http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013 en-US Sat, 25 May 2013 13:36:22 +0000 http://bbpress.org/?v=1.0.2 q http://brooklynian.com/forum/search.php http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-767431 Fri, 26 Apr 2013 10:26:58 +0000 whynot_31 767431@http://brooklynian.com/forum/ <p>Advocates for affordable housing believe that they could solve many of these problems, because poor folks would be unable to be displaced.</p> <p>Here's what the Mayoral candidates are saying about affordable housing:</p> <p><a href="http://observer.com/2013/04/bill-de-blasio-unveils-affordable-housing-plan-190000-units-legalized-granny-flats-and-more/" rel="nofollow">http://observer.com/2013/04/bill-de-blasio-unveils-affordable-housing-plan-190000-units-legalized-granny-flats-and-more/</a></p> <p>Orgs like Habitat are only able to meet a tiny portion of the demand:</p> <p><img src="https://sphotos-a.xx.fbcdn.net/hphotos-ash4/408642_379658785480078_684319003_n.jpg"> </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-767276 Tue, 23 Apr 2013 09:34:34 +0000 whynot_31 767276@http://brooklynian.com/forum/ <p>As if on cue, an article appeared about a real estate firm (Pinnacle) which engages in practices that are similar to Myspace.</p> <p>In this case, tenants rights organizations filed a lawsuit and were able to reach an agreement with the landlord.</p> <p>However, the agreement "excluded tenants who signed leases before Pinnacle bought the buildings, even if the company benefited from illegal rents set by previous owners", and this has caused members of the class that filed the suit to try to get the agreement voided. </p> <p><a href="http://www.nytimes.com/2013/04/23/nyregion/tenants-ask-to-void-settlement-with-pinnacle-group-over-rents.html?ref=mireyanavarro&amp;_r=0" rel="nofollow">http://www.nytimes.com/2013/04/23/nyregion/tenants-ask-to-void-settlement-with-pinnacle-group-over-rents.html?ref=mireyanavarro&amp;_r=0</a></p> <p>By frequently acting as a Broker (not an owner), MySpace has largely protected itself from such legal exposure.</p> <p>To make a long story stort:</p> <p>-Pinnacle has so far received only a very small penalty.</p> <p>-MySpace appears smart enough to avoid breaking the law.</p> <p>-And, last but not least, the Crown Heights Assembly is learning a hard lesson: Rights are defined by a complex set of laws, as opposed to what idealists believe is "fair" or "just". </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-767101 Fri, 19 Apr 2013 09:33:51 +0000 whynot_31 767101@http://brooklynian.com/forum/ <p>Yes, the trick is to get what we want, while making sure that the existing laws are followed. </p> <p>While landlords are given some discretion over who they rent to and what prices they charge, there are laws around rent stabilization and equal opportunity.</p> <p>The police have a similar set of rules.</p> <p>These laws are difficult to enforce, and the agencies tasked with enforcing them are often under resourced.</p> <p>I work in a field closely related to affordable housing, and recently came across this RFP. It provides federal funding to enforce the Fair Housing laws, but makes no attempt to address the changing demographics that happen even when these laws are followed.</p> <p>...Changes that result from preferences, and long standing unequal distribution of income, education, wealth etc. </p> <p>But here's that grant:<br /> <a href="http://www07.grants.gov/search/search.do?&amp;mode=VIEW&amp;oppId=227042" rel="nofollow">http://www07.grants.gov/search/search.do?&amp;mode=VIEW&amp;oppId=227042</a> </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-766964 Tue, 16 Apr 2013 09:54:20 +0000 prodigalson 766964@http://brooklynian.com/forum/ <p>Gentrification ~</p> <p>We all want cleaner &amp; safer streets. But the higher rents? Not a good idea if you can't afford them.</p> <p>When an area is gentrified police are re-assigned there which means that other neighborhoods will be left with less protection. An added problem will often be the situation where an innocent black guy is the victim of mistaken identity and spends the weekend in Rikers. Naturally there will be no apologies and he will likely get an FU from the cops and those who wrongly pointed the finger at him. Not a happy situation for sure.</p> <p>Somewhere, there needs to be a balance. Wish I knew how to create it but confess to having no idea where to begin. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-766943 Mon, 15 Apr 2013 15:09:44 +0000 whynot_31 766943@http://brooklynian.com/forum/ <p>Folks like to imagine that MySpace is a villian for giving less than savy renters a payout to leave their rent stabilized apartments.</p> <p>In this instance, a court came up with a very similar "solution" to a very similar problem:</p> <p><a href="http://www.lohud.com/article/20130414/NEWS03/304140076?source=nletter-top5" rel="nofollow">http://www.lohud.com/article/20130414/NEWS03/304140076?source=nletter-top5</a> </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-765021 Wed, 27 Feb 2013 18:18:47 +0000 whynot_31 765021@http://brooklynian.com/forum/ <p>There are usually pro-bono lefty attorney's who will help out in such cases. Needless to say, the press (be them left, right, middle) loves such stories.</p> <p>The stories write themselves. </p> <p>I just hope that MySpace did not continue to engage in the practices described in the Cease and Desist letter, after receiving the letter. </p> <p>This could have annoyed MySpace to the degree that they might pursue the suit, even though they know the collective assets of the defendants to be approximately $6713. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-765019 Wed, 27 Feb 2013 18:06:15 +0000 mr. met 765019@http://brooklynian.com/forum/ <p>Well hopefully they retain an attorney who will tell them to stop acting like children and MySpace will agree to drop the suit. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-765017 Wed, 27 Feb 2013 17:48:26 +0000 whynot_31 765017@http://brooklynian.com/forum/ <p>There is an established network of non-profits and governmental agencies who help protect the rights of tenants:</p> <p><a href="http://pacc.publishpath.com/community--tenant-organizing" rel="nofollow">http://pacc.publishpath.com/community--tenant-organizing</a></p> <p><a href="http://www.housingnyc.com/html/resources/attygenguide.html" rel="nofollow">http://www.housingnyc.com/html/resources/attygenguide.html</a></p> <p><a href="http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf" rel="nofollow">http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf</a></p> <p><a href="http://www.actorsfund.org/others/pdfs/NY/Tenants_Rights_Organizations_New_York.pdf" rel="nofollow">http://www.actorsfund.org/others/pdfs/NY/Tenants_Rights_Organizations_New_York.pdf</a></p> <p><img src="https://sphotos-a.xx.fbcdn.net/hphotos-snc6/165920_10151329083501270_1710201040_n.jpg"></p> <p><img src="https://sphotos-b.xx.fbcdn.net/hphotos-snc6/189822_10151163823326270_1246974370_n.png"></p> <p>Are they imperfect and underfunded? Yup.</p> <p>But, CH Assembly could have actively reached out to them, and then LISTENED to their advice on what methods work and why, and which don't work and why. </p> <p>....but instead they acted like they are the brave revolutionaries, and the those in for the long haul are "part of the problem".</p> <p>Who knows, they may even think they are gaining public support by immersing themselves in accolades from the far left. </p> <p>The rhetoric gets old quickly. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-765013 Wed, 27 Feb 2013 16:08:06 +0000 mr. met 765013@http://brooklynian.com/forum/ <blockquote><p><cite>whynot_31 <a href="http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-765001">said</a>:</cite><br /> CH Assembly is showing themselves to be complete amateurs.</p> <p>They might get a little ink from press on the far left that depicits them as being "persecuted by a big evil realtor for trying to advocate on behalf of the oppressed", but I doubt they will gain the support they need:</p> <p>--&gt;System savvy members, who know how to get things done. </p></blockquote> <p>if the allegations have any merit, they should have thought of ways to get things done that aren't, you know, illegal. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-765011 Wed, 27 Feb 2013 16:01:27 +0000 chloeroyale 765011@http://brooklynian.com/forum/ <p>Very Very good conversation on this topic. I see CH becoming more expensive than Park Slope </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-765001 Wed, 27 Feb 2013 12:40:45 +0000 whynot_31 765001@http://brooklynian.com/forum/ <p>CH Assembly is showing themselves to be complete amateurs.