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PPPPPolitical Rolitical Rolitical Rolitical Rolitical Reporteporteporteporteport ................................................................................................................................................. pg. 7pg. 7pg. 7pg. 7pg. 7

Metropolitan Council on HousingMetropolitan Council on HousingMetropolitan Council on HousingMetropolitan Council on HousingMetropolitan Council on Housing64 Fulton Street64 Fulton Street64 Fulton Street64 Fulton Street64 Fulton StreetNew YNew YNew YNew YNew York, NY 10038ork, NY 10038ork, NY 10038ork, NY 10038ork, NY 10038

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INSIDE THIS ISINSIDE THIS ISINSIDE THIS ISINSIDE THIS ISINSIDE THIS ISSUESUESUESUESUE

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DHCR AdoptsDHCR AdoptsDHCR AdoptsDHCR AdoptsDHCR AdoptsAnti-Tenant Code ChangessAnti-Tenant Code ChangessAnti-Tenant Code ChangessAnti-Tenant Code ChangessAnti-Tenant Code Changess

By Jenny Laurie and Kenny SchaefferBy Jenny Laurie and Kenny SchaefferBy Jenny Laurie and Kenny SchaefferBy Jenny Laurie and Kenny SchaefferBy Jenny Laurie and Kenny Schaeffer

In the face of bitter complaints and public protestsabout the process and the content from tenantgroups and elected officials, the state Division of

Housing & Community Renewal adopted a revisedrent-stabilization code on December 20.

Initially proposed last summer after close cooperationbetween Gov. George Pataki�s administration and land-lord groups, implementation of the code was delayedin the face of strong objections, and the changes werenot released until after the November elections.

Administrative agencies like DHCR are required toadopt regulations to flesh out the details of the stat-utes they are charged with implementing and enforc-ing. However, they are not allowed to go beyond the lawor adopt provisions that are inconsistent with the law.Many provisions in the new code appear to go beyondthe agency�s authority, and will be subject to court chal-lenges.

Gov. Pataki�s housing aides said that the intent ofrevising the code, which had not been updated since1987, was to reflect changes (read �weakening�) of rentand eviction protections imposed by the state legisla-ture in 1993 and 1997, as well as court decisions in theintervening years. But an examination of the codeshows that the revisions are also an attempt to createnumerous additional loopholes in the enforcement ofthe rent-stabilization laws.

The new code contains many provisions that willmake it easier for landlords to raise tenants� rents,overcharge new tenants, evict unwanted tenants, andreduce services in buildings they own. The most seri-ous provision is a simple change in language that de-fines the �legal regulated rent� as �the rent charged�by the landlord, rather than the rent registered by the

landlord with the DHCR,as provided in the previouscode. This change willhave a profound impactnot only on disputes be-tween tenants and land-lords in Housing Courtand in cases before theDHCR over rent over-charges, but on the overallrent levels in the city. Itattempts to sidestep theentire concept that therent �charged� is only�lawful� if it does not ex-ceed the limits on rentincreases set by law.

Met Council board mem-ber Seth Miller, a tenantlawyer with the firm ofCollins, Dobkin and Miller,thinks this change is incomplete violation of thelaw and would allow land-lords a free hand in set-ting rents. He expects thiscode change to come up incases that have alreadybeen heard in court andare now on appeal.

�We�re hoping that thecourts will declare that thecode revisions concerningregistration are illegal,�

he says. �I believe that itwas not the city�s inten-tion when it adopted thestate laws in 1974 thatlandlords be allowed to set

rents unilaterally. I alsobelieve that the city hasthe power to do some-thing about it.�

The new code changesmake it much harder fortenants to get a rent re-duction when they com-plain about a servicereduction. They now haveto allow the landlord 45days to answer, and theyare expected to file heatand hot water complaintswith the city Departmentof Housing Preservation

The new code contains manyThe new code contains manyThe new code contains manyThe new code contains manyThe new code contains manyprovisions that will make it easierprovisions that will make it easierprovisions that will make it easierprovisions that will make it easierprovisions that will make it easierfor landlords to raise rents, over-for landlords to raise rents, over-for landlords to raise rents, over-for landlords to raise rents, over-for landlords to raise rents, over-charge new tenants, evict un-charge new tenants, evict un-charge new tenants, evict un-charge new tenants, evict un-charge new tenants, evict un-wanted tenants, and reduce ser-wanted tenants, and reduce ser-wanted tenants, and reduce ser-wanted tenants, and reduce ser-wanted tenants, and reduce ser-vices.vices.vices.vices.vices.

and Development first. Itwill also be harder for ten-ants to successfully chal-lenge a landlord�sapplication for a rent res-

toration or an increaseunder the Major CapitalImprovement rent-in-crease system. Tenantsmust now get an affidavitfrom an engineer or archi-tect in order to prove thata landlord�s assertionabout the adequacy ofwork done is not true.

