o $100,lo que sea mayor

0.6% por el número de añosdesde el último incrementopor estar vacío, más el 20%

0.6% por el número de añosdesde el último incrementopor estar vacío, mas 17%,o $100, lo que sea mayor

0.6% por el número de añosdesde el último incrementopor estar vacío, mas 20%, o $100, lo que sea mayor

0.6% por el número de añosdesde el último incremento por

estar vacío, + 17% + $100

0.6% por el número de añosdesde el último incremento

por estar vacío, + 20% + $100

Renta Legal ActualRenta Legal ActualRenta Legal ActualRenta Legal ActualRenta Legal ActualTipo de ContratoTipo de ContratoTipo de ContratoTipo de ContratoTipo de Contrato Contrato de 2 AñosContrato de 2 AñosContrato de 2 AñosContrato de 2 AñosContrato de 2 Años

Renovacióndel Contrato Todas 4.5% 7.5%

Cuando los inquilinos de un edifi-cio de 42 apartamentos en el 20 dela calle Henry en Brooklyn se vie-ron forzados a salir del programaMitchell-Lama el 13 de junio de2002, suponían que iban a recibiraumentos excesivos de renta. Loque no imaginaban fue que no serenovarían sus contratos de unaño y que todos recibirían avisos dedesalojo luego que se vendiera eledificio a un nuevo casero dosmeses después. Sin embargo, estoes precisamente lo que les pasó alvolverse su edificio la primera ins-

tancia de un intento de desalojara todos los inquilinos después decomprar la salida del programaMitchell-Lama.

“Este es el abandono moral ypolítico en que nuestros represen-tantes elegidos y el sistema legalhan dejado a los inquilinos de todoun edificio,” dijo el residenteJames Kemp, quien luchó en con-tra de la compra de la salida delprograma durante muchos años.“La mayoría de la gente ni siquierasabe que pueden forzar a dejar susapartamentos a una comunidad

entera de personas, no importa suedad o nivel de ingresos, luego queel edificio se vuelva desregulado.”

Hasta ahora, se han mudado in-quilinos en 14 apartamentos, con13 saliendo “por su propia volun-tad” en vez de oponerse al desalo-jo. La mayoría de los trámites dedesalojo en curso se han detenido,pendiente de un fallo de la cortesobre la apelación de los inquilinos.

No hay ningún resguardo contrael desalojo de inquilinos por case-ros o el cobro de la mayor renta queestos puedan conseguir en ningu-

na vivienda que se haya terminadode construir después del 1 de ene-ro de 1974, incluyendo los edificiosMitchell-Lama cuya salida del pro-grama haya sido comprada. Muchosedificios Mitchell-Lama, comoWest Village Houses y Indepen-dence Plaza North en Manhattan,están enfrentando ahora luchassimilares, al tratar de prevenir queles pase a ellos lo que ha pasado enel 20 de la calle Henry.

Los inquilinos del 20 de la calle

¡Fuera todos!¡Fuera todos!¡Fuera todos!¡Fuera todos!¡Fuera todos!Casero en Brooklyn desaloja a todos sus inquilinosCasero en Brooklyn desaloja a todos sus inquilinosCasero en Brooklyn desaloja a todos sus inquilinosCasero en Brooklyn desaloja a todos sus inquilinosCasero en Brooklyn desaloja a todos sus inquilinos

después de comprar su salida del programa Mitchell-Lamadespués de comprar su salida del programa Mitchell-Lamadespués de comprar su salida del programa Mitchell-Lamadespués de comprar su salida del programa Mitchell-Lamadespués de comprar su salida del programa Mitchell-LamaPor Anita Karl

Traducido por Lightning Translations

4 February 2004 — TENANT/INQUILINO Viviendas para el pueblo, no para lucrarse

No se quedequedequedequedequedehelado:helado:helado:helado:helado:

¡ORGANIZESE!

La ley requiere que su caseroLa ley requiere que su caseroLa ley requiere que su caseroLa ley requiere que su caseroLa ley requiere que su caseroproproproproproporcionporcionporcionporcionporciona calefacción y aguaa calefacción y aguaa calefacción y aguaa calefacción y aguaa calefacción y aguacaliente a las cal iente a las cal iente a las cal iente a las cal iente a las temperaturastemperaturastemperaturastemperaturastemperaturassiguientes, desde el 1ro desiguientes, desde el 1ro desiguientes, desde el 1ro desiguientes, desde el 1ro desiguientes, desde el 1ro deoctubre hasta el 31 de mayo:octubre hasta el 31 de mayo:octubre hasta el 31 de mayo:octubre hasta el 31 de mayo:octubre hasta el 31 de mayo:

Desde las 6 a.m. hasta las 10 p.m.: Si latemperatura afuera es de menos de 55grados, la temperatura adentro debe seral menos de 68 grados en todo elapartamento.

Desde las 10 p.m. hasta las 6 a.m.: Si latemperatura afuera es de menos de 40grados, la temperatura adentro debe seral menos de 55 grados en todo elapartamento.

Se tiene que proporcionar agua calientea un mínimo de 120 grados en el grifolas 24 horas del día, todo el año.

Si su casero no mantiene estasSi su casero no mantiene estasSi su casero no mantiene estasSi su casero no mantiene estasSi su casero no mantiene estastemperaturas mínimas, ustedtemperaturas mínimas, ustedtemperaturas mínimas, ustedtemperaturas mínimas, ustedtemperaturas mínimas, usteddebe:debe:debe:debe:debe:

Comenzar una “Acción HP” (HPAction) en la Corte de Vivienda. Pidauna inspección por orden de la cortey una Orden de Corrección (Orderto Correct)

Llamar al Buro Central de Quejas(Central Control Bureau) de laciudad de Nueva York al 311inmediatamente, para documentar laviolación del casero. Llamerepetidamente. Se supone que uninspector vendrá eventualmente,aunque a veces no lo haga.

Exhortar a los otros inquilinos en eledificio a llamar al CentralComplaint. Todos deben llamarrepetidamente, al menos una vez aldía, todos los días en que tenganproblemas con la calefacción.

Comprar un buen termómetro paraafuera y adentro, para documentarlas fechas exactas, las horas, y lastemperaturas, tanto afuera comoadentro, mientras tenga problemascon la calefacción. Esta documenta-ción es su evidencia

Llamar a la División de Vivienda yRenovación Comunal del Estado deNueva York (DHCR, por sus siglas eningles) al (718) 739-6400, y pedirque le envíen el formulario de Quejade Calefacción y Agua Caliente.Llene el formulario y consigue la

participación de todos los inquilinosen su edificio que pueden firmarlo.Reclame una orden para restaurar lacalefacción y el agua caliente, y quese reduzcan y congelen (¡disculpe lode “congelen”!) todas las rentas.

