By Jim Brennan (Gotham Gazette)
Right now, New York City’s government should be taking advantage of the Democratic majority in both houses of the New York State Legislature to make progress addressing the affordable housing and homelessness crisis affecting city residents. But success requires a skillful effort since the political challenge is daunting, despite overwhelming public concern.
Why now? We have a new Democratic majority in the state Senate elected in 2018. The state Assembly, controlled by Democrats since 1975, has been a liberal body limited by Republican power virtually the entire time, until now.
But there is no immediate consensus on what the housing solutions might be, how much money might be available, whether the new Senate Democrats would be willing to vote for a new tax, even if just levied in New York City, or the extent to which the Cuomo administration is willing to spend more money. The population in need is large and diverse, and the resources to address any particular segment of the needy population are severely limited.
What’s the city been doing up until now? City government has made major investments in affordable housing and used its resources to stabilize evictions and step up emergency assistance — to prevent the crisis from getting worse. But there is little let-up in a cycle of rapid growth, gentrification, and development, rising rents and prices, and the inability of large segments of the city’s population to afford higher rents on limited incomes as low rent apartments have grown scarce.
Housing data show us exactly where New York City stands. The dimensions of the housing crisis are staggering:
-There are more than 2 million rental apartments in the City of New York, with about 1 million in the private rent-stabilized or controlled system, according to Housing NYC 2018, the annual Rent Guidelines Board report. Median household incomes in rent-stabilized apartments are about $45,000 a year in 2016, and median rent stabilized rents were $1,270 in 2017.
-A report by Comptroller Scott Stringer (Nov. 2018), entitled The Housing We Need, identified 396,000 households in the City with incomes of less than $28,000 a year as severely rent-burdened, meaning their rent was 50% or more of their income. Additional households are also severely rent-burdened but their incomes are higher.
-There are 61,000 persons in the shelter system right now, not counting people living on the street (DHS Daily Report).
-There are 208,000 households on the New York City Housing Authority (NYCHA) waiting list, and 148,000 households on the Section 8 waiting list, with new applications closed (NYCHA Fact Sheet).
-Only about 18% of rental households live in a subsidized situation, like NYCHA, Section 8, or the Mitchell-Lama program, which has privately-owned but regulated units with low-cost financing and tax abatements to make them affordable (NYU Furman Center, 2017, Changes in NYC Housing Stock).