</p> <p>They might get a little ink from press on the far left that depicits them as being "persecuted by a big evil realtor for trying to advocate on behalf of the oppressed", but I doubt they will gain the support they need:</p> <p>--&gt;System savvy members, who know how to get things done. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-765000 Wed, 27 Feb 2013 12:40:25 +0000 mr. met 765000@http://brooklynian.com/forum/ <p><a href="http://www.brownstoner.com/blog/2013/02/real-estate-firm-files-lawsuit-against-crown-heights-protesters/?stream=true" rel="nofollow">http://www.brownstoner.com/blog/2013/02/real-estate-firm-files-lawsuit-against-crown-heights-protesters/?stream=true</a></p> <p><a href="http://www.nydailynews.com/new-york/brooklyn/real-estate-firm-files-suit-anti-gentrification-activists-article-1.1274384" rel="nofollow">http://www.nydailynews.com/new-york/brooklyn/real-estate-firm-files-suit-anti-gentrification-activists-article-1.1274384</a></p> <p><blockquote>The lawsuit filed by My Space NYC said the Occupy Wall Street-inspired group called Crown Heights Assembly plotted to jam phone lines, organize office sit-ins, crash showings and post fake listings, along with distributing negative flyers and holding a “rent strike” this June at buildings the firm manages.</blockquote></p> <p>good for MySpace. the hostility they've faced is unwarranted and they've decided to stand up for themselves. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-764367 Mon, 11 Feb 2013 12:33:55 +0000 whynot_31 764367@http://brooklynian.com/forum/ <p>bkrest-<br /> Yes, the rent stabilization laws are written in a way that competent LLs do not take a loss by abiding by them. Every year, there is a fight over the various terms of the laws.<br /> However, we should be careful not to confuse "not taking a loss", with the ability to maximize profit.</p> <p>By paying rent stabilized people to leave, LLs in gentrifing areas are able to improve their situation:</p> <p>1. Buildings that were barely making any money, now do make money.</p> <p>2. Buildings that were losing money, now break even or make money.</p> <p>3. Buildings that were doing ok, can now do even better.</p> <p>In the event that the neighborhood begins goes the other direction (slumification), the smart LLs sell their buildings or pursue the opposite strategy: They do everything they can to keep their present, rent paying tenants happy. </p> <p>...yet often fail due to the macro factors. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-764361 Mon, 11 Feb 2013 12:01:18 +0000 bkrest 764361@http://brooklynian.com/forum/ <p>The fact that the the landlord actually provided ehgee a rider I presume that shows hw the rent was derived is a good sign that the renovations were valid. However, I'm not convinced most landlords are behaving according to the laws. I also don't believe that doing so results in losses. One way of controlling costs is by holding landlords accountable. Rent overcharges and illegal registrations and deregulation of rent stabilized apartments is rampant in this city. The laws serve a purpose. Even the new tenants can help, by probing their rental history and holding their landlords accountable. Myspace is a small entity( they're just gettin in where they fit it) as there are larger landlords that are breaking the law. I wish people were more concerned about white collar crime such as this over loud music. Housing court, it's calendars and DHCR decisions as well as housing advocacy groups paint a picture of the effects of gentrification beyond the much hyped new grilled cheese spots and impact zones. The problem with gentrification is that it's sort of a fad...the people seem to be transient, which results in the dismissal of important issues that make for a vibrant and healthy community that advocates for everyone. I don't feel sorry for the large landlords, I believe they are profit generating entities that shirk the law. I mean starbucks in my opinion deserves more credit than these large llcs. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-764355 Mon, 11 Feb 2013 11:25:27 +0000 whynot_31 764355@http://brooklynian.com/forum/ <p>BTW, ehgee-</p> <p>It does sound as if your landlord genuinely improved your apartment in exchange for being able to charge more in rent. </p> <p>Without such provisions, landlords (and entire neighborhoods...) would be effectively be restricted to catering to the bottom of the rental market, despite macro economic factors to the contrary.