11 results found
Good paying jobs are growing in every borough of the city, but many New Yorkers, especially low wealth New Yorkers of color, remain disconnected from those jobs.While 57% of jobs in the City are good paying jobs, they are less likely to go to local residents of color. Communities of color are not only excluded from the City's economic boom, they are at greater risk of displacement as housing costs rise and access to good paying jobs remains limited.
An Evaluation of the Bloomberg Housing Program and Recommendations to Strengthen Affordable Housing PolicyJanuary 1, 2013
ANHD's research finds that 1/3 of subsidized housing built in NYC since 2003 is unaffordable for local residents. Report includes tools to help city and local organizations gauge how well proposed housing will meet community needs.
We believe it is important for bank regulators, legislators, and local residents to understand exactly where and how their federally-insured deposits and other assets are being reinvested in their local community every year. It is in this context that we publish this annual report to examine reinvestment activity in New York City. ANHD believes that bank reinvestment-related activity -- including lending, investments and services in low- and moderate-income neighborhoods -- should be substantial and in proportion to each bank's locally-held deposit base. This report documents our three major findings, a detailed analysis of each category, overall rankings for 2010, and our recommendations for New York City's banks and regulators.
In last year's "State of Bank Reinvestment in New York City" report, the Association for Neighborhood and Housing Development (ANHD) presented data received from the city's largest financial institutions that documented substantial reductions in their core CRA-related activities such as community development and multi-family lending. Analysis of the most current data from 20 of the city's largest financial institutions demonstrates that these trends have continued while banks, for the first time, have also cut home mortgage lending, CRA-qualified investments and philanthropy. These reductions, summarized in Finding 1 and Appendix A, come amidst often substantial profits and growing deposits. While most financial institutions have argued that the recession and economic uncertainty contributed to the drop in their CRA -- related activities, the truth is most banks had strong financials -- the direct result of taxpayer-funded bailouts -- and the public sector in New York City had either maintained or expanded its investment in community and economic development.
Over the past 20 years, CDCs have been responsible for developing almost 100,000 units of affordable housing throughout the five boroughs. CDC's naturally push against the excesses of the market, countering displacement pressure when the development market is too high, and bringing public and private resources to ensure appropriate development when the market has abandoned the neighborhood. This leads to overall neighborhood stability, regardless of the current market cycle. And unlike many private-sector developers who may look to convert the property to luxury rentals or condos when the affordability restrictions expire, CDCs are committed to permanent affordability.Today we are entering a new housing cycle with new challenges facing our neighborhoods. Instead of burnt out buildings, stalled condos developments dot neighborhoods. Instead of redlined working-class communities, many neighborhoods have been destabilized by predatory lending. We do not know where this cycle will lead us, but already CDCs are in front of the curve -- addressing the foreclosure crisis that is sweeping entire neighborhoods and identifying new opportunities for keeping New York City neighborhoods dynamic and affordable.
Over the past several decades, it has been evident that the development of new affordable housing would not occur without public subsidy given the private market's reluctance to build without these incentives. Since the Koch Administration in the late-1970s, New York City government has committed to investing substantially in the creation and preservation of affordable housing due to the wide held belief that the city's economic and civic health depends on having a dynamic, diverse workforce and citizenry. Assuming this commitment of public investment in affordable housing is secure going forward, ANHD has focused much of our efforts on pushing the city to adopt a policy of permanent affordability so as to maximize the return on this investment and ensure these important resources remain affordable to future generations.
This report, The State of Bank Reinvestment in New York City: 2009 is based on data ANHD received from 17 of New York City's largest commercial, savings, and wholesale banks and presents empirical evidence of this retrenchment between 2007 and 2008. These reductions are denoted by red arrows in Appendix A. This reduced commitment is especially alarming to ANHD because it took place prior to the current recession and because one of the key markers ANHD looks for in determining which institutions are being responsive to the city's credit needs is consistent improvement year-over-year across a bank's reinvestment activities.
Although other studies have presented data on the number of federally- and state-subsidized units that are in danger of losing their affordability, there is a lack of recognition and understanding of the magnitude of at-risk, city-subsidized units. Therefore, ANHD set out to determine both the total number of city-subsidized units developed between 1987 and 2007, and establish how many of those units are at-risk of losing their affordability because of expiring regulatory agreements and mortgages. This period covers both Mayor Koch's original Ten-Year Plan that was continued by Mayors Dinkins and Giuliani, and the first four years of the Bloomberg Ten-Year plan.According to our analysis, 294,402 units were created or preserved with city subsidy over this twenty year period. While this is a tremendous accomplishment, 169,561 of these units may be at-risk of losing their affordability between 2017 and 2037 due to either expiring affordability restrictions or physical deterioration. This total does not include units developed under the city's Inclusionary Housing program, which requires permanence and those units under the control of mission-driven not-for-profit owners who are generally committed to maintaining affordability for the life of the building.
Over the course of two days in October 2009, the Association for Neighborhood Housing and Development (ANHD) brought together key stakeholders from the affordable housing community, including local and national housing agencies, policy experts, not-for-profit developers, and advocates. The purpose of this forum was to engage in a discussion of challenges and opportunities related to ensuring permanent affordability in subsidized housing. Generously sponsored by Capital One and hosted by the Ford Foundation, this forum continued the important conversation initiated by ANHD's groundbreaking 2008 report, "Roadmap to Permanent Affordability: Analysis, Observations and The Future of Subsidized Housing in New York City."Representatives from Boston, Chicago, Los Angeles, Minneapolis, San Francisco, and Washington D.C. joined those from New York City to share experiences and best practices from the field. These cities were invited for two reasons. First, all have implemented some form of permanent or long-term affordability policy, which has proven effective while not impeding development. Second, the housing markets and development landscapes in these cities are quite comparable to New York's. Through this learning across varying geographies and levels of government, ANHD hopes to achieve greater national consensus on the issue and encourage workable policy solutions for New York City. The purpose of this report is to capture key points of discussion and actionable solutions from this convening and identify possible next steps in support of permanently affordable housing.
This paper suggests that tenants and communities around New York City face a serious crisis stemming from the scale of the predatory equity model and the pending default crisis. New protections and strategies must be put in place to safeguard the tenants, affordable housing, communities and investors who may be damaged.
New York is city of renters, with 2.1 million rental apartments. The majority of those apartments -- 1.4 million -- are regulated under the laws of Rent Stabilization and Rent Control. One of the key benefits of rent regulation for our city is that it keeps rent levels predictable, an important benefit for working- and middle-class neighborhoods.There is a major loophole in the system called the "1/40th program". This loophole allows a landlord to raise the rent on an unoccupied apartment by passing the cost of physical improvements to the next tenant by raising the monthly rent an amount equal to 1/40th of the total cost of the improvements. There is no oversight of any kind of the 1/40th program. Landlords are allowed to unilaterally impose 1/40th rent increases without prior approval, or even documentation. As a consequence of this lack of oversight, fraudulent abuse of the 1/40th program is increasingly common. This includes, for example, claiming a rent increase based on $40,000 when only $10,000 was actually spent on improvements. The lack of oversight of the 1/40th program has led to widespread fraud, and a significant loss of affordable housing. The state housing agency must accept a more active oversight role of the 1/40th program by using its current authority to audit increases and inform tenants residing in apartments where the landlord has filed a 1/40th increase. Additionally, tenants and housing advocates are calling for legislative changes that would extend the amortization formula from 40 months to 84 months and give the state housing agency a stronger oversight role by authorizing it to approve rent increases. These changes are necessary to discourage fraud, ensure that the law is upheld, and preserve affordable housing.
Showing 11 of 11 results