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1059 Union St- Ground Zero for Landlord/Tenant battles? - Page 2 — Brooklynian

1059 Union St- Ground Zero for Landlord/Tenant battles?

24

Comments

  • southeast
    southeast
    I have a question which may have an obvious answer which I am missing, but it's been bugging me... So the union wants a rent freeze (I've see that around) and making all sorts of other demands; what are they offering in return?  When you have a company which employs workers, a union has leverage through a threat of a strike, etc. as the company needs the employees.  What leverage do these tenants have if the LLs do not run afoul of the law?  They can't stop paying or they will get evicted and will be replaced quite easily (and happily).  So is it just the threat of a march/singing/chanting?
  • whynot_31
    whynot_31
    edited September 2014
    I agree, they clearly do not have such power.

    As a result, I have to assume they either mistakenly believe they have said power, or are putting the promise of future power out there to attract members.

    I like the parts about them helping tenants think thru what is best for them individually, but think the idea of a building united powerful "union" among and between long term residents and young "gentrifiers" is pure fantasy.
  • mugofmead111
    mugofmead111
    Strength in numbers?

    That temporary restraining order against 626 Flatbush didn't come out of thin air. 
  • whynot_31
    whynot_31
    That TRO is based on a lawsuit pending against HFA, not on the basis of populism.
  • whynot_31
    whynot_31
    edited June 2014
    I just did a google search for 1059 Union, and the renovated units don't appear to be available for rent yet.

    From what I have heard, the new owners are working on the building's facade and systems (heating, plumbing, etc) first, and hope to renovate actual apartments once they have enough of them vacant that it is cost effective in terms of labor, buying appliances and cabinets in bulk, etc.
  • crownheightster
    crownheightster
    If 1059 Union is also known as 835 Franklin Ave...then prepare to be amazed.
    $3850/month for a renovated 4-bedroom.
  • whynot_31
    whynot_31
    edited June 2014
    Ah, I forgot to search under its Franklin addresses.    Those prices are not actually surprising to me.

    Much thanks.

    Now, we need to just do a little more for our readers:

    1.  Based on the above discussion, have them imagine what the un-renovated, rent stabilized units look like.   Or, score some photos.  

    2.  Get them prices for the rent stabilized apartments.

    3.  Ask them whether they would accept the tradeoff between 1 and 2, given the constraint that rejecting the tradeoff would basically mean leaving NYC or moving to a NYC neighborhood that is far less convenient, familiar, attractive and safe.  

    4.  Have our readers realize that if NYC was to step up its code enforcement, to the degree that apartments were "more than merely safe" the costs of the resulting upgrades might be able to be passed on to tenants.   This could mean rent increases that cause the tenant to move out, thus defeating the advocates' goals of keeping a "diverse neighborhood".     

    As a result of my thoughts on the subject, I have concluded that when someone is low income in NYC, their choice is often between a decrepit apartment and no apartment.   

    The only real way to change this is to win a HPD housing lottery, in which you are able to live in a building run by a LL which is not driven by a profit motive:   

    This sad conclusion stems, in part, from rent stabilization not being designed as a program for the poor.   The tenant advocates rarely mention that one can make up to $200k and live in a rent stabilized apartment.     http://www.nyshcr.org/Rent/factsheets/orafac26.htm

    As a result, tenants of rent stabilized apartments not necessarily poor, and they are treated by "the system" as if they have the ability to fend for themselves (ie the power to move, and/or hire someone to improve their apartments), whether this is true of not.
     
    This is in sharp contrast to tenants involved in poverty based programs (ie Section 8, NYCHA).   They are assumed to need the assistance of "the system", and there are pretty strict regulations regarding habitability.    As a result of these regulations, tenants who live in apartments paid for by Section 8 often have units in better repair than those merely in Rent Stabilized apartments. Landlords agree to abide by the regulations in exchange for continued participation (ie $) in the Section 8 program.     

    Rent Stabilization has no such carrot.   

    ...and DOB's stick is only used in the most dire of circumstances.
  • whynot_31
    whynot_31
    edited June 2014
    Here's one population that government ensures receives renovated apartments, without having to pay more money in rent:

    http://www.dnainfo.com/new-york/20140609/chelsea/chelsea-home-for-blind-get-38m-upgrade

    Sorry, residents of 1059 Union (835 Franklin), you are not as worthy/needy.
  • whynot_31
    whynot_31
    edited June 2014
    Open house June 14th:
    If 1059 Union is also known as 835 Franklin Ave...then prepare to be amazed.
    http://streeteasy.com/building/1059-union-street-brooklyn/1b
    $3850/month for a renovated 4-bedroom.
    Needless to say, it looks like the landlord put enough money into this unit to legally escape rent stabilization.
  • crownheightster
    crownheightster
    It looks nicely done. Do I see a WINE cooler?
  • whynot_31
    whynot_31
    I didn't look close enough to see if it had a wine cooler, but the wine store I like to imagine is named after me (Winot) is close by.

    Lately, I have been thinking about what seems to be the central demands of the tenant advocates: A Zero Percentage Increase in the Rent Stabilization Legal Rent.

    To me, it seems as if it would punish the landlords who are abiding by the current rules, and continuing to participate in the program.

    As the difference between market rate and the RS rate grows, landlords will be more likely to offer the (completely legal) payouts to tenants and then do the (completely legal) types of expensive improvements that free the units from regulation.

  • crownheightster
    crownheightster
    I would be really nervous if there was a rent freeze for the reasons you note, whynot. I think it would totally dis-incentivize landlords who are willing to stick with the rent stabilization program to maintain their buildings, and could encourage on-the-fence landlords to shift into a more heavy-handed deregulation tactics. I'm hoping that REBNY does the responsible thing and votes for modest, reasonable rent increases. I like a lot of what the CH Tenants Union is doing, particularly educating people about their rights, but I think their demands for legally binding contracts are short-sighted and totally unrealistic.


  • whynot_31
    whynot_31
    edited June 2014
    Before tenants decide to accept a buyout, I like that tenants are being encouraged to think about how long a buy out will last, and to negotiate for the highest price.

    I fear that the advocates look down on tenants who choose to leave, and fail to understand the complex array of pros and cons that this "neighborhood change" is creating for long term residents.

    In terms of repairs, I think it would be more empowering to tenants to be provided with workshops on how to do basic ones, than to be told to complain to HPD.

    ....HPD is not going to come fix your tile or your running toilet.
  • whynot_31
    whynot_31
    Both sides are stating that they can't budge from their positions:

    http://m.nydailynews.com/new-york/landlords-tenants-crossfire-rent-freeze-battle-looms-article-1.1830279#bmb=1

    Anyone have any predictions what the RGB will implement?

  • crownheightster
    crownheightster
    http://www.nytimes.com/2014/06/23/nyregion/rents-for-stabilized-apartments-in-new-york-city-may-not-rise.html?ref=nyregion

    We will know tonight whether or not REBNY will freeze rate increases on rent-stabilized apartment leases. I am on tenterhooks. My prediction is that REBNY will vote for increases in the range of 2-3% for 1-year leases and 3-5% for 2-year leases.
  • whynot_31
    whynot_31
    I read that 5 of the 9 RCB members are DeBlasio appointees, so a temp freeze may happen.

    Needless to say, those who are presently receiving a preferential rent can still have it increased.
  • whynot_31
    whynot_31
    BTW, while 1059 Union is said to be in the HPD distressed building program, the city does have additional tools for landlords that are far worse.

    A really bad landlord can go to jail: http://m.nydailynews.com/new-york/brooklyn/city-worst-slumlords-tossed-slammer-article-1.1838226

  • whynot_31
    whynot_31
    edited June 2014
    The decision is in:   The amount of the increase for 1 and 2 year leases is, respectively 1% and 2.75%.    

    http://newyork.cbslocal.com/2014/06/23/nycs-rent-guidelines-board-to-vote-on-rent-freeze/


  • crownheightster
    crownheightster
    Neither landlords nor tenants advocates are happy. I think it is fair and modest, and helps to correct for several years of higher rate increases that may have caused a lot of problems for lower income or fixed income tenants.
  • whynot_31
    whynot_31
    edited September 2014
    Local politicians are realizing just how unsavvy some of their constituents are, and realize that everything possible needs to be done to educate them about their rights, and making good decisions when offered buyouts.

    Buyouts should not always be accepted or rejected. image
  • whynot_31
    whynot_31
    Today, Al Jazeera published a piece about the flipping of 1059 Union:

    http://america.aljazeera.com/articles/2014/7/9/the-new-kings-ofcrownheights.html
  • crownheightster
    crownheightster
    People concerned about keeping their rent-stabilized apartments should read this, and be wary! http://www.wnyc.org/story/ways-lose-your-rent-stabilized-apartment/?utm_content=buffera1fee&utm_medium=social&utm_source=facebook.com&utm_campaign=buffer
  • whynot_31
    whynot_31
    edited December 2014
    Yes, it important to understand the ways in which a landlord can legally free an apartment from rent stabilization.

    Too often, I meet tenants that believe their apartment being rent stabilized is something that can never be changed.

    Such beliefs are aspirational in nature.

    -While following the law, landlords can free an apartment from rent stabilization.

    -When landlords break the law, the individual tenant may not have effective recourse against them.

    Tenants need to be very proactive and thoughtful in deciding what strategies are best for them.

    Landlords are given similar advice, as the state has been increasing enforcement of the existing laws.
  • mugofmead111
    mugofmead111
    edited August 2014
    Oh, yes. I was aware of much of what's stated in that article, @crownheightster.

    If your apartment needs repair, one should figure out how to have repairs made without triggering an MCI-for example, repairing existing cabinets vs. having them replaced. One may want to consult with another agency (like Brooklyn Family Services) before proceeding. 

    The tenants (and landlords) also have to make sure that the capital improvements to the building/complex really qualify for an MCI. I've heard of landlords attempting to increase the rent only to have DCHR rule that those improvements don't qualify for an MCI. 
  • whynot_31
    whynot_31
    Yes, the tenant advocates tend to portray the situation as one in which the landlords can do anything they want, and no one is on their side.

    ....It is more complex that that. The "oppressed" and "oppressor" rhetoric requires careful analysis.
  • whynot_31
    whynot_31
    Although this article describe it as 1059 President, they are talking about 1059 Union:

    http://thebrooklynink.com/2014/08/28/54037-crown-heights-the-good-the-bad-and-the-buyouts/
  • mugofmead111
    mugofmead111
    edited August 2014
    Although this article describe it as 1059 President, they are talking about 1059 Union:

    http://thebrooklynink.com/2014/08/28/54037-crown-heights-the-good-the-bad-and-the-buyouts/
    This line immediately annoyed me:

    "Here’s how it all started, and where those rent-controlled tenants are now."
    I see this often in the comments on Gothamist when they are discussing rent-regulated units; they tend to conflate "rent-control" and "rent-stabilization". They are not the same thing! The units at 1059 Union are rent-stabilized, not rent-controlled, no?
  • whynot_31
    whynot_31
    edited August 2014
    correct.

    I think this stems from there now being so few Rent Controlled apartments that many people no longer realize they were different.

    "At one point in the early 1950’s there were over two million rent controlled apartments. The 1993 Housing and Vacancy Survey (HVS) reported 101,798 rent controlled apartments. The 1996 HVS reported 70,572. The most recent HVS, from 2011, found about 38,000 rent control apartments remaining in NYC."


    http://www.nycrgb.org/html/resources/faq/rentcontrol.html
  • whynot_31
    whynot_31
    Returning to tenant organizing, the Crown Heights Tenant Union has goals similar to this Bronx group.

    With the help of attorneys, it successfully sued a landlord and recieved a cash payout for existing tenants:

    http://therealdeal.com/blog/2014/09/10/management-firm-to-pay-restitution-to-tenants-in-42-rent-regulated-buildings-ag/
  • whynot_31
    whynot_31
    edited September 2014
    I am regularly seeing apartments in this complex come up for rent, making me believe that long term tenants are (slowly but surely) leaving the building.

    Here's a recent ad:
    http://www.aptsandlofts.com/rentals/835-franklin-avenue-unit-2e-brooklyn-ny-11225

    Needless to say, only the apartments that become vacant are being renovated.

    At some point the developer will give up trying turn over the units that are held by the long term tenants who are not interested in leaving. It won't take a trained eye to be able to determine from the sidewalk which apartments have been renovated at which have not.
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