Necesitarán una fuerte asociación deinquilinos para obligar al casero aproporcionar calefacción y aguacaliente. Escriban y llamen al caseropara demandar reparaciones yaceite. Prepárense para una huelgade renta (sobre todo con asesoríalegal)—de relámpago si es necesa-rio.

Las leyes sobre la calefacciónLas leyes sobre la calefacciónLas leyes sobre la calefacciónLas leyes sobre la calefacciónLas leyes sobre la calefacciónestablecen también:establecen también:establecen también:establecen también:establecen también:

Que el Departamento de Reparacio-nes de Emergencia de la ciudad leproporcione la calefacción si elcasero no lo hace. (No se siente en unbloque de hielo—otra vez, ¡discul-pe!—mientras espere que lo haga.)

Una multa de $250 al casero por cadadía que se produzca la violación.(Pero la verdad es que la Corte deVivienda raras veces impone lasmultas, y menos aun las cobra).

Una multa de $1,000 al casero sialgún aparato de control automáticose instala en la caldera paramantener la temperatura por debajodel mínimo legal.

Si el tanque de combustible de lacaldera está vacío, los inquilinostienen el derecho de comprar supropio combustible después de haberpasado 24 horas sin calefacción ytambién sin obtener ningunarespuesta del casero. Esto no se aplicasi la caldera está rota y necesita tantoreparación como combustible.

¡Cuidado!¡Cuidado!¡Cuidado!¡Cuidado!¡Cuidado! ¡proteja su dinero! Si losinquilinos deciden comprar elcombustible, hay que seguir losprocedimientos legales cuidado-samente. Consiga la ayuda y elconsejo de un organizador deinquilinos. La existencia de leyes decalefacción y agua caliente vigentesno garantiza que el gobierno lasimplemente. No se quede heladopor esperar que la ciudad o elestado actúe. ¡Organízese!

¡Fuera!viene de la página 3

Henry (también conocido comoApartamentos Estudios de la Ca-lle Middagh [Middagh StreetStudio Apartments]) habían tra-tado de evitar este resultado des-de agosto de 1999, cuando sucasero, Penson Corp., había decla-rado que saldría del programaMitchell-Lama y convertiría eledificio, una antigua fábrica dedulces, en viviendas de lujo. Elcasero tampoco ofreció “valesadherentes” de Sección 8 paraamortiguar el golpe a los residen-tes de bajos ingresos.

Mientras se desaloja a los inqui-linos y se vacía el edificio, algunosde los inquilinos que quedan aúnestán luchando por el derecho dediscutir su caso en los tribunales.La mayoría de los inquilinos ha-bían recibido contratos de rentaestabilizada con cláusulas adicio-nales, algunos desde 1982. Ellosestán apelando una decisión de lacorte que falló que los contratosno son válidos porque no son nadamás que un error por parte delcasero que no implica ningunaobligación. Se espera una decisión

dentro de poco tiempo.Las normas Mitchell-Lama del

Departamento de Preservación yDesarrollo de la ciudad (HPD) di-cen que la estabilización de rentasigue la compra de salida del pro-grama. Esto parece apoyar el casode los inquilinos, porque las nor-mas no dicen expresamente quelos edificios que se terminaron deconstruir después del 1 de enerode 1974 están permitidos a cobrarrentas del mercado después de lacompra de salida. Las normas di-cen también que después de lacompra de salida, las personasmayores que llenen los requisitosdeben recibir los beneficios derenta estabilizada, así como laexención de aumento de rentapara adultos mayores (SCRIE).Por lo común, las estipulacionesde contratos y normas serían argu-mentos válidos en los tribunales,pero los inquilinos del 20 de la calleHenry descubrieron que las leyesmal elaboradas ganan a las normasy hasta a los contratos firmados.

Los inquilinos del 20 de la calleHenry también trataron de dete-ner la compra de salida por argu-mentar en la corte que el caserono había cumplido muchos conve-

nios importantes en su contratocon la ciudad. Los tribunales falla-ron que los inquilinos no teníanlegitimación procesal para hacereste argumento si HPD no teníaningún problema con tales viola-ciones de los convenios.

La comisaria asistente de HPDJulie Walpert testificó en audien-cias del Concejo Municipal en 2000y 2003 que un especuladorMitchell-Lama puede haber viola-do muchos, si no todos, los aspec-tos de su contrato con la ciudad yaun así comprar su salida del pro-grama, con sólo pagar lo que debea la ciudad. Nunca se han materia-lizado las promesas que ella hizo enesas audiencias del Concejo,específicamente que se otorgaríaa las personas mayores y los resi-dentes de bajos ingresos las protec-ciones que tienen los inquilinos derenta estabilizada. El nuevo case-ro del 20 de la calle Henry, CharlesHerzka de Henry Street AssociatesLLC, está desalojando a personascon más de sesenta o setenta añosde edad. Este planteamiento de nointervenir ha sido la política delHPD tanto en el gobierno deBloomberg como en el de Giuliani.Pero la ayuda esperada por los in-quilinos tampoco ha llegado de losrepresentantes y funcionarios ele-gidos demócratas. Por supuesto,los políticos han soltado palabrasalentadoras, pero han evitado es-crupulosamente poner por escritocualquier cosa que pueda ser real-mente útil. Parece que los políticosdemócratas resultan estar tanobligados a los mayores especula-dores como sus colegas republica-nos en Albany—como muestra suapoyo al estadio del especuladorBruce Ratner en el otro extremodel centro de Brooklyn.

Los Apartamentos Estudios de laCalle Middagh fueron concebidosoriginalmente por el arquitectoLee Pomeroy como estudios tantode vivienda como de trabajo, don-de los artistas podrían adaptar elespacio de tamaño moderado a lamedida de sus necesidades. Esteproyecto se volvió la primera vivien-da para artistas en Brooklyn patro-cinada por el gobierno, bajo el Plande Renovación Urbano CadmanPlaza (Cadman Plaza UrbanRenewal Plan), en 1975. Sin em-bargo, por 24 años, desde 1977hasta 2001, nunca se dio prioridada los artistas, en violación al contra-to de Penson con la ciudad. Losplanes del arquitecto, que mues-tran los permisos concedidos por laciudad para apartarse de las normasgenerales de planificación, paraque los estudios de vivienda y tra-bajo pudieran crearse en un edifi-cio de fábrica no residencial, han

desaparecido de los archivos de laJunta de Estándares y Apelaciones(Board of Standards and Appeals).Estos dibujos perdidos hubieranpodido ayudar a los inquilinos adetener la transformación del edi-ficio en viviendas de lujo.

