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 Universal Rent Control 


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For Immediate Release February 12, 2020

 

UNDER ONE ROOF Coalition Urges Lawmakers to Reject Good Cause Eviction and Universal Rent Control Legislation

 

Bill would hinder property owners’ ability to make improvements to apartments and buildings, deter small business ownership, reduce the availability of quality units throughout the state

 

ALBANY, NY – The Under One Roof Coalition today called on lawmakers to reject the Good Cause Eviction and Universal Rent Control proposals that have been introduced in the legislature.

 

“If this legislation were enacted into law, it would reduce the housing stock across the state and deter others from owning property,” said coalition leader Deborah Pusatere, a local landlord and President of the New York Capital Region Apartment Association (NYCRAA).

 

“The Good Cause Eviction Bill creates a universal rent control model that would be the most restrictive to date in the country. The amended bill caps rent increases at 3 percent, an amount that would fail to cover tax increases, inflation, annual operating costs and improvements required to meet compliance standards of housing codes, ” said coalition leader Jaime Michelle Cain, a partner at Boylan Code and Legislative Chair of NYCRAA.

 

Coalition members believe this proposal will lead to the decay of the rental housing market. In states that have enacted similar laws, history has shown that rent control decreases supply, reduces the quality of units and halts development, while failing to add affordable housing units or address homelessness.

 “Small business landlords are already struggling under the current laws. This policy will deepen the loss of control an owner has over the property, and will cause additional landlords to sell, diversify or leave New York State entirely,” added Pusatere.

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 UNDER ONE ROOF supports New Yorkers living in rental apartments and those who own and operate them. The coalition works to protect New Yorkers' access to quality housing, increase the economic impact of rental properties and foster growth in the rental housing industry statewide. Together, we’re invested in improving the apartment industry for all.







Support growing in state legislature for “good cause” eviction

Majority of Democrats in Senate and Assembly now back bill expanding rent control

"The legislation would outlaw evictions without “good cause,” which includes non-payment due to an “unconscionable rent increase,” defined as greater than 1.5 times the local consumer price index in August of the previous calendar year. The CPI in the Northeast rose by 1.5% for the 12 months ending last August; if the legislation were in effect, it would limit rent increases outside of New York City to 2.25 percent this year. (The metro-area CPI would be used for New York City rentals.)"

Full article:

https://therealdeal.com/2020/01/27/support-growing-in-state-legislature-for-good-cause-eviction/



 
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New York Legislature has legislation to renew NYC rent control which expires 6/15/2019.
The proposed legislation removes "arbitrary" geographic limitations limiting regulation to NYC.

Below is a summary of:
The proposed legislation provided from AMNews.com,
The comments from 2 property managers,
a link to an WXXI program on rent control,
a link to register your opinion.


Your Response is time urgent -
NYS Legislature will decide BEFORE 6/15/2019




https://www.amny.com/news/politics/rent-laws-new-york-1.30287622

As the expiration on New York’s rent regulations nears, housing advocates and several Democratic legislators are pushing for a package of bills to establish universal rent control across the state.

Nine bills have been introduced in the State Senate and Assembly to address what activists call "loopholes" in the laws that have caused a drastic decrease in the number of rent-stabilized apartments in New York City and elsewhere.

"We’re feeling cautiously optimistic," said Andrea Shapiro, the program manager for the Metropolitan Council on Housing, which has advocated for universal rent control for decades. "We’re not going to stop fighting until the very end, until everything is signed by the governor."

The Metropolitan Council on Housing is part of the statewide Housing Justice for All coalition that is pushing for all nine proposals. All of them have to pass to truly protect tenants, Shapiro said.

"If one doesn’t pass, it provides a loophole that could hurt all tenants," she said. 

Some of the bills go beyond protecting rent-stabilized tenants and extend safeguards to renters who have previously not been protected by the state's regulations. 

"Certainly some bills ... will be a heavier lift than others," said State Sen. Julia Salazar, who represents northern Brooklyn and introduced one of the bills. But she added she is confident all nine bills will pass the Senate.

Salazar is a member of the Senate's Housing, Construction and Community Development committee, tasked with reviewing the proposed legislation.

Expand the Emergency Tenant Protection Act (S5040/A7046)

Primary sponsors: Sen. Neil D. Breslin, Assemb. Kevin A. Cahill

Status: In committee

What it would do: Allow any city or town across the state to regulate rents and evictions when there is a housing emergency, defined by a vacancy rate of 5% or less. Currently, the law has "arbitrary geographic restrictions" that only allow Nassau, Westchester and Rockland counties and New York City to regulate rents in a housing emergency.

Prohibit evictions 'without good cause' (S2892/A5030)

Primary sponsors: Sen. Julia Salazar, Assemb. Pamela Hunter

Status: In committee

What it would do: Prohibit a landlord from evicting a tenant without a good reason. Valid reasons include failure to pay rent —unless the failure was due to an "unconscionable" rent increase. "Unconscionable" is defined as increases more than 1.5 times the local inflation rate.

Other valid reasons would be "the violation of a substantial obligation of the tenancy, committing or permitting a nuisance, permitting the premises to be used for an illegal purpose, or if, under certain conditions, the to be premises are to be personally occupied by the landlord or close relatives of the landlord as their primary residence."

End vacancy decontrol (S2591/A1198)

Primary sponsors: Senate Majority Leader Andrea Stewart-Cousins, Assemb. Linda B. Rosenthal

Status: In committee

What it would do: Repeal a provision that allows landlords to permanently deregulate rent-stabilized apartments when the rent becomes more than $2,700 and a tenant moves out. More than 300,000 rent-stabilized apartments were deregulated in New York City and surrounding counties because of vacancy decontrol, lawmakers said in the bill.

Eliminate the vacancy bonus (S185/A2351)

Primary sponsors: Sen. José M. Serrano, Assemb. Victor M. Pichardo

Status: In committee

What it would do: Repeal a provision that allows landlords to raise the price of a rent-stabilized unit by 20 percent (known as the "statutory vacancy bonus") when the apartment changes tenants. 

Make preferential rents permanent until vacancy (S2845A/A4349)

Primary sponsors: Sen. Liz Krueger, Assemb. Steven Cymbrowitz

Status: In committee

What it would do: Prohibit building owners from revoking a rent-stabilized tenant's preferential rent, a price agreed to at an initial lease signing that is below the legally allowed maximum for an apartment, at lease renewals. Landlords would only be allowed to change the preferential rent when an apartment is vacated.

End permanent rent hikes for 'major capital improvements' (S3693/A6322

Primary sponsors: Sen. Michael Gianaris, Assemb. Brian Barnwell

Status: In committee

What it would do: Eliminate a law that lets landlords permanently raise rents on rent-regulated apartments because of building-wide improvements or replacement of a building system. "Permanent increases in rents are no longer necessary to incentivize rental property owners to make, or to compensate landlords for, necessary major capital improvements," the bill says, adding that tax incentives, increased property value and other benefits are sufficient.

"A substantial number of the rent increases previously granted for major capital improvements were tainted by inflated costs," the bill says.

End permanent rent hikes for individual apartment improvements (S3770/A6465)

Primary sponsor: Sen. Brian Kavanagh, Assemb. Diana Richardson

Status: In committee

What it would do: Similar to the legislation above, this bill would repeal a provision that lets landlords permanently raise rent on a rent-stabilized apartment because of repairs or renovations. Lawmakers say the law allowed landlords to make unnecessary improvements just to raise the rent.

Extend time for overcharge complaints (S4169/A5251)

Primary sponsors: Sen. Zellnor Myrie, Assemb. Jeffrey Dinowitz

Status: In committee

What it would do: Eliminate the statute of limitations for rent-stabilized tenants to file rent overcharge complaints, which is currently four years, and allow the Division of Housing and Community Renewal, the body that oversees rent regulations, to review all relevant rent history when investigating complaints.

Rent control and rent stabilization parity (S299A/A167)

Primary sponsor: Sen. Brian A. Benjamin, Assemb. Linda B. Rosenthal

Status: In committee

What it would do: Cap the maximum rent increase on rent-controlled apartments at a rate on par with the Rent Guidelines Boards’ increases for rent-stabilized apartments. Currently, rent increases for rent-controlled apartments are not set by Rent Guidelines Boards the way increases for rent-stabilized apartments are and can often be much higher.

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