The administration hasadded another new provi-sion that makes harass-ment by tenants of

Sixteen City Council-members have intro-duced a bill to give the CityCouncil power over ap-pointments to the RentGuidelines Board, whichdetermines annual rentincreases for the city�s 1million rent-stabilizedapartments.

The move reflects grow-ing tenant anger thatMayor Giuliani�s appoin-tees to the nine-memberboard have simply been arubber stamp for rent in-creases, taking ordersfrom the mayor while ig-noring both its own statis-tics and tenants� plights.�RGB has come to standfor Rudy Giuliani�s Boys,�Met Council�s KennySchaeffer declared out-side City Hall at a Dec. 19rally supporting the bill.

The rally got sandwichedbetween two other CityHall protests, one against

the death penalty and onefor community gardens. Itwound up drawing sup-porters from both. SisterHelen Prejean, the anti-execution activist madefamous by the Dead ManWalking film, welcomed�those protesting rentincreases� to City HallPlaza in her Louisiana ac-cent. �The issues arelinked,� she said, withoutmentioning that the samegovernor who brought thedeath penalty back to NewYork has spent much of histenure trying to destroytenant protections. AndJose Enriquez of theLower East Side, holdingup one end of a �Rudy�sRGB: Time for a Change�banner, confessed, �I�mhere with the gardens.�

The bill, Intro 859, has16 cosponsors in theCouncil: Stanley Michels,Chris Quinn, Margarita

Lopez, Bill Perkins, PhilReed, Ronnie Eldridge,Guillermo Linares, GiffordMiller, and Eva Moskowitzof Manhattan; WendellFoster and Adolfo Carrionof the Bronx; Steve Di-Brienza, Michael Nelson,and Angel Rodriguez ofBrooklyn; and HelenMarshall and SheldonLeffler of Queens.

Currently, the mayorpicks board members.�There are no checks orbalances,� former RGBtenant representativeKen Rosenfeld told thecrowd of about 75 people.�The members are ap-pointed to cover themayor�s backside as rentsrise.� Rosenfeld, an out-spoken tenant advocate,was forced off the board in1999 when Giuliani re-fused to reappoint him.

�What we�re asking foris just fairness,� Council-

member Gifford Millersaid, noting that theCouncil approves ap-pointments to the ArtCommission and the Taxiand Limousine Commis-sion. Miller is the only Re-publican among the bill�ssponsors.

The bill would alsochange the qualificationsneeded to serve on theRGB. Currently, boardmembers need five years

experience in finance,economics or housing.The bill would drop financeand economics and addpublic service and workwith nonprofit organiza-tions�or as Councilmem-ber Christine Quinn put it,open the board up to�people without financialbackgrounds other thanpaying rent.� Giuliani�s ap-

City Hall Rally Backs RGB-Reform BillCity Hall Rally Backs RGB-Reform BillCity Hall Rally Backs RGB-Reform BillCity Hall Rally Backs RGB-Reform BillCity Hall Rally Backs RGB-Reform BillBy Steven WBy Steven WBy Steven WBy Steven WBy Steven Wishniaishniaishniaishniaishnia

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Dear Gov. Pataki:I just wanted to take a moment tocongratulate you on yourunpublicized, practically un-known, unwarranted, illegal, vi-cious �midnight coup� on the(formerly) rent-regulated ten-ants of New York.

Using your favorite hand pup-pet, the Division of Housing andCommunity Renewal, you havegutted the last shred of protec-tion we poor, put-upon tenantshad from the rich, powerful, ruth-less, heartless real-estate lobby.And you did it while we were busywith what�s turning out to be amiserable holiday for all tenants.Brilliant. You are unquestionablythe leading figure in the drive todestroy the last vestige of afford-able housing in New York. It is yourpolitical legacy. It is the way youwill be remembered.

Your dedication to evicting theindigent, the working poor, theold and infirm, those living onsmall fixed incomes and just abouteveryone else is singular and spec-tacular. There is only one otherpolitico who may exceed you forsheer viciousness and sadism�your own pet pit bull, Joe Bruno.His �Let �em move�everybodymoves� speech, which we also sawon TV, showed him to be one of themost vindictive elected officials inAmerican history. Reminiscent ofthat Austrian fellow who was sopopular in the �30s and �40s.

You have raised the bar on theRepublican credo that greedbeats need every time. Yourhighly publicized tour of dutywith �Dubya� during the cam-paign that ended with him steal-ing the election demonstrateshow wonderfully you guys willwork together. And you will holdup your end by creating moreterror, more confusion, more

despair and more homelessnessthan possibly any political figurein American history.

I�d like you to know that I knewat least two people�and I�m surethere are many, many more�whodied of stress/anxiety cardiac ar-rest because they didn�t knowhow they would pay their rents.One of them, a good friend ofmine, said to me some six weeksor so before his death, �Well, ifthey want me dead this badly,maybe I�ll have to die.� He meantit. He was 71 years old and a WorldWar II hero. He worked hard all hislife. His only sin was that he didn�tmake enough money to keep upwith your rents.

