New York City Sues Landlords Who Refuse Government Vouchers
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For the past four years, New York City has tried to persuade landlords and real estate brokers to rent apartments to low-income people and homeless people with bonuses and pledges that rent would be guaranteed with government vouchers.
The incentives have helped thousands of people move into permanent housing throughout the city. But some landlords have still refused to accept vouchers, city officials said, which is against the law for buildings with six apartments or more.
Last year, the city created a unit to combat such violations, and on Wednesday, the unit took its first legal action, filing lawsuits against the manager of Seaview Estates, a complex on Staten Island, and a real estate broker who rented apartments in two Bronx buildings.
In the lawsuit against the property management company, the city says that investigators called about leasing apartments at the Staten Island complex and were repeatedly told that vouchers were not accepted. In the Bronx case, investigators found that ads by the broker representing two buildings explicitly advertised that vouchers were not accepted, according to the lawsuit against the broker. The city attached the ads to the lawsuit.
The apartments were $1,450 and $1,500 a month, within reach of the amounts of several different vouchers.
Boston Rd Bronx Ny 10456
- Date available:Tue Nov 1 2022
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Bronx Rental Complex Must Accept Housing Vouchers Judge Rules
The decision Friday marks the first time a New York court has ruled that minimum-income policies for people with full-rent subsidies violate city and state laws, said Housing Works senior attorney Armen Merjian, who represented the family trying to get into Parkchester Preservation Companys apartments.
Fountains in front of the Parkchester apartment complex in The Bronx
Looking North on Metropolitan Avenue in Parkchester, The Bronx.
Looking North from the Bronx Unionport Parkchester Park
Ive been a lot of places in my life and Parkchester has the best environment, said author Barry D. Wade, who moved to the neighborhood in 2014. It is a beautiful community within the heart of the Bronx.
Retired nurse Norma Rodriguez, 80, sat on a tree-shaded bench across from a fountain and pointed out a stage set up for live entertainment and a police officer patrolling the park.
I love it here, Rodriguez said. The super markets are clean. Theyre good. The stores are wonderful. The buses. We have everything in Parkchester.
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The Stigma Attached To Housing Vouchers
Brokers dont want to rent to tenants who have city-issued vouchers, activists found.
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By James Barron
Good morning. Its Thursday. Well look at a lawsuit that accuses landlords and real estate companies of discriminating against people with housing vouchers the city created to reduce homelessness. Well also look back at the day in 1977 when a rock climber from Queens scaled 2 World Trade Center.
After Fannie Lou Diane was evicted from her Bronx apartment in 2019, it took her nearly three years to find another place one that would accept her city-issued housing voucher.
Diane, an activist with two nonprofits that focus on housing issues, said many brokers have told her they dont want to take tenants with city vouchers because of the stigma thats attached historical stigmas of laziness, dont want to work, dont take care of their apartments, dont take care of their children.
On Wednesday, a watchdog group said experiences like hers were common. The group, Housing Rights Initiative, said in a lawsuit that the voucher program created to reduce homelessness has been undermined by the discriminatory practices of landlords and real estate agents. The lawsuit accused them of turning away prospective tenants who rely on subsidies to pay rent.
Suspended today .
There Are 247 Low Income Housing Apartment Complexes In Bronx New York
Low Income Housing Types:
Rental Assistance ProgramsLow Income/Affordable Housing in Bronx, NY statistics
How does income and housing costs in Bronx compare with New York income averages.
|Average affordable monthly apartment cost in Bronx||$923.00|
|State of New York Median Income||$94,500|
|State of New York Median Metropolitan Income||$74,400|
|State of New York Median Non-Metropolitan Income||$62,500|
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Arista Management Associates Inc
Arista Management Associates is a real estate management company serving tenants and brokers in the Bronx community. Founded in 1950, this family-owned and operated firm manages about 1,000 apartment complexes and buildings throughout the Bronx and Manhattan. It generated almost $4 million in revenue in the first quarter of 2019. This property management company strives to keep its properties clean, vibrant and furnished with modern appliances. Arista makes it easy to view its extensive list of building locations and apply for a tenancy on its website or in person. A prequalification option is available online as well. Brokers can log on to a secure portal on Arista’s website to access and manage accounts. Clients can contact Arista Management Associates by phone, fax or email….Read More
Find A Real Estate Broker
The most traditional route to finding an apartment is to use a real estate broker. Brokers act as middle-men in connecting prospective tenants and landlords. For their services, they usually charge about 15% of the annual rent as their fee. If you decide to work with a broker, keep the following in mind:
- Do not pay a broker any fees until you have signed the lease for an apartment
- Choose another broker if your broker is asking for a fee above 15% of annual rent
- Never pay any brokers fees with cash
- Public assistance may not cover the entire fee. Currently, HRA is only approving requests for half of one months rent.
