Ebbets Field Apartments get a make over

whynot_31

It is important to use your flushes wisely under such circumstances.

whynot_31

Apartments are now being rented out by the room, presumably to young, recent college graduates:  

http://kangaroom.net/room/view/us/new-york/kings-county/ebbets-field-houses/900-per-month-double-room-in-ebbets-field-houses-available-from-wednesday-1-june-2016/4199651

mugofmead111

A plaque marking the former location of home plate was recently installed. 

whynot_31

Their parents will enjoy seeing the plaque.  When Abba signs a contract with MySpace, the process will accelerate.

Meanwhile, houses nearby on Sullivan St are asking $1.3M.  http://www.corleyre.com/listings/191-sullivan-place-townhouse-crown-heights-brooklyn-crg1085/

. 

whynot_31

Photos of a very closed playground-park courtesy of F Richard Hurley

whynot_31

A local tenant's right group, the Crown Heights Tenants' Union, hopes to draw attention to the plight of the long term tenants at a rally on the patio on May 26th.

https://www.facebook.com/events/717629848374753/

It is not yet clear to me that the managing agent, ABBA, has violated any laws.

mugofmead111

whynot_31 said:

A local tenant's right group, the Crown Heights Tenants' Union, hopes to draw attention to the plight of the long term tenants at a rally on the patio on May 26th. https://www.facebook.com/events/717629848374753/ It is not yet clear to me that the managing agent, ABBA, has violated any laws.

FB link is broken.

Open DOB violation. 

Open complaint in one of the buildings. 

It sucks when half of the elevators in a high-rise building are not reliable.

Here's another open DOB violation.

whynot_31

Here's a link that should work:
http://www.crownheightstenantunion.org
In addition to being slow to fix the elevators, I expect mgt to cut back on cleaning.

...and increase enforcement of rules re: late payment and noise.

This isn't going to be quick or pretty.

mugofmead111

Interesting that there is a mention of preferential rent. 

whynot_31

https://www.facebook.com/events/1045078115573246/

My understanding is that the tenants union wishes to expand tenant rights, therefore they are protesting against a practice which (when properly implemented) is completely legal. Hence, I hope that the tenants who can not afford the Max Legal Rent have a plan that is more solid than chanting on the patio.

whynot_31

They are now billing the event as a Press Conference: https://www.facebook.com/events/134019483669442/

mugofmead111

whynot_31 said:

https://www.facebook.com/events/1045078115573246/

My understanding is that the tenants union wishes to expand tenant rights, therefore they are protesting against a practice which (when properly implemented) is completely legal. Hence, I hope that the tenants who can not afford the Max Legal Rent have a plan that is more solid than chanting on the patio.

Is it properly implemented though? [/devil's advocate]

There may be an increase in those who can afford maximum legal rent, but is it helping to improve services (e.g. hot water that wavers in and out, wonky elevators)? 

¯\_(ツ)_/¯

mugofmead111

I remember when the mayor and Speaker Heastie came to the complex. It'd be nice to have some sort of followup. 

whynot_31

Heastie may be a little busy right now.

http://nypost.com/2016/04/17/next-up-in-nycs-corruption-probe-carl-heastie/

whynot_31

whynot_31 said:

https://www.facebook.com/events/1045078115573246/

My understanding is that the tenants union wishes to expand tenant rights, therefore they are protesting against a practice which (when properly implemented) is completely legal. Hence, I hope that the tenants who can not afford the Max Legal Rent have a plan that is more solid than chanting on the patio.

This event is scheduled for tomorrow, 5/26/2016 at noon.      That strikes me as a time that will be most convenient to long term residents, who are retired.

whynot_31

They don't like the "however" part:

"Rent increase percentages for rent stabilized apartments and lofts are adjusted each year.

For leases beginning between October 1, 2015, through September 30, 2016, the rent increase for rent stabilized apartment and loft renewals is:

• 1-year lease: 0% for tenants paying the "legal regulated rent" for their apartment as established by the rent stabilization laws.
• 2-year lease: 2%

However, if a tenant is paying a "preferential rent," which an owner agrees to charge and is lower than the legal regulated rent that the owner could lawfully collect, the owner may be allowed to increase the rent up to the "legal regulated rent," even if the increase is greater than the rent increase guidelines that are in effect."

http://www1.nyc.gov/nyc-resources/service/2069/new-york-city-rent-increase

whynot_31

photo of today's rally:

source:  https://twitter.com/rachelholliday/status/735868763602624517

whynot_31

source of 2nd photo:  https://twitter.com/nychange/status/735871107610357760

whynot_31

local politicians are there.

source:  https://twitter.com/Theirreverend1/status/735872391251955712

mugofmead111

I still don't get why someone would agree to signing a lease that involves preferential rent. 

I remember when TPTB were still fighting in Albany about how and whether to extend/renew the rental regulation legislation, someone had posted a comment on Gothamist asking, "What about us (those who are paying preferential rent)?" I guess some felt like they weren't being included in the larger conversation.

mugofmead111

On another note, progress is being made on the playground. I'll post pics when I get around to it.

whynot_31

Tenants sign leases that state the rent they will be paying is lower than the max legal amount (aka "preferential") because if they don't sign it, they have to move.

I'm glad progress is being made on the playground.

...I'd prefer to believe that NYC Parks is not involved in this process.  

"There are currently 43 eviction proceedings taking place right now. There were rarely more than 5 at any given time before three years ago." 

http://theqatparkside.blogspot.com/

 

Brooklyneya

@mugofmead111 because getting an apartment with preferential rent is generally cheaper than an apartment that's market rate. Rent stabilized are best, of course, but not always available. I'd rather pay preferential rent with the knowledge that it may change the following year, then having to pay more from the get go.

A friend of mine is paying preferential rent in Crown Heights and he has an awesome deal. The management is great and hasn't been increasing the rents, while also renovating the apartment and building. His apartment could easily go for a few hundred more per month. Despite all of the shitty landlords out there, there are some good ones.

whynot_31

While their individual reasons vary, in general, landlords charge tenants a preferential rent because they think there would be an "excessive" number of vacancies if they charged the higher, max legal rate.

In the case of buildings like Ebbets, we can speculate that the market has now caught up to the max legal rate and/or that making large numbers of units vacant at once poses potential benefits to the landlord:

1. The landlord can save money by purchasing new appliances, cabinets and labor in bulk.

2. The landlord can use similar economies of scale to hire lawyers to pursue evictions.

3. Tenants interested in the higher rent, newly renovated units can be recruited enmass to see a variety of units. This may allay any fears they have about being the only ones of their complexion or social class in the building.

whynot_31

This site has been added to my list of sites that I believe will make a large impact on western Crown Heights:  http://www.brooklynian.com/discussion/47007/the-big-18-developments-the-whynot-31-wont-stop-talking-about?new=1

mugofmead111

The rally made the front page of the local newspaper The Brooklyn Downtown Star. I picked up a copy on the Brooklyn Heights branch of the Brooklyn Public Library. (Yes, the entity which is going to have its site redeveloped.)

Link

mugofmead111

whynot_31 said:

This site has been added to my list of sites that I believe will make a large impact on western Crown Heights:  http://www.brooklynian.com/discussion/47007/the-big-18-developments-the-whynot-31-wont-stop-talking-about?new=1

In the next 10 - 15 years maybe. 

whynot_31

If the management company does not offer buyouts, I predict it will achieve a building wide turnover rate of 15% per year by simply eliminating Preferential Rents and aggressively evicting tenants who pay late or break the existing rules.

That could result in most of the units in the building renting for more than $2200 in a mere 6 years.

mugofmead111

whynot_31 said:

If the management company does not offer buyouts, I predict it will achieve a building wide turnover rate of 15% per year by simply eliminating Preferential Rents and aggressively evicting tenants who pay late or break the existing rules.

That could result in most of the units in the building renting for more than $2200 in a mere 6 years.

Buyouts? Interesting. 

mugofmead111

Progress is being made on the adjacent playground on McKeever Place. I don't have any pictures to post though.