That�s death by governmentabuse. Your abuse. You and yourlegislative and real-estate cronies.And it�s clear that there�s plentymore to come now. Congratula-tions.

As you no doubt know, rent-regulated tenants in New YorkCity are paying upwards of 35% oftheir net incomes in rent. Peopleof color and other minorities arepaying upwards of 50%. But I ad-mire your entrepreneurial spirit.You�re going to raise that figure to80%, 90%, 110% of their income�and more. What the hell�thesky�s the limit! This is America.

In keeping with your obviousconviction that anybody who isn�trich should be dead, you�ll be gladto know that many of us are al-ready not eating regularly, or cer-tainly not eating healthy food andnot taking any or only a small partof the medicines that keep usalive. You will get your wish, Gov-

ernor. I promise. My question is,how in God�s name will you livewith it?

I myself am already paying muchmore rent than I can afford. Andsince I�m a recovering cancer pa-tient, I�m terrified about giving upmy medications. But because ofthat piece of slime you just slidthrough the DHCR, I will inevita-bly have to. I just finished readingthat lengthy, virtually incompre-hensible code revision. As best Ican discern, it allows landlords totack on unregulated fees for ev-erything from flushing the toiletto watching TV. I envision a daywhen we will be charged an un-specified fee for water, heat, sun-light, cable, electricity, cookinggas, and God knows what else.

It�s quite clear that your strat-egy is to place all us �squatters�(that�s what you�ve made of us) atthe mercy of the most merciless

group on earth: Your constitu-ents�the real-estate lobby. Theyare now free to starve us out attheir pleasure, deny us all ser-vices, and leave us no recourse toany law we can comprehend. Andthey�ve got the �upstate guys� toback them up. We haven�t got achance and we know it.

No doubt above it, Governor:Every time you win, we lose. Inlight of all the great governorsNew York State has had, you areunquestionably one of a kind. Nowwe must pray and hope and workto make sure that we never haveto suffer another one of your kindagain. I just pray it isn�t too late.

Ned ViseltearManhattan

Rent Stabilized(for as long as it lasts) Tenant

L E T T E R SL E T T E R SL E T T E R SL E T T E R SL E T T E R SAn appellate court decided onJanuary 9 that the City Councilhad the right to adjust themethod for calculating rent con-trol MBR orders. Local Law 73 of1997 was passed in response toMet Council�s lobbying efforts asa way of heading off the MBR rentincreases that had taken place inthe previous years that were ashigh as 32.4%. As a result of Lo-cal Law 73, these increases werereduced to the 3% to 5% range.The landlords had tried to haveLL73 declared to be beyond thepower of the City Council, on thebasis of the Urstadt Law, which

Tenants Win MBR Caseprevents the city from makingrent control more stringentthan it was in 1971. The courtfound that, since the city had theright to adjust the basis for MBRrent increases as of 1970, thatright was not taken away whenthe Urstadt Law was enacted. Ifthey want to appeal, landlordswill have to seek permission fromthe appellate courts. Met Coun-cil was represented by SteveDobkin of Collins, Dobkin andMiller and Billy Gribben ofHimmelstein, McConnell, Grib-bon and Donohue.

January 2001January 2001January 2001January 2001January 2001 �� TENANT/INQUILINOTENANT/INQUILINOTENANT/INQUILINOTENANT/INQUILINOTENANT/INQUILINO 33333VVVVViviendas para el puebloiviendas para el puebloiviendas para el puebloiviendas para el puebloiviendas para el pueblo, no para lucrarse, no para lucrarse, no para lucrarse, no para lucrarse, no para lucrarse

Los Ajustes de la �Los Ajustes de la �Los Ajustes de la �Los Ajustes de la �Los Ajustes de la �Junta de Regulación de Renta� de la Ciudad de Nueva YJunta de Regulación de Renta� de la Ciudad de Nueva YJunta de Regulación de Renta� de la Ciudad de Nueva YJunta de Regulación de Renta� de la Ciudad de Nueva YJunta de Regulación de Renta� de la Ciudad de Nueva Yorkorkorkorkork(Orden No. 32)(Orden No. 32)(Orden No. 32)(Orden No. 32)(Orden No. 32)

Para los contratos de apartamentos de Renta Estabilizada que comienzan el 1ro. de octubre de 2000 hasta el 30 de septiem-Para los contratos de apartamentos de Renta Estabilizada que comienzan el 1ro. de octubre de 2000 hasta el 30 de septiem-Para los contratos de apartamentos de Renta Estabilizada que comienzan el 1ro. de octubre de 2000 hasta el 30 de septiem-Para los contratos de apartamentos de Renta Estabilizada que comienzan el 1ro. de octubre de 2000 hasta el 30 de septiem-Para los contratos de apartamentos de Renta Estabilizada que comienzan el 1ro. de octubre de 2000 hasta el 30 de septiem-bre de 2001, incluyendo las concesiones de Pataki adoptadas por la Legislatura Estatal el 19 de junio de 1997bre de 2001, incluyendo las concesiones de Pataki adoptadas por la Legislatura Estatal el 19 de junio de 1997bre de 2001, incluyendo las concesiones de Pataki adoptadas por la Legislatura Estatal el 19 de junio de 1997bre de 2001, incluyendo las concesiones de Pataki adoptadas por la Legislatura Estatal el 19 de junio de 1997bre de 2001, incluyendo las concesiones de Pataki adoptadas por la Legislatura Estatal el 19 de junio de 1997