You can find the names of brokers in print or online classifieds, in the local phone book, or walking around individual neighborhoods.
- Some realtors and housing developers also maintain their own websites with listings of apartments and the programs accepted. Sites include www.programrentals.com and Lemle and Wolff.
If you have any concerns about your broker, you can verify that he/she is a licensed broker by calling New York States Division of Licensing Services at .
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Thoughts On Bronx Rental Complex Must Accept Housing Vouchers Judge Rules
I spent from last year into last month searching 8 hours a day. It is like a full time job. This search during a major Pandemic.
People have a deadline as to how much time they are allotted to find decent housing.Income Discrimination is isolating, and supports homeless. Housing restricted people are discouraged from being full contributors in society due to income discrimination. Must standby and see other people with housing find success.
This decision opens up doors for people, who were denied housing due to their incomes. Homeless ruins your income potential. Small cramped rooms can do the same thing as well. Having Space needed to get up and go to work will allow folks to move from poverty to employment.Denying people that opportunity is like telling them they dont exist. This is not right, or fair.
The decision means that buildings using government grants are obligated to accept people with Vouchers. This is very important due to the homeless crisis here in the City of New York, as well as the essential need for standardized housing.
Section 8 Rent Assistance Vouchers: A Guide For New Yorkers
There are multiple programs that provide rental assistance to struggling New Yorkers, but wait lists for these programs are notoriously long or closed.
Housing assistance is a lifeline to New Yorkers who are struggling financially, but Section 8 housing vouchers and the myriad programs that administer them can be complicated and difficult to navigate.
The pandemic underscored the great need for affordable housing in the city: More than 550,000 New Yorkers are served by NYCHAs public housing and Section 8 programs. In addition, at least 40 percent of NYC tenants are rent-burdened, spending more than 30 percent of their income on their rent. Another 60,000 people sleep in NYC shelters each night.
If you are not a current Section 8 voucher holder, your chances of getting into the voucher system are almost nil because funding at the federal level dried up in the past decade. This prompted lawmakers at the state level to propose a housing access voucher program for New York. To the disappointment of advocates for a new system, funding for this program was not included in the most recent state budget. Instead, renters in need are encouraged to apply for below-market rate apartments via NYCs housing lottery.
Find Your Next Place
Read on for more about housing vouchers in NYC.
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Lal Property Management Corp
Leslie A. Lerner, the president of LAL Property Management Corporation, has more than 30 years of experience designing, developing and managing rental property in the Bronx, Riverdale and Mount Vernon. The firm works with small, single-family homes or large, multiunit apartment buildings, helping find tenants and keep buildings in good repair and compliant with all local regulations. Leslie’s experience as an architect is invaluable to property management and brings a wealth of local knowledge to each property under the LAL umbrella. Amenities like urban common areas and custom kitchens are common in LAL properties, and Mr. Lerner has a long history of success, earning the Community Development Award and is a Past-President of the Queens and Bronx Building Association….Read More
Guide To Affordable Housing In Bronx County New York
There are 1,713 low income housing apartment communities offering 272,439 affordable apartments for rent in Bronx County, New York.
Income Based Apartments in Bronx County, New York
Bronx County features 168,761 income based apartments. Tenants of income based apartments typically pay no more than 30% of their income towards rent and utilities.
Low Rent Apartments in Bronx County, New York
There are 102,554 rent subsidized apartments that do not provide direct rental assistance but remain affordable to low income households in Bronx County.
Housing Choice Vouchers in Bronx County, New York
On average, Section 8 Housing Choice vouchers pay Bronx County landlords $1,000 per month towards rent. The average voucher holder contributes $400 towards rent in Bronx County.
The maximum amount a voucher would pay on behalf of a low-income tenant in Bronx County, New York for a two-bedroom apartment is between $2,106 and $2,574.
2022 Bronx County, New York Fair Market Rents and Housing Choice Voucher Payment Standards
Fair Market Rents can be used to better understand the average housing costs of an area. Fair Market Rents are used by HUD to establish payment and rent standards for federal rental assistance programs like the Section 8 Housing Choice Voucher Program.