La única pequeña victoria de losinquilinos ocurrió el 1 de enero de2001, cuando se les dio a artistasprioridad en la lista de espera paraapartamentos. HPD reconoció quelos apartamentos ilegalmentemantenidos fuera del mercado porel casero debían ser otorgados aartistas que llenaran los requisitos.Empero, tres de los seis artistasque se mudaron al edificio desdeentonces ya han sido desalojados.

Otro grupo de cerca de 12 inqui-linos está tratando de negociar unarreglo con el nuevo casero paraal menos cubrir los gastos de mu-danza ($5,500 o más, depende decuántos meses del contrato re-nuncian). Para recibir este dinero,al firmar el documento los inqui-linos tienen que renunciar a todossus derechos al apartamento. Tam-bién pierden todos sus derechoslegales de demandar al casero enlas cortes; además, serán puestosen estado de desalojo por cual-quier acto ilícito por pequeño quesea, como es pagar la renta con undía de retraso, lo cual podría rom-per el acuerdo sin que los derechosya perdidos se restauraran. Contanta falta de apartamentos regu-lados en el mercado de vivienda,los inquilinos tienen inquietudessobre si deben ceder todos susderechos legales por las esperan-zas de recibir un poquito de dine-ro para mudarse.

“El asunto más importante paranuestro edificio y los otros en elprograma Mitchell-Lama es quefuimos abandonados a los chacalespor arreglos que se hicieron 30años atrás entre los legisladores deAlbany y los intereses de bienesraíces,” dice Kemp, quien señalaque la ley Mitchell-Lama original nopermitía la compra de salida por loscaseros. “Desafortunadamente, losinquilinos de los arrendamientosMitchell-Lama ni sospecharon queestaban viviendo dentro de unabomba de tiempo activa.”

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City LimitsCity LimitsCity LimitsCity LimitsCity Limits


The law requires your landlordprovide heat and hot water at thefollowing levels from October 1through May 31:

From 6 am to 10 pm: If the outsidetemperature falls below 55 degrees,the inside temperature must be atleast 68 degrees everywhere in yourapartment.

From 10 pm to 6 am: If the outsidetemperature falls below 40 degrees,the inside temperature must be atleast 55 degrees everywhere in yourapartment.

Hot water at a minimum 120degrees at the tap must be provided24 hours a day, year round.

If your landlord does notmaintain those minimumtemperatures, you should:

Start an “HP action” in HousingCourt. Ask for a court-orderedinspection and an Order toCorrect.

Call the New York City CentralComplaints Bureau at 311immediately to record thelandlord’s violation. Callrepeatedly. An inspector shouldeventually come, althoughsometimes they don’t.

Get other tenants in yourbuilding to call Central Com-plaint. Everybody should callrepeatedly, at least once everyday the condition is not cor-rected.

Buy a good indoor/outdoorthermometer and keep a chart ofthe exact dates, times, andtemperature readings, inside andout, so long as the condition isnot corrected. The chart is yourevidence.

Call the New York State Divisionof Housing and CommunityRenewal at (718) 739-6400 andask them to send you their Heat

and Hot Water complaint form.Get as many other apartments aspossible in your building to signon, demanding an order restoringheat and hot water, and a reduc-tion and freeze (pardon theexpression!) in all the rents.

You’ll need a strong tenant associationto force the landlord to provide heatand hot water. Write and call thelandlord and demand repairs or fuel.

Prepare to go on rent strike — but getlegal advice first.

The heat laws also provide for:

The city’s Emergency RepairDepartment to supply your heat ifthe landlord does not. (Try waitingfor this one!)

A $250 a day fine to the landlordfor every day of violation. (But theHousing Court rarely imposes thesefines, let alone collects them.)

A $1,000 fine to the landlord if anautomatic control device is put onthe boiler to keep the temperaturebelow the lawful minimum.

If your boiler’s fuel tank is empty,tenants have the right to buy their ownfuel after 24 hours of no heat and noresponse from the landlord. But thisprovision does not apply if the boileris broken and needs both repairs andfuel.

Caution! Protect your money! If youdecide to buy fuel, you must followspecial lawful procedures verycarefully. You should get help andadvice from a tenant organizer.

Because the heat and hot water lawsare in the law books does not meanthey are enforced by government.Don’t freeze to death waiting for thecity or state to act. Organize!

Don’tFreeze–Organize!

don’t have any legal claim to com-pensation,” says Bill O’Brien, arent-stabilized tenant on DeanStreet. “There are people in mybuilding who have been here for30 years.”

“I’m on disability. I can’t affordanother rent,” says another DeanStreet resident, who pays $575 fora rent-stabilized studio apart-ment. “I get very upset that Idon’t count, that the people heredon’t count, that they say we’rebeing unreasonable because wedon’t want to lose our homes.”

Secondary displacement is an-other fear. Prospect Heights has im-proved significantly in the last 20years—an adjacent block of PacificStreet was once a stroll for some ofthe city’s poorest street prosti-tutes—but still has a neighborhoodfeel, a multiracial mix, and relativelyaffordable rents. But with 3,600luxury apartments looming upacross the street, even the peoplewhose buildings weren’t demol-ished might soon find themselvespriced out by acceleratinggentrification. “It will dramaticallychange the income makeup,” saysJames. “It will destroy the charac-ter of the community.”

As much as $1 billion of theproject’s cost may come from thepublic. The city will probably haveto spend at least $150 million onmoving the Long Island Railroadtracks and other infrastructurework. Any compensation forpeople forced out will also prob-ably come from the city or state.And an estimated $435 million ofthe arena’s construction costs willbe covered by “tax-increment fi-nancing.” This is a scheme, alsoplanned for the proposed Jetsfootball stadium in Manhattan’sChelsea-Clinton neighborhood,in which the government essen-tially says that as they wouldn’t becollecting any taxes if nothing wasbuilt on the site, the developercan use what they would havenormally paid in taxes to covertheir construction costs. Thisenables the developer to build theproject without putting up theirown money, while politicians claimthat “it didn’t cost the taxpayersa dime.”