Los topes de renta que apa-recen en el cuadro son los incre-mentos máximos que losdueños de edificios pueden co-brar legalmente por los aparta-mentos de renta estabilizada enla ciudad de Nueva York. Sonválidos para todos los contratosque comienzan dentro del perío-do de doce meses a partir del1ro. de octubre de 2000. Los in-crementos de alquiler basadosen las pautas para la renovacióndel contrato de 1 o 2 años pue-den cobrarse solamente una vezdurante el período cubierto pordichas pautas, y deben ser apli-cados a la renta legal estabi-lizada para el 30 de septiembrede 2000. Las cantidades queaparecen en el cuadro y los in-crementos para los aparta-mentos vacíos no se aplican alos apartamentos que estabansujetos a renta controlada enaquella fecha.

Los Contratos para Aparta-Los Contratos para Aparta-Los Contratos para Aparta-Los Contratos para Aparta-Los Contratos para Aparta-mentos Vmentos Vmentos Vmentos Vmentos Vacíos o Nuevos acíos o Nuevos acíos o Nuevos acíos o Nuevos acíos o Nuevos En ju-nio de 1997, el gobernadorGeorge Pataki, al intentar des-truir la regulación de rentas,forzó cambios que les dieron alos caseros una sobrepagamuy grande por los aparta-mentos vacíos. Una cláusulade la �Reforma al Acta de Regu-lación de Renta� de 1997 per-mite que los nuevos alquileressean incrementados en un por-centaje obligatorio: 20% paraun contrato de dos años, y porun contrato de 1 año, 20% de in-cremento menos la diferenciaen el tope de renovación paralos contratos de 1 y 2 años. Lanueva ley permite también in-crementos adicionales paralos apartamentos vacíos don-de no se habían cobrado incre-mentos por desocupación porocho años o más.

Sobrecargos de Renta Sobrecargos de Renta Sobrecargos de Renta Sobrecargos de Renta Sobrecargos de Renta Losinquilinos deben estar al tantode que muchos caseros van aaprovecharse de la complejidadde estas regulaciones y sub-venciones, así como del pococonocimiento de los inquilinosdel historial de renta de susapartamentos, para cobrar unalquiler ilegal. Una vez que el

inquilino haya tomado posesióndel apartamento, puede esco-ger entre llenar un formulario dequeja de sobrecargo de rentacon la oficina de la División deVivienda y Renovación Comunal(DHCR), o disputar la cantidadde la renta en la corte de vivien-da de la ciudad para que se de-termine cuál es el alquiler legal.

Si un posible inquilino damuestras de conocer sus dere-chos, lo más probable es que elcasero no firmará ningún contra-to con tal inquilino. Los caserosevitan contratar con inquilinosque les pueden dar problemas.El sobrecargo de alquiler esmuy común. Todos los inquili-nos deben luchar contra posi-bles sobrecargos. Obtenga yllene un formulario Form RA-89con la oficina de DHCR paradeterminar el alquiler correctoen los archivos oficiales. Llamea la DHCR a (718) 739-6400para obtener un formulario.

La Apelación de la Renta deLa Apelación de la Renta deLa Apelación de la Renta deLa Apelación de la Renta deLa Apelación de la Renta deMercado Justa Mercado Justa Mercado Justa Mercado Justa Mercado Justa Otro tipo de so-brecargo ocurre frecuentementecuando se vacía un apartamentoque previamente estaba sujeto arenta controlada y se alquila conrenta estabilizada. La Junta deRegulación de Renta (RGB) es-

tablece anualmente lo que ellosllaman el �Tope Especial de laRenta de Mercado Justa,� el cuales empleado por la DHCR parabajar las rentas de mercado in-justas de los inquilinos que llenanel formulario llamado �Apelacióna la Renta Justa de Mercado�(FMRA). Según la Orden 32, es laRenta de Mercado Justa de HUDo un 150% sobre la renta basemáxima. Ningún inquilino de unapartamento de renta estabi-lizada que fue descontrolado el1ro de abril de 1984 o despuésdebe dejar de poner a prueba lallamada �Renta Legal Inicial Re-gulada� (renta de mercado) quelos caseros cobran cuando haydescontrol del apartamento. Useel formulario de DHCR Form RA-89. Indique claramente que suqueja es tanto una queja de �Ape-lación a la Renta Justa de Merca-do� como de �sobrecargo.� Lacorte de vivienda no puede tomardecisión sobre una Apelación deRenta de Mercado. Apartamentosvacíos que antes estaban contro-lados en edificios que se hanconvertido en cooperativas o con-dominios no se vuelvenestabilizados y no satisfacen losrequisitos para la Apelación de laRenta Justa de Mercado.

crementos para las unidadesde desván vacías.