</p> <p>In a worst case scenario, this could cause the city to lose its upper and middle class tax base ....a decline in services and quality of life would quickly follow.</p> <p>In my view, W CH seems to be experiencing landlord behavior of the legal variety (i.e. Payments to long term tenants). </p> <p>However, illegal behavior does certainly occur:</p> <p>-DOB should be contacted re: habitability and safety violations; call 311.</p> <p>-Tenants who believe they are being charged more than permitted for a rent stabilized apartment and do actually wish to report it (see discussion above), should submit this form: <a href="http://www.nyshcr.org/Forms/Rent/ra89.pdf" rel="nofollow">http://www.nyshcr.org/Forms/Rent/ra89.pdf</a></p> <p>P.S. I've justed started a thread about a report that states rents for a 1 BR were up 14.67% in CH in in 2012. Being that it covers all of CH, I predict the rents for W CH increased at a much greater rate: <a href="http://brooklynian.com/forum/brooklyn-and-beyond/brooklyn-rents-reach-highest-rates-ever" rel="nofollow">http://brooklynian.com/forum/brooklyn-and-beyond/brooklyn-rents-reach-highest-rates-ever</a> </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-764298 Fri, 08 Feb 2013 19:37:05 +0000 whynot_31 764298@http://brooklynian.com/forum/ <p>Bkrest wrote:</p> <p><blockquote>No one likes to admit that we all harbor certain unconscious sentiments about who is inherently more valuable, good, etc.</blockquote></p> <p>I hope everyone is willing to admit they would rather have some people as neighbors than others. But, yes, you are eloquently expanding on a quality I wrote about above: </p> <blockquote><p><cite>whynot_31 <a href="http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-763412">said</a>:</cite></p> <p>By making all of the units in its buildings [whether they own, broker or manage] market rate, MySpace also fulfills the preferences of people who wish to live near people of similar incomes. In turn, this makes "their" units <u>even more</u> attractive than units in Mr. Martin's mixed-income, poorly maintained buildings.</p> </blockquote> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-764296 Fri, 08 Feb 2013 19:25:01 +0000 bkrest 764296@http://brooklynian.com/forum/ <p>When I mention the mortgage bubble, I am using the comparison with regards to the root cause. It is true that the rent laws are not strong enough and the enforcement of such laws is stacked in favor of landlords. I found that my landlord owns a lot of the buildings in crown hts. It's kind of scary really. He was on the worst landlords list and is now on the most improved list. There's a lot to factor into gentrification and again, I can see on both a micro and macro level the elements of racism, classism, greed, and lack of oversight and compliance with the existing rent laws. I'm also not sure that the super rich are moving to crown hts. I mean a lot of the new prime tenants in my building are doubling or tripling up. I'm fighting my landlord in court and with DHCR and it's a mess. Thankfully, I'm educated and know my rights. But I am observing how displacement and the willful violation of individual rights are fueling this gentrification. </p> <p>With regards to prior tenants and their payment histories. I think a lot of people assume that they didn't pay or somehow were not good tenants. The reality is they could easily be evicted in an environment where landlords are represented by lawyers and tenants generally are not. Tenants must pay, landlords are not always forced to keep up their buildings, until the right tenants come along who are deemed more valuable. No one likes to admit that we all harbor certain unconscious sentiments about who is inherently more valuable, good, etc. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-764294 Fri, 08 Feb 2013 18:43:34 +0000 whynot_31 764294@http://brooklynian.com/forum/ <p>Well stated ehgee!</p> <p>Yes, HCR (which enforces rent regulations) seems way outgunned in the present environment, and the NYC Department of Buildings (which enforces habitability and safety) seems to have a only slightly more achievable task.</p> <p>This is a classic case of government not being funded at a level necessary to enforce existing regulations, which is arguably the result of those in the "middle class and above" being powerful enough that it no longer has to sacrifice as many prime neighborhoods to the "working class and below".