That financing is a focus of muchof the objections to the arenaplan. In times when the city isclosing firehouses, raising thesubway fare, cutting funds forschools and libraries, and suffer-ing a colossal affordable-housing

crisis, people question why taxpay-ers’ money should be used to payfor building a for-profit sportsarena and several thousandluxury apartments.

Another issue is the project’sscale. The 620-foot tower wouldovershadow the WilliamsburghBank building, the defining land-mark of downtown Brooklyn fordecades. “It would dwarf theneighborhood,” says James. Op-ponents say they don’t object todevelopment on the site, but theywant to see small businesses in-stead of chain stores, and afford-able, low-rise housing “that lookslike Brooklyn,” says Hagan.

The Atlantic Yards project is oneof several major developments ei-ther planned or under construc-tion in the downtown Brooklynarea, including 6.8 million squarefeet of office space and AtlanticTerminal, a Ratner-built shoppingmall and office complex going upover the Long Island Railroad sta-tion (with almost half its cost cov-ered by $114 million in 9/11reconstruction “Liberty Bonds”).“You can’t think about all theseprojects in isolation,” says James.“It’s going to choke downtownBrooklyn.”

As the project has the support ofmany key political officials, includ-ing Mayor Bloomberg, GovernorPataki, and Borough PresidentMarty Markowitz, opponents areup against the full politician/devel-oper nexus. Even one longtimepro-tenant Councilmember hassaid she won’t oppose the project,and criticized James for not sug-gesting possible compromises.However, says James, the Councilis unlikely to play much of a role,as the land involved is state-ownedor private. The Knicks may also tryto stop their rivals from moving tothe city.

Neighborhood residents havenot had much communicationwith either Ratner or theBloomberg administration aboutthe plan. “Me and the communityhave been kept in the dark,” saysJames. “We have not been able toget a scrap of information out ofRatner or the city,” complainsHagan. (Forest City Ratner’s pub-lic-relations office did not returnphone calls from Tenant.)

The most likely legal challengeto the project will be on the issueof eminent domain. The govern-ment is allowed to take over pri-vately owned land for “publicuse,” but Atlantic Yards opponentscontend that should not include

Brooklyncontinued from page 1

Save the DatesFriday, April 30 Annual meeting of City Wide Task Force on HousingCourt at Fordham University School of Law. Tentative program: Paneldiscussion on “homelessness prevention” with speakers to addresseach of five policy plank areas (including rent & eviction protections)and another panel looking at the 30th anniversary of Housing Court—some history with strict scrutiny of the last five years.

Thursday, May 13 (tentative) Overnight vigil at City Hall Park: “Build-ing the Blessed City Together: Ending Chronic Homelessness and Es-tablishing a Sound Housing Policy in NYC.” 9 p.m. Thursday 5/13 until7 am Friday 5/14; organizers have permission to “build” an affordablehouse in City Hall Park with four walls: Employment & Income Sup-port; Permanent Housing Production; Emergency and Support Ser-vices; and Homelessness Prevention, including eviction preventionand maintenance of existing affordable housing.

private developments. “It’ssubsidizing charitable con-tributions to a billionaire,”charges Hagan. “It’s a fla-grant abuse of the eminent-domain power.”

Opponents of the arenasuggest that it should bebuilt in a part of the city thathas more vacant land andthus wouldn’t displacepeople, such as the formerNavy Yard, Long Island City,Coney Island, Red Hook, orEast New York. Another com-mon idea is building it on thesite of the Atlantic CenterMall, an early-’90s Ratner de-velopment on the northside of Atlantic Avenue thathas had a hard time retain-ing anchor tenants.

Several hundred peoplehave already turned out formeetings. A Community Board 2meeting Jan. 28 to vote on thedowntown Brooklyn plan was can-celled—ostensibly because of theprevious night’s snow, but oneProspect Heights Action Coalitione-mail suspected it was “an unwill-ingness to face the residents who

planned to show up tonight andbear silent witness against theDowntown Brooklyn Develop-ment Plan and its eminent do-main abuse.”

Asked about future protests, PattiHagan says, “We’re going to showup where we’re not expected.”

The proposed high-rise would overshadowthe landmark Williamsburgh Bank Building.

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This rent guidelines table showsthe maximum increases land-lords in New York City can legallycharge for rent stabilized apart-ments on all leases commencingin the twelve-month period be-ginning October 1, 2003. In-creases in rent based on the 1- or2-year renewal guidelines canbe charged only once during theperiod covered by the guidelines,and must be applied to the legalstabilized rent on September 30,2003. The above guidelines andvacancy bonuses do not apply toan apartment which was rentcontrolled on that date. There isno low rent supplement, a.k.a.poor tax, allowed.

Sublease AllowanceLandlords can charge a 10 per-cent increase during the term of asublease that commences dur-ing this guideline period.

Vacancy LeasesIn June 1997, Governor GeorgePataki, as a part of his efforts todestroy rent regulation, forcedchanges that gave landlordslarge vacancy bonuses. Provi-sions of his Rent Regulation Re-form Act of 1997 allow the rents ofapartments to rise by a statutorypercentage: 20 percent for a2-year lease, and 20 percent mi-nus the difference between the 1-and 2-year renewal guidelinesfor 1-year leases. The law alsoallows additional vacancy in-creases for apartments whichhave had no vacancy allowancein eight or more years.

Rent OverchargesTenants should be aware thatmany landlords will exploit thecomplexities of these guidelinesand bonuses, and the tenant’sunfamiliarity with the apartment’srent history, to charge an illegalrent. The tenant can choose be-

tween filing an overcharge com-plaint with the Division of Hous-ing and Community Renewal orchallenging the rent in HousingCourt to get a determination ofthe legal rent.

A prospective tenant who ex-presses knowledge of their rightswill probably not be given a leaseto sign. Landlords avoid renting totenants who may be troublesome.Overcharging is very common.Every tenant should challengepossible overcharge. With DHCR,obtain and fill out Form RA-89 todetermine the correct rent from of-ficial records. Call DHCR at (718)739-6400 to obtain the form or goto: www.dhcr.state.ny.us

Fair Market Rent AppealAnother type of overcharge

frequently occurs at the time thata previously rent controlled apart-ment becomes vacant and isre-rented as a stabilized unit.The Rent Guidelines Board an-

nually sets what they call the“Special Fair Market Rent Guide-line” that is used by DHCR tolower unfair market rents for ten-ants who file the Fair Market RentAppeal (FMRA). Under Order 35,it is HUD Fair Market Rent or 50%above the maximum base rent.,whichever is higher. No stabi-lized tenant of an apartment thatwas decontrolled on or after April1, 1984 should fail to challengethe so-called Initial Legal Regu-lated Rent (market rent) that land-lords charge upon decontrol. UseDHCR Form RA-89. Indicateclearly that your complaint is botha complaint of “overcharge” and“Fair Market Rent Appeal.” TheHousing Court cannot deter-mine a Fair Market Rent Appeal.Formerly controlled vacantapartments in buildings con-verted to co-ops or condos donot become stabilized and arenot eligible for a Fair MarketRent Appeal.