Hoteles y Apartamentos deHoteles y Apartamentos deHoteles y Apartamentos deHoteles y Apartamentos deHoteles y Apartamentos deuna Sola Habitaciónuna Sola Habitaciónuna Sola Habitaciónuna Sola Habitaciónuna Sola Habitación Lo estable-cido es un 2% para los aparta-mentos de hotel de Clase A,casas de habitaciones, hotelesde clase B (de 30 habitaciones omás), hoteles de una sola habi-tación, y las casas de habitacio-nes (Clase B, 6-29 cuartos),sobre la renta legal que se paga-ba el 30 de septiembre de 2000.No se permiten incrementospara apartamentos vacíos. Loincremento estipulado no sepuede cobrar a menos que un 70por ciento de las unidades en eledificio sean ocupadas por in-quilinos permanentes de rentaestabilizada o controlada, pa-gando rentas reguladas legales.Además, no se permiten incre-mentos si el casero ha omitido dedarle al nuevo ocupante unacopia de los Derechos y Respon-sabilidades de los Dueños e In-quilinos de Hoteles.

La Desregulación de Ren-La Desregulación de Ren-La Desregulación de Ren-La Desregulación de Ren-La Desregulación de Ren-tas Altas y Altos Ingresostas Altas y Altos Ingresostas Altas y Altos Ingresostas Altas y Altos Ingresostas Altas y Altos Ingresos (1)Los apartamentos que legal-mente se alquilan por $2,000 omás por mes y que se desocu-paron entre el 7 de julio de1993 y el 1ro. de octubre de1993, o en o desde del 1ro deabril de 1994 son sujetos a ladesregulación. (2) La mismadesregulación se les aplica,para el mismo período estable-cido en (1), a los apartamentosque legalmente pagan $2,000o más mensualmente aunqueno se desocupen, si el ingresototal de la familia es más de$175,000 en los dos años con-secutivos previos. Para cum-plir los requisitos de estasegunda forma de desregula-ción, el casero tiene que en-viarle un formulario de cer-tificación de ingreso al inquili-no entre el 1ro de enero y el 1rode mayo, así como someterdicho formulario al DHCR yconseguir su aprobación.

Exención de IncrementosExención de IncrementosExención de IncrementosExención de IncrementosExención de Incrementospara las Personas de Mayorpara las Personas de Mayorpara las Personas de Mayorpara las Personas de Mayorpara las Personas de MayorEdad: Edad: Edad: Edad: Edad: Las personas de 62 añoso más que viven en apartamen-tos estabilizados y cuyos ingre-sos familiares anuales son de$20,000 o menos, y que pagan(o enfrentan un incremento dealquiler que los forzaría a pagar)una renta de un tercio o más desus ingresos, pueden tener dere-cho al programa de Exención deIncrementos para las Personasde Mayor Edad (SCRIE, por sussiglas en inglés), si aplican alDepartamento de la Ciudad deNueva York Sobre las Personasde Mayor Edad, cuya direcciónes: SCRIE Unit, 2 LafayetteStreet, NY, NY 10007. Si el alqui-ler actual de un inquilino que tie-ne derecho a este programasobrepasa un tercio del ingreso,no se lo puede reducir, pero esposible evitar incrementos dealquiler en el futuro. Obtenga elformulario de SCRIE por llamar al(212) 442-1000.

Unidades de Desván (Lofts)Unidades de Desván (Lofts)Unidades de Desván (Lofts)Unidades de Desván (Lofts)Unidades de Desván (Lofts)Los incrementos legales sobrela renta base para las unidadesde desván son de un 3 por cien-to por un contrato de un año y un5 por ciento por un contrato dedos años. No se permiten in-

pasa a la página 4

Contrato de 1 AñoContrato de 1 AñoContrato de 1 AñoContrato de 1 AñoContrato de 1 Año

4% + $15

Incrementos por desocupacíon cobrados

en los últimos 8 años

Contratospara

Aparta-mentosVacíos

Más de$500

Menos de$300

Rentade $300 a

$500

Incrementos pordesocupacíon cobradosen los últimos 8 años

Incrementos pordesocupacíon no cobrados


Incrementos pordesocupacíon cobradosen los últimos 8 años

Incrementos pordesocupacíon no cobrados en

los últimos 8 años

Incrementos pordesocupacíon no cobrados


18% 20%

0.6% por el número de añosdesde el último incremento por

estar vacío, más el 18%

18% + $100 20% + $100

18% o $100,lo que sea mayor

20% o $100,lo que sea mayor


estar vacío, más el 20%


estar vacío, mas 18%,o $100, lo que sea mayor


estar vacío, mas 20%, o $100, lo que sea mayor


estar vacío, + 18% + $100

0.6% por el número de añosdesde el último incremento

por estar vacío, + 20% + $100

RRRRRenta Lenta Lenta Lenta Lenta Legal Actualegal Actualegal Actualegal Actualegal ActualTipo de ContratoTipo de ContratoTipo de ContratoTipo de ContratoTipo de Contrato Contrato de 2 AñosContrato de 2 AñosContrato de 2 AñosContrato de 2 AñosContrato de 2 Años