Population and Household Demographics
Income and Rent Overburden in Bronx County
Area Median Income In Bronx County
In Bronx County, HUD calculates the Area Median Income for a family of four as $94,500
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City Programs For The Homeless
For those in the most dire straits, who are either homeless or at direct risk of becoming homeless, CityFHEPS is a rental assistance supplement designed to help people find and keep housing. Landlords and brokers get financial incentives to participate in the program and rents are based on the size of your household and indexed to annual NYC Rent Guidelines Board adjustments for one-year leases.
In 2021, Governor Kathy Hochul signed new legislation raising the maximum rent payable from 85 percent to 100 percent of the Department of Housing and Urban Development’s fair market rent. This was intended to make it easier for eligible families in the FHEPS program to find housing.
Earlier versions of this article included writing and reporting by Alanna Schubach.
The Division Of Housing And Community Renewal
The Division of Housing and Community Renewal, a state agency, administers the Section 8 voucher program in NYC through its Subsidy Services Bureau. However, the website states the wait list for the program is closed with no immediate plans for re-opening it in the near future.
DHCR also has an oversight role for Mitchell-Lama developments. These are apartment buildings that were created as a result of the Limited Profit Housing Act in 1955 and provide affordable rental and co-op housing for moderate to middle-income families.
The agency is also a resource for those wanting to buy their first home, through the State of New York Mortgage Agency. The SONYMA program allows first-time homebuyers to get a loan if they have just 3 percent of the purchase price.
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Citadel Property Management Corp
Citadel can take care of every aspect of property management, such as screening tenants, negotiating leases, collecting rent, and much more. They also offer advanced online capabilities, which make it easy for tenants to pay rent and owners to check up on the financial performance of their properties….Read More
Apartments For Rent In Bronx Ny
There are 525 active apartments for rent in Bronx, which spend an average of 119 days on the market. Some of the nearby neighborhoods near Bronx are Riverdale, Bay Ridge, Flatbush, and Throgs Neck. You may also be interested in apartments that are for rent in the nearby ZIP codes of 10463, 10471, or in neighboring cities, such as New York, Manhattan, Brooklyn, or Queens.
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The Department Of Housing And Urban Development
The federal Department of Housing and Urban Development offers various rental assistance programs including housing counseling, and subsidized apartments. Family Self-Sufficiency is one HUD program designed to reduce a familys dependence on rental subsidies and welfare.
The agency has compiled its affordable housing resources into one page where renters can find subsidized housing, including developments that accept Section 8 vouchers, as well as Mitchell-Lama properties, and apartments available through city and state lotteries.
Nycs Department Of Housing Preservation And Development
The city’s Department of Housing Preservation and Development also administers Section 8, serving households throughout the city. Again, HPD’s site notes that applications are not open to the general public. Instead, renters are referred through other programs.
Under the agency’s housing choice voucher process, approved tenants are issued a voucher, find an apartment that suits their household size, and have their landlord complete paperwork, according to the HPD Section 8 handbook. The agency inspects the apartment to ensure that it is safe, habitable, and charging a reasonable rent for its size and location.
HPD also offers other rental subsidy programs. This includes the Continuum of Care program for homeless families, and the Shelter Plus Care program which offers project based assistance where a renter moves into a specific building.
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The New York City Housing Authority
The New York City Housing Authority, known as NYCHA, operates 326 city-owned and operated housing developments. More than 400,000 New Yorkers live in public housing across the five boroughs and you can search for affordable apartments through their dedicated NYCHA listing service.
NYCHA has faced steep cuts in funding over the past decades and is currently developing new financing options and partnerships to help preserve and modernize its aging buildings.
The agency also oversees the largest Section 8 program in the country with over 25,000 landlords currently participating in the program. However, NYCHA stopped accepting new applications for Section 8 back in 2009.
Current NYCHA Section 8 tenants must go through an annual recertification process, which includes reporting their income and assets. They’re also required to report any changes in household size within a 30-day window. If tenants don’t recertify, allow periodic NYCHA inspections of their apartment, and comply with the terms of their lease, they could be kicked out of the program.
Section 8 Vouchers Apartments And Waiting Lists In Bronx County New York
Public Housing Agencies operate federally assisted affordable housing programs at local levels on behalf of HUD. Notably, housing agencies are responsible for managing Section 8 Housing Choice Voucher, Public Housing, and Project-Based Voucher waiting lists within their jurisdiction.
Households who qualify for these programs may also qualify for Project-Based Section 8, which contributes rental assistance payments directly to private landlords on behalf of low-income tenants. Eligibility for the project-based program is similar to the voucher programs, but waiting list and application policies will vary depending on the landlord.
Public Housing Agencies Serving Bronx County, New York
|Section 8 Housing Choice Voucher|