Senior Citizen RentIncrease Exemption

Rent stabilized seniors, 62years or older, whose disposableannual household income is$24,000 or less and who pay (orface a rent increase that wouldcause them to pay) one-third ormore of that income in rent maybe eligible for a Senior CitizenRent Increase Exemption(SCRIE) if they apply to the NYCDept of the Aging, SCRIE Unit at2 Lafayette Street, NY, NY 10007.If an otherwise eligible tenant’scurrent rent level is alreadyabove one-third of income, itcannot be rolled back, but futurerent increases may be avoided.Obtain the SCRIE applicationform by calling (212) 442-1000.

Loft UnitsLegalized loft unit increasesabove the base rent are 4 per-cent for a one-year lease and 7percent for two years. No va-

NYC Rent Guidelines Board AdjustmentsNYC Rent Guidelines Board AdjustmentsNYC Rent Guidelines Board AdjustmentsNYC Rent Guidelines Board AdjustmentsNYC Rent Guidelines Board Adjustments (Order No. 35) (Order No. 35) (Order No. 35) (Order No. 35) (Order No. 35)for Rent Stabilized Leases commencing Oct. 1, 2003 through Sept. 30, 2004, includingfor Rent Stabilized Leases commencing Oct. 1, 2003 through Sept. 30, 2004, includingfor Rent Stabilized Leases commencing Oct. 1, 2003 through Sept. 30, 2004, includingfor Rent Stabilized Leases commencing Oct. 1, 2003 through Sept. 30, 2004, includingfor Rent Stabilized Leases commencing Oct. 1, 2003 through Sept. 30, 2004, including

the Pataki vacancy bonuses adopted by the State Legislature on June 19, 1997the Pataki vacancy bonuses adopted by the State Legislature on June 19, 1997the Pataki vacancy bonuses adopted by the State Legislature on June 19, 1997the Pataki vacancy bonuses adopted by the State Legislature on June 19, 1997the Pataki vacancy bonuses adopted by the State Legislature on June 19, 1997

cancy allowance is permittedon vacant lofts.

Hotels and SROsThe guideline is 3.5% for Class Aapartment hotels, lodginghouses, Class B hotels (30rooms or more), single room oc-cupancy (SROs) hotels, androoming houses (Class B, 6-29rooms), above the legal rent paidon September 30, 2003. No va-cancy allowance is permitted.The guideline is not collectibleunless 75% or more of the units inthe building are occupied bypermanent rent stabilized orcontrolled tenants paying legalregulated rents. Further, no in-crease is allowed when theowner has failed to provide to thenew occupant of that unit a copyof the Rights and Duties of HotelOwners and Tenants, pursuant toSection 2522.5 of the Rent Stabi-lization Code.

High-rent, High-incomeDeregulation

(1) Apartments legally renting for$2,000 or more a month that be-came vacant from July 7, 1993through October 1, 1993, or onApril 1, 1994 and thereafter aresubject to deregulation. (2) Thesame deregulation applies in thetime periods set forth in (1)above to apartments legally rent-ing for $2,000 or more a monthwithout their becoming vacant ifthe total household income ex-ceeds $175,000 in each of theprior two consecutive years. Tobe eligible for this second form ofderegulation, the landlord mustsend an income certification formto the tenant between January 1and May 1 and file it with and getthe approval of DHCR.

For previous guidelines call theRGB at 212-385-2934 or go towww.housingnyc.com.

Vacancy allowance chargedwithin last 8 yearsVacancy

leases

Morethan$500

Lessthan$300

Rent$300 to

$500

Vacancy allowance chargedwithin last 8 years

No vacancy allowancecharged within last 8 years

Vacancy allowance chargedwithin last 8 years



17% 20%

0.6% times number of yearssince last vacancy

allowance, plus 17%

17% plus $100 20% plus $100

17% or $100,whichever is greater

20% or $100,whichever is greater

0.6% times number of yearssince last vacancy

allowance, plus 20%

0.6% times number of yearssince last vacancy allowance,

plus 17%, or $100,whichever is greater

0.6% times number of yearssince last vacancy allowance,

plus 20%, or $100,whichever is greater

0.6% times number of yearssince last vacancy allow–ance, plus 17% plus $100

0.6% times number of yearssince last vacancy allow–ance, plus 20% plus $100

Current Legal RentCurrent Legal RentCurrent Legal RentCurrent Legal RentCurrent Legal RentLease TLease TLease TLease TLease Typeypeypeypeype One-year LeaseOne-year LeaseOne-year LeaseOne-year LeaseOne-year Lease TTTTTwo-year Leasewo-year Leasewo-year Leasewo-year Leasewo-year Lease

RenewalLeases

All 4.5% 7.5%

Community Board Urges ColumbiaCommunity Board Urges ColumbiaCommunity Board Urges ColumbiaCommunity Board Urges ColumbiaCommunity Board Urges Columbiato Leave Housing Aloneto Leave Housing Aloneto Leave Housing Aloneto Leave Housing Aloneto Leave Housing Alone

By Tom Kappner

After two years of pressurefrom tenant groups in theMorningside Heightsneighborhood, Commu-nity Board 9 passed a reso-lution in January callingupon educational, health,and other not-for-profit in-stitutions to stop convert-ing rent-regulated housingin the area, and to make af-fordable housing availableto the general public anintegral component of anyfuture development.

Though it is not legallybinding, the resolutionhas far-ranging implica-tions for the area, whereColumbia University haspurchased most of theresidential buildings. Theuniversity owns more than150 buildings inMorningside Heightsalone, controlling morethan 6,000 apartments,and has multibillion-dollarplans to expand into West

Harlem and the UpperWest Side.

Tenants in the neigh-borhood have a long his-tory of organizing toresist Columbia’s expan-sion. In 1980 they bandedtogether into theMorningside Tenants Fed-eration, which spear-headed the formation of acity-wide Coalition of Ten-ants of Nonprofit Institu-tional Landlords. In 1983,that coalition got thestate to enact a law ex-tending the protectionsof rent regulation to ten-ants whose buildings arepurchased by institu-tional landlords. Thou-sands of tenants werethus “grandfathered in”to rent stabilization, andcould no longer be evictedor have their rents raisedarbitrarily.

The problem was thatColumbia could still exer-

cise vacancy decontrol,converting vacated apart-ments into dormitoryunits. That policy continu-ally and systematicallyeroded affordable housingin the area, foreshadow-ing the effects of the$2,000 vacancy-decontrolloophole in the rent-stabi-lization law. Of the 6,000apartments owned by theuniversity in MorningsideHeights, less than 750 re-main rent-regulated. Co-lumbia threatens to turnwhat remains of a vibrantneighborhood, one com-posed of long-term resi-dents from a rich variety ofsocioeconomic and ethnicbackgrounds, into a com-pany town and an exclusiveacademic ghetto.

Two years ago, the Coa-lition to Preserve Commu-nity came into being,bringing together all themajor groups—the

Morningside Tenants Fed-eration, the ColumbiaTenants Union, the WestHarlem Coalition, and theHarlem Tenants Coun-cil—and individuals withhistories of communityactivism. The CommunityBoard 9 resolution was theresult of persistent lobby-ing by CPC members, and

represents a major victorymade possible by con-certed community effortin the face of powerful ob-stacles.

Tom Kappner is a mem-ber of Columbia Tenantson the Move and the 121st-122nd Streets Block Asso-ciation.

$5.15 Is Not Enough!Met Council’s board has voted to endorse theWorking Families Party campaign to raise NewYork State’s minimum wage from $5.15 to $7an hour. The increases, which would be givenin a series of increments, would immediatelybenefit 500,000 New York City workers, mostlywomen and immigrants.

The minimum wage has steadily declined overthe past 30 years when compared to inflation.A study released by the Fiscal Policy Institutefound that the percentage of workers in thestate who earn less than $7 an hour in constantcurrent dollars has tripled since 1979, from 3.6percent to 11.7 percent.


Mitchell-Lamacontinued from page 1

After months of heated debate,the city’s homeless service provid-ers voted last week to stop fund-ing 51 employment and socialservice programs, beginning in2005. The cuts are an attempt torespond to a new federal empha-sis on “bricks and mortar.” Someproviders, however, say they arefar too drastic.

“I’m ashamed to be part of acommunity that says ‘New beds atany cost,’” said Gina Quattrochi,executive director of the non-profit Bailey House, at a recentmeeting of the city’s Coalition onthe Continuum of Care.

The coalition, made up of provid-ers, government representativesand consumers, was established inthe mid-1990s to decide how tospend New York’s share of federalhomelessness funds, earmarkedby the 1987 McKinney Act. Thecity’s award now hovers around$65 million, about $10 million ofwhich has been used for supportservices such as job training, com-puter labs and counseling.

But the federal Department ofHousing and Urban Developmenthas grown increasingly reluctantto fund homeless services notdirectly tied to housing. In orderto please the Feds and still leaveroom for new programs, the coa-lition proposed a dramatic solu-tion last year: eliminating all“services-only” contracts startingnext year.

Some advocates hailed that

move as the only way to avoiddeeper cuts in the future, quietlypointing out that not all programsare worth saving. But thenonprofits affected were out-raged, creating a deep rift in thecoalition. “It’s been completelydraining,” said Maureen Friar, ex-ecutive director of the SupportiveHousing Network of New York,which represents 135 housing pro-viders statewide. “We’re spendinga lot of time and a lot of energydivvying up a limited pie and cre-ating ill will based on how thedecision is made.”

Last month, the coalition’sGaps, Needs and Priorities Com-mittee suggested a compromise:a 10 percent across-the-board cutfor all McKinney Act fund con-tracts and a 50 percent reductionin services-only contracts. A se-cret ballot vote was held January21. Though most voters preferredthe compromise, it needed a two-thirds majority to win. The defaultoption called for defunding allservices-only programs as of nextyear.

Friar, who voted for the compro-mise plan, says she understandsthe rationale for the cuts, buthopes the group will now turn itsfocus toward obtaining morefunding from Washington. “Weneed to be mobilizing on the fed-eral level,” she said, “not eatingeach other up.”

Reprinted with permission fromCity Limits Weekly.

HPD Assistant CommissionerJulie Walpert testified in the CityCouncil hearings in 2000 and 2003that a Mitchell-Lama developermay be in violation of many, if notall, aspects of his contract with thecity and still buy out of the pro-gram, if he just paid back what heowed the city. Promises she madeat those Council hearings, specifi-cally that senior citizens and low-income residents would begranted protections similar tothose enjoyed by rent-stabilizedtenants, have never materialized.The new landlord of 20 Henry St.,Charles Herzka of Henry StreetAssociates LLC, is evicting peoplein their sixties and seventies.

This noninterventionist ap-proach has been HPD policy underboth the Bloomberg and theGiuliani administrations. But helpfor tenants has not been forth-coming from Democratic repre-sentatives and elected officialseither. Politicians have of coursemouthed words of encourage-ment, but they’ve scrupulouslyavoided putting anything in writ-

ing that might be truly helpful.Democratic politicians, it seems,are as beholden to big-time devel-opers as their Republican counter-parts in Albany—as is shown bytheir support for developer BruceRatner’s proposed arena at theother end of downtown Brooklyn.

The Middagh Street StudioApartments were originally con-ceived by architect Lee Pomeroyas live/work studios, where artistscould adapt the moderate-sizedspace to suit their needs. Thisproject became Brooklyn’s firstgovernment-sponsored artists’housing, under the Cadman PlazaUrban Renewal Plan in 1975.However, for 24 years, from 1977to 2001, priority was never givento artists, in violation of Penson’scontract with the city. Thearchitect’s plans, which show the1972 zoning variances granted bythe city so that these live/workstudios could be created in a non-residential factory building, havedisappeared from the files at theBoard of Standards and Appeals.These lost drawings could have

helped thetenants pre-vent its con-version toluxury hous-ing.

The ten-ants’ onesmall victoryhappened onJanuary 1,2001, whenartists wereagain givenpriority onthe waitinglist for apart-ments. HPDa c k n o w l -edged thatthe apart-ments thelandlord hadbeen illegallywarehousingshould be of-fered toqualified art-ists. Butthree of thesix artistswho movedin since thenhave already been evicted.

Another group of about 12 ten-ants is trying to negotiate a smallsettlement with the new landlordto at least cover moving expenses($5,500 or more, depending uponhow many months of their leasethey give up). To get this money,tenants must forfeit all rights totheir apartment upon signing thecontract. They also give up all le-gal rights to go to court against thelandlord, and are put in a state ofeviction which even the slightestmalfeasance, such as paying renta day late, could forfeit the settle-ment, but not restore the rightsalready given up. With such atight rental market for regulated

Homeless Aid AxedBy Cassi Feldman

At press time on Feb. 4, the NewYork City Council was poised toenact the Childhood Lead Poison-ing Prevention Act by overridingMayor Bloomberg’s veto. The law,passed by the Council in Decemberafter a two-year struggle, will re-quire landlords to protect childrenfrom brain damage and other se-vere health consequences of expo-sure to lead dust and chippingpaint. It also mandates that the cityDepartment of Housing Preserva-tion and Development to act whenlandlords fail to fix a lead hazard.The measure faced a well-financedlast-minute campaign to derail it,with the argument that it will in-crease the cost of renovating dilapi-dated housing.

“There is no question that it willbe more expensive for both for-profit and non-profit landlords ifthey have to follow effectivemeans to protect families fromthe tragedy of lead poisoning,knowing they face liability if theyfail,” Met Council director JennyLaurie responds, “than it would beto let them ignore dangerousconditions and escape liability for

their acts. But those are costswhich must be borne if we are toeliminate this public-healthcrime.”

The battle will now shift to forc-ing a reluctant Bloomberg admin-istration to carry the law out. Sofar, the New York City Coalition toEnd Lead Poisoning has been suc-cessful every step of the way inconvincing state courts to requireprotection of young children fromlead poisoning. Adverse publicityon this issue over the coming yearcould hurt Bloomberg’s re-elec-tion prospects. Furthermore, thenew law’s recognition that land-lords can be held financially liablewhen children are preventablypoisoned means that there will bea strong incentive for voluntarycompliance with the law—and forthe city to enforce it.

—Kenny Schaeffer

Council Acts on Lead Override

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20 Henry St, where all tenants are facing eviction.

apartments, tenants are worryingwhether they should sign away alltheir legal rights in the hopes ofgetting some moving money.

“The real issue for our buildingand others in the Mitchell-Lamaprogram is that we were left to thejackals because of deals that werecut 30 years ago between Albanylegislators and real-estate inter-ests,” says Kemp, who notes thatthe original Mitchell-Lama law didnot allow for landlord buyouts.“Unfortunately, tenants ofMitchell-Lama rentals had no ideathey were living inside a tickingtime bomb.”

Anita Karl is a tenant at 20Henry St.

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JJJJJoooooin Met Councilin Met Councilin Met Councilin Met Councilin Met CouncilMembership: Individual, $25 per year; Low-income, $15 per year; family(voluntary: 2 sharing an apartment), $30 per year. Supporting, $40 peryear. Sustaining, min. of $100 per year (indicate amount of pledge). Foraffiliation of community or tenant organizations, large buildings, tradeunions, etc. call 212-979-6238.

N a m eN a m eN a m eN a m eN a m e

AddressAddressAddressAddressAddress Apt. No.Apt. No.Apt. No.Apt. No.Apt. No.

C i t yC i t yC i t yC i t yC i t y S ta teS ta teS ta teS ta teS ta te Z i pZ i pZ i pZ i pZ i p

Home Phone NumberHome Phone NumberHome Phone NumberHome Phone NumberHome Phone Number E m a i lE m a i lE m a i lE m a i lE m a i l

Send your check or money order with this form to:Metropolitan Council on Housing, 339 Lafayette St., NY, NY 10012

My apartment is controlled stabilized unregulated other_____________

I am interested in volunteering my time to Met Council. Please call me to scheduletimes and duties. I can counsel tenants, do office work, lobby public officials,

attend rallies/protests.

HOUSING COMMITTEE OF RENAHOUSING COMMITTEE OF RENAHOUSING COMMITTEE OF RENAHOUSING COMMITTEE OF RENAHOUSING COMMITTEE OF RENACovers 135th St. to 165th St. from RiversideDr. to St. Nicholas Ave.,544 W. 157th St. (basement entrance).ThursdaysThursdaysThursdaysThursdaysThursdays ..................................................................................................................................................................... 8 pm8 pm8 pm8 pm8 pm

LOWER MANHATTANLOWER MANHATTANLOWER MANHATTANLOWER MANHATTANLOWER MANHATTANLOFT TENANTSLOFT TENANTSLOFT TENANTSLOFT TENANTSLOFT TENANTSSt. Margaret’s House, Pearl & Fulton Sts.,212-539-3538WednesdaysWednesdaysWednesdaysWednesdaysWednesdays ..................................................................................... 6 pm-7 pm 6 pm-7 pm 6 pm-7 pm 6 pm-7 pm 6 pm-7 pm

VILLAGE INDEPENDENTVILLAGE INDEPENDENTVILLAGE INDEPENDENTVILLAGE INDEPENDENTVILLAGE INDEPENDENTDEMOCRATSDEMOCRATSDEMOCRATSDEMOCRATSDEMOCRATS26 Perry St. (basement), 212-741-2994WednesdaysWednesdaysWednesdaysWednesdaysWednesdays ..................................................................................................................................................................... 6 pm6 pm6 pm6 pm6 pm

WEST SIDE TENANTS UNIONWEST SIDE TENANTS UNIONWEST SIDE TENANTS UNIONWEST SIDE TENANTS UNIONWEST SIDE TENANTS UNION200 W. 72nd St. Room 63; 212-595-1274Tuesday & ThursdayTuesday & ThursdayTuesday & ThursdayTuesday & ThursdayTuesday & Thursday .................................................. 2-5 pm2-5 pm2-5 pm2-5 pm2-5 pmTuesday & WednesdayTuesday & WednesdayTuesday & WednesdayTuesday & WednesdayTuesday & Wednesday 6-7:45 pm6-7:45 pm6-7:45 pm6-7:45 pm6-7:45 pm

LOWER EAST SIDE BRANCH atLOWER EAST SIDE BRANCH atLOWER EAST SIDE BRANCH atLOWER EAST SIDE BRANCH atLOWER EAST SIDE BRANCH atCooper Square Committee61 E. 4th St. (btwn. 2nd Ave. & Bowery)TuesdaysTuesdaysTuesdaysTuesdaysTuesdays ............................................................................................................................................ 6:30 pm6:30 pm6:30 pm6:30 pm6:30 pm

CHELSEA COALITIONCHELSEA COALITIONCHELSEA COALITIONCHELSEA COALITIONCHELSEA COALITIONON HOUSINGON HOUSINGON HOUSINGON HOUSINGON HOUSINGCovers 14th St. to 30th St., 5th Ave. to theHudson River.322 W. 17th St. (basement), CH3-0544ThursdaysThursdaysThursdaysThursdaysThursdays ........................... 7:30 pm7:30 pm7:30 pm7:30 pm7:30 pm

GOLES (Good Old Lower GOLES (Good Old Lower GOLES (Good Old Lower GOLES (Good Old Lower GOLES (Good Old Lower EastEastEastEastEastSide)Side)Side)Side)Side)525 E. 6th St. (btwn. Aves. A & B) LowerEast Side tenants only, 212-533-2541.

METROPOLITMETROPOLITMETROPOLITMETROPOLITMETROPOLITANANANANANCOUNCILCOUNCILCOUNCILCOUNCILCOUNCIL

ON HOUSINGON HOUSINGON HOUSINGON HOUSINGON HOUSINGMet Counci l is a c i tywide tenant union.Met Counci l is a c i tywide tenant union.Met Counci l is a c i tywide tenant union.Met Counci l is a c i tywide tenant union.Met Counci l is a c i tywide tenant union.

Our phones are open to the publ icOur phones are open to the publ icOur phones are open to the publ icOur phones are open to the publ icOur phones are open to the publ icMondays, Wednesdays & Fridays from 1:30 to 5 p.m.Mondays, Wednesdays & Fridays from 1:30 to 5 p.m.Mondays, Wednesdays & Fridays from 1:30 to 5 p.m.Mondays, Wednesdays & Fridays from 1:30 to 5 p.m.Mondays, Wednesdays & Fridays from 1:30 to 5 p.m.

We can br ie f ly answer your quest ions, he lp youWe can br ie f ly answer your quest ions, he lp youWe can br ie f ly answer your quest ions, he lp youWe can br ie f ly answer your quest ions, he lp youWe can br ie f ly answer your quest ions, he lp youwi th organiz ing or re fer you to other help.wi th organiz ing or re fer you to other help.wi th organiz ing or re fer you to other help.wi th organiz ing or re fer you to other help.wi th organiz ing or re fer you to other help.

212-979-0611212-979-0611212-979-0611212-979-0611212-979-0611

WHERE TO GO FOR HELPWHERE TO GO FOR HELPWHERE TO GO FOR HELPWHERE TO GO FOR HELPWHERE TO GO FOR HELP

More than 11 million people inthe United States have “worst-case” housing needs, according toa federal housing report releasedin January, and the number is ris-ing as the Bush-era recessionmeets the housing shortages ofthe ’80s and ’90s.

The study, “Trends in WorstCase Needs for Housing,” was is-sued without publicity by theDepartment of Housing and Ur-ban Development. It estimatesthat 5.07 million households had“worst-case” needs in 2001, de-fined as making less than half thearea median income, not receivinghousing subsidies, and eitherspending more than half their in-come on housing or living in se-verely dilapidated or overcrowdedquarters. In 1999, the number was4.86 million.

The problems were mainly amatter of economics. “Over three-fourths of those with worst-caseneeds had a severe rent burden astheir only housing problem, since

they lived in physically adequateand uncrowded housing,” thereport states.

The 1999 worst-case numbers,comprising slightly less than 15percent of renters and 5 percentof all households, were the lowestin two decades, “as the boomeconomy finally reached thewages and employment prospectsof very-low-income renters,”notes the National Low IncomeHousing Coalition. But through-out the ’90s, the amount of hous-ing available to low-incomerenters steadily dropped. In 2001,according to the HUD report,there were only 42 affordableunits for every 100 householdswith less than 30 percent of areamedian income—for New York,this would mean apartments rent-ing for below $475 a month forsomeone making less than about$19,000 a year.

The shortage is worse than itlooks, the report notes, as manyapartments that could be afford-

able for the lowest-income rent-ers are occupied by people who arenot quite as poor. The number ofunits affordable for someone mak-ing less than 50 percent of thearea median fell by 4 percent be-tween 1999 and 2001, it notes,with the decline worst in theWest.

The lack of affordable housing isworst in cities and suburbs in theNortheast and West, the reportsays. Elderly people, families with

HPD CODE VIOLHPD CODE VIOLHPD CODE VIOLHPD CODE VIOLHPD CODE VIOLAAAAATIONS ON LINETIONS ON LINETIONS ON LINETIONS ON LINETIONS ON LINELLLLLook up your building!ook up your building!ook up your building!ook up your building!ook up your building!

At long last, the HPD violations terminal is available on-line.If you go to the HPD Website listed below and follow

the instructions, you should be able to getan up-to-date list of violations on a building.

www.nyc.gov/html/hpd/html/data/hpd-online-portal.html

HUD Study Finds Little Improvement in Housing the PoorBy Steven Wishnia

On Feb. 4, the City Council wasset to pass a strong resolution indefense of the Bill of Rights, criti-cizing the Bush administration for“security measures that under-mine fundamental rights.” Itpassed the Government Opera-tions Committee on February 2.

More than 200 other cities andlocal governments around thecountry have passed similar mea-sures, many urging the repeal ofthe “PATRIOT Act” of 2001.Passed by Congress before manymembers had even read it, the law

Taking Libertiesgives the government unprec-edented powers to spy on everyAmerican as a potential “terror-ist.” The resolution also attacksBush’s assertion of the power tojail citizens as “enemy combat-ants” indefinitely without givingthem access to a lawyer.

Met Council joined the NYC Billof Rights Defense Committee,spearheaded by the New York CivilLiberties Union. The PATRIOT Actexpires in 2005, and PresidentBush emphasized renewing it inhis State of the Union speech.

Attention Seniors!

New SCRIE IncomeLimit Signed Into Law

$24,000 is the new official income limit for the Senior CitizenRent Increase Exemption program.

Seniors (62 or older) who rent rent-regulated apartments orlive in Mitchell-Lama (or similar program) apartments canapply to get their rent frozen if their household income is$24,000 or less and their rent is 1/3 or more of their in-come.

To apply or get more details, call the city’s central number,311, and ask for the Department for the Aging, or go to alocal senior center.

children, and the disabled weremost likely to have worst-caseneeds, a pattern that has stayedconsistent for the past two de-cades.

Problems persist higher up onthe economic ladder. Amonghouseholds making up to 120percent of the area median, morethan 14 million were spendingmore than half their income onhousing. That number rose by 9percent from 1999 to 2001.

vol 34, no. 2 25¢ february2004 jason kidd or robert moses?

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