Renovacióndel Contrato

Más de $500 4% 6%

$500 o menos(Alquileres de $215 o menos se alzan a

$215 después de aplicarse los aumentos)

6% + $15

EEEEE LLLLL IIIII NNNNN QQQQQ UUUUU IIIII LLLLL IIIII NNNNN OOOOO HHHHH IIIII SSSSS PPPPP AAAAA NNNNN OOOOODHCR pone en práctico cambios delDHCR pone en práctico cambios delDHCR pone en práctico cambios delDHCR pone en práctico cambios delDHCR pone en práctico cambios del

código en contra de inquilinoscódigo en contra de inquilinoscódigo en contra de inquilinoscódigo en contra de inquilinoscódigo en contra de inquilinosPPPPPor Jenny Lor Jenny Lor Jenny Lor Jenny Lor Jenny Laurie y Kaurie y Kaurie y Kaurie y Kaurie y Kenny Schaefferenny Schaefferenny Schaefferenny Schaefferenny Schaeffer

TTTTTraducido por Vraducido por Vraducido por Vraducido por Vraducido por Vajra Kilgourajra Kilgourajra Kilgourajra Kilgourajra Kilgour

El 20 de diciembre, la Divi-sión de Vivienda y Renova-ción de Comunidades delEstado de Nueva York (NYSDivision of Housing &Community Renewal;DHCR por sus siglas eninglés), parte del poderejecutivo del gobernadorPataki, puso en prácticoun código revisado de ren-ta estabilizada. Lo hizopese a fuertes quejas yprotestas públicas por par-te de organizaciones deinquilinos y funcionarios

electos en cuanto tanto alos trámites como al con-tenido del nuevo código.Por las objeciones fuertes,se aplazó la aplicación delcódigo, propuesto por pri-mera vez el verano pasadodespués de una colabora-ción estrecha entre elpoder ejecutivo de Patakiy organizaciones de case-ros. Fue soltado sólo des-pués de los comicios denoviembre.

Se requiere que lasagencias administrativas

como la DHCR adoptennormas para incorporarlos detalles de las leyesescritas que están a sucargo implementar y apli-car. Sin embargo, no sepermite que vayan masallá de la ley o que adoptennormas inconsistentescon la ley. Muchas de lasdisposiciones del nuevocódigo parecen ir más alláde la autoridad de la agen-cia y serán sujetas aimpugnaciones legales.Los ayudantes de Pataki en

materia de vivienda dije-ron que el propósito derevisar el código, que no sehabía puesto al día desde1987, fue hacer que elcódigo reflejara los cam-bios (es decir, �la debilita-ción�) en las proteccionesde rentas y desalojos que lalegislatura estatal impusoen 1993 y 1997, además dedecisiones de las cortes enlos años interinos, perouna inspección del códigorevela que las revisionesson también un intento de

crear numerosasescapatorias adicionalesen la aplicación de las leyesde renta estabilizada.

El nuevo código tienemuchas disposiciones queles harán más fácil a loscaseros alzar los alquileresde los inquilinos, cobrarlesexcesivamente a los inqui-linos nuevos, desalojar a losinquilinos no deseados ydisminuir los servicios enlos edificios que les perte-


No se quedequedequedequedequedehelado:helado:helado:helado:helado:

¡ORGANIZESE!

La ley requiere que su caseroLa ley requiere que su caseroLa ley requiere que su caseroLa ley requiere que su caseroLa ley requiere que su caseroproproproproproporcionporcionporcionporcionporciona calefacción y aguaa calefacción y aguaa calefacción y aguaa calefacción y aguaa calefacción y aguacaliente a las caliente a las caliente a las caliente a las caliente a las temperaturastemperaturastemperaturastemperaturastemperaturassiguientes, desde el 1ro desiguientes, desde el 1ro desiguientes, desde el 1ro desiguientes, desde el 1ro desiguientes, desde el 1ro deoctubre hasta el 31 de mayo:octubre hasta el 31 de mayo:octubre hasta el 31 de mayo:octubre hasta el 31 de mayo:octubre hasta el 31 de mayo:

Desde las 6 a.m. hasta las 10 p.m.: Si latemperatura afuera es de menos de 55grados, la temperatura dentro debe seral menos de 68 grados en todo elapartamento.