</p> <p>Note: Some would argue that the "middle class and above" no longer feel as much sympathy as they once did to the lower classes, but my viewpoint is that few people do anything unless they <u>have to</u>, or it <u>serves their interests</u>. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-764292 Fri, 08 Feb 2013 17:26:20 +0000 ehgee 764292@http://brooklynian.com/forum/ <p>My tenement apartment near Washington Ave. is rent-stabilized. The rent was increased by ~$1,000 a month while it was vacant last summer, amortizing in a quoted $40,000 or so of renovations. It was completely gut-renovated when vacant, with a brand-new kitchen and bathroom and what looks like all-new drywall hung througout, so it seems to me like the rent increase was by-the-book.</p> <p>Would I prefer to have found an unrenovated apartment in exchange for $500 or $1000 less a month, or an older apartment in Carroll Gardens or Cobble Hill or Williamsburg or the Village for the same price? I sure would, and so would a ton of other people. </p> <p>Unfortunately, there are a ton of people who want apartments in a neighborhood with nice amenities (many subway options, and the museum, the library, the park, and good restaurants and grocery options all within walking distance) within a short commute from Manhattan, since Manhattan jobs have some of the highest incomes in the country. Unlike during the mortgage bubble, people are actually paying the full rent on their apartments every month. There's just a lot of money chasing a relative scarcity of apartments within a reasonable commute of Manhattan.</p> <p>Zoning laws make it hard to build more of those apartments in existing upper-income neighborhoods, so anyone who's new to the apartment market and not rich (because they're young, new to the city, or need more space) ends up moving into lower-income neighborhoods abutting higher-income neighborhoods paying higher prices than previous tenants did. Or they move to the suburbs, but way fewer people want to move to the suburbs than in the years before 1990 or so.</p> <p>For apartment rents to come down, there either needs to be a ton more apartments coming on the market in existing neighborhoods convenient to the subway, an expansion of the subway system so that there are more walkable/transit-oriented type neighborhoods available, or an increase in crime so more people are scared to live here. Chicago has a combination of all three of those factors, and thus has very reasonable rents and condo prices despite high incomes. </p> http://brooklynian.com/forum/crown-heights-and-prospect-lefferts-gardens/a-look-below-the-surface-in-gentrifying-crown-heights-published-jan-15-2013#post-764288 Fri, 08 Feb 2013 16:43:00 +0000 whynot_31 764288@http://brooklynian.com/forum/ <p>bkrest-<br /> Yes, as you point out, many landlords have concluded that they do not have to consider rent regulations.</p> <p>In light of the level of enforcement of the regulations by HCR, many landlords choose to simply ignore the rules. </p> <p>Others are a little more clever and increase the amount legally able to be charged by colluding with contractors who create false, inflated invoices.</p> <p>This is especially the case in areas (such as Western CH) where there is a large pool of prospective tenants willing to pay above the set rates. </p> <p><u>In such cases:</u></p> <p>-The landlord has little incentive to tell HCR about the actual rate charged, or inform the tenant that the apartment is subject to rent stabilization.</p> <p>-The new tenant has a diminished incentive to inform HCR about the actual rate charged, or care whether the apartment is subject to rent stabilization. </p> <p>-The former tenant may have "voluntarily" accepted a payment to leave and signed a document waiving their rights to the apartment.</p> <p>...leading the residential mix of the neighborhood to change at a quicker rate than the authors of rent regulations intended.</p> <p><a href="http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf" rel="nofollow">http://www.ag.ny.gov/sites/default/files/pdfs/publications/Tenant_Rights_2011.pdf</a></p> <p><a href="http://www.actorsfund.org/others/pdfs/NY/Tenants_Rights_Organizations_New_York.pdf" rel="nofollow">http://www.actorsfund.org/others/pdfs/NY/Tenants_Rights_Organizations_New_York.pdf</a> </p>