Desde las 10 p.m. hasta las 6 a.m.: Si latemperatura afuera es de menos de 40grados, la temperatura dentro debe seral menos de 55 grados en todo elapartamento.

Se tiene que proporcionar agua calientea un mínimo de 120 grados en el grifolas 24 horas del día, todo el año.

Si su casero no mantiene estasSi su casero no mantiene estasSi su casero no mantiene estasSi su casero no mantiene estasSi su casero no mantiene estastemperaturas mínimas, ustedtemperaturas mínimas, ustedtemperaturas mínimas, ustedtemperaturas mínimas, ustedtemperaturas mínimas, usteddebe:debe:debe:debe:debe:

k Comenzar una �Acción HP� (HPAction) en la Corte de Vivienda. Pidauna inspección por orden de la cortey una Orden de Corrección (Orderto Correct)

k Llamar al Buro Central de Quejas(Central Control Bureau) de laciudad de Nueva York al (212) 824-4328 inmediatamente, paradocumentar la violación del casero.Llame repetidamente. Se supone queun inspector vendrá eventualmente,aunque a veces no lo haga.

k Exhortar a los otros inquilinos en eledificio a llamar al CentralComplaint. Todos deben llamarrepetidamente, al menos una vez aldía, todos los días en que tengaproblemas con la calefacción.

k Comprar un buen termómetro paraafuera y adentro, para documentarlas fechas exactas, las horas, y lastemperaturas, tanto afuera comoadentro, mientras tenga problemascon la calefacción. Esta documenta-ción es su evidencia

k Llamar a la División de Vivienda yRenovación Comunal del Estado deNueva York (DHCR, por sus siglas eningles) al (718) 739-6400, y pedirque le envíen el formulario de Quejade Calefacción y Agua Caliente.Llene el formulario y consigue la

participación de todos los inquilinosen su edificio que pueden firmarlo.Reclame una orden para restaurar lacalefacción y el agua caliente, y quese reduzcan y congelen (¡disculpe lode �congelen�!) todas las rentas.

k Necesitarán una fuerte asociación deinquilinos para obligar al casero aproporcionar la calefacción y el aguacaliente. Escriban y llamen al caseropara demandar las reparaciones yaceite. Prepárense para una huelgade renta (sobre todo con asesoríalegal)�de relámpago si es necesa-rio.

Las leyes sobre la calefacciónLas leyes sobre la calefacciónLas leyes sobre la calefacciónLas leyes sobre la calefacciónLas leyes sobre la calefacciónestablecen también:establecen también:establecen también:establecen también:establecen también:

k Que el Departamento de Reparacio-nes de Emergencia de la ciudad leproporcione la calefacción si elcasero no lo hace. (No se siente en unbloque de hielo�otra vez, ¡discul-pe!�mientras espere que lo haga.)

k Una multa de $250 al casero por cadadía que se produzca la violación.(Pero la verdad es que la Corte deVivienda raras veces impone lasmultas, y mucho menos las cobra).

k Una multa de $1,000 al casero sialgún aparato de control automáticose instala en la caldera paramantener la temperatura por debajodel mínimo legal.

k Si el tanque de combustible de lacaldera está vacío, los inquilinostienen el derecho de comprar supropio combustible después de haberpasado 24 horas sin calefacción ytambién sin obtener ningunarespuesta del casero. Esto no se aplicasi la caldera está rota y necesita tantoreparación como combustible.

¡Cuidado!¡Cuidado!¡Cuidado!¡Cuidado!¡Cuidado! ¡proteja su dinero! Si losinquilinos deciden comprar elcombustible, hay que seguir losprocedimientos legales cuidado-samente. Consiga la ayuda y elconsejo de un organizador deinquilinos. La existencia de leyes decalefacción y agua caliente vigentesno garantiza que el gobierno lasimplemente. No se quede heladopor esperar que la ciudad o elestado actúe. ¡Organízese!

Ratasviene de la página 3

necen. La peor disposición es uncambio sencillo en el lenguaje quedefine �el alquiler regulado legal�como �el alquiler pedido� por elcasero, en vez del alquiler registra-do por el casero en la DHCR, comofue estipulado en el código previo.Este cambio tendrá un impactoprofundo, no solamente en dispu-tas entre inquilinos y caseros enla corte de vivienda y en casos antela DHCR respecto a excesos decobro, sino también en los nivelesgenerales de alquileres en la ciu-dad, por intentar eludir totalmen-te el concepto de que el alquiler�pedido� sólo puede ser �legal� sino excede los límites de los incre-mentos de alquileres estipuladosen la ley.

El miembro de la junta directivadel Consejo Metropolitano (MetCouncil) Seth Miller, un abogadode inquilinos en el bufete deCollins, Dobkin y Miller, cree queeste cambio infringe seriamenteen la ley y dará rienda suelta a loscaseros en torno a la determina-

ción de alquileres. Él supone queeste cambio del código surgirá encasos que ya han sido decididos enla corte y están en el proceso deapelación: �Esperamos que lascortes declaren que las revisionesdel código en torno de registro sonilegales. Creo que al aprobar lasleyes estatales en 1974, no fue laintención de la ciudad que loscaseros establecieran los alquile-res de una manera unilateral.Creo también que la ciudad tieneel poder suficiente para rectificarel asunto.�

Los nuevos cambios en el códi-go lo hacen mucho más difícil paralos inquilinos conseguir una re-ducción en el alquiler al quejarsede una reducción en servicios.Ahora tienen que darle al casero45 días para responder, y se supo-ne que presenten las quejas decalefacción y agua caliente prime-ro con HPD. Será más difícil paralos inquilinos impugnarexitosamente la solicitud del case-ro para restauración de renta o unincremento del alquiler bajo elsistema para alzar rentas llamadoMejoras Importantes de Capital.

Los inquilinos tienen que conse-guir una declaración jurada de uningeniero o un arquitecto para

comprobar que no es veraz la de-claración del casero sobre la sufi-ciencia del trabajo hecho.

El poder ejecutivo ha añadidouna nueva disposición al códigohaciendo el hostigamiento decaseros por inquilinos un funda-mento para el desalojo. Aun sinesta disposición, los caseros tratande �amedrentar� a los inquilinosque hacen valer sus derechos le-gales por representarse a sí mis-mos como víctimas de�hostigamiento� por parte de losinquilinos. Esta nueva y poco cla-ra disposición solamente daráfuerzas a este tipo de represalia.

Según Miller, todas estas dispo-siciones tienen una sola cosa encomún: �El verdadero intento deestas disposiciones es permitirque los caseros agoten los recur-sos de los inquilinos en gastos le-gales. Se les obligará a losinquilinos ir a la corte para lucharcontra excesos de cobro, contra-tar a arquitectos para impugnarincrementos de alquileres y con-tratar a abogados para defendersecontra cargos infundados de haberhostigado al casero.� A los inquili-nos que no tienen el dinero sufi-ciente se les forzará a concederalquileres más altos o entregar susapartamentos.

Otros cambios similares inclu-yen: hacerlo más difícil para losinquilinos defenderse en los casosde residencia principal; dejar a losinquilinos retractar las quejas conla DHCR de manera que los dere-chos de todos los inquilinos futu-ros sean renunciados; y limitar lasuma que las personas mayores ootros inquilinos de bajos ingresospuedan recibir de sus compañerosde cuarto.

Con respecto a la desregulaciónde rentas altas y de ingresos altos,se revela más claramente lo vacía y

falsa es la aserción del poder ejecu-tivo de Pataki que su propósito alaprobar el nuevo código no fue

nada más alinearlo con cambiosrecientes en la ley. En cuanto a ladesregulación de apartamentosdesocupados que alcanzan un al-quiler de $2,000 al mes, el códigohace caso omiso de la disposiciónde la Ley Local 13, aprobado laprimavera pasada por el ConcejoMunicipal a instancia de Peter Va-llone. Esta ley requiere que el pri-mer inquilino después de ladesregulación sea avisado de susderechos de obtener un historialdel alquiler y entablar una queja deexceso de cobro. Con respecto a ladesregulación por ingresos altos,restringida a las familias con ingre-sos anuales de más de $175,000 yalquileres de más de $2,000 al mes,el código intencionadamentehace caso omiso de fallos recientesen la Corte de Apelaciones, queexigen un procedimiento para abrirlas determinaciones de incumpli-miento en contra de familias quesimplemente no respondieron atiempo a las demandas para docu-mentación difíciles de entender,debido por ejemplo a una enferme-dad o ausencia temporal de la casa,mientras sus ingresos realmenteestán bajo del límite.

Sin duda, la aplicación del nue-vo código de renta estabilizada dePataki tendrá por resultadoimpugnaciones que durarán poraños, mientras hace daño a losinquilinos que no tienen los recur-sos para luchar en la corte. ConGeorge Pataki dando toda señalque pretende postularse para untercer mandato como gobernadoren noviembre de 2001, los inqui-linos tendrán la oportunidad deexpresar en las urnas su reaccióna este atentado contra los dere-chos de inquilinos y las viviendasal alcance de sus bolsillos.

El nuevo código tiene muchasEl nuevo código tiene muchasEl nuevo código tiene muchasEl nuevo código tiene muchasEl nuevo código tiene muchasdisposiciones que lo harían más fácildisposiciones que lo harían más fácildisposiciones que lo harían más fácildisposiciones que lo harían más fácildisposiciones que lo harían más fácilpara los caseros alzar alquileres,para los caseros alzar alquileres,para los caseros alzar alquileres,para los caseros alzar alquileres,para los caseros alzar alquileres,cobrarles excesivamente a los inquilinoscobrarles excesivamente a los inquilinoscobrarles excesivamente a los inquilinoscobrarles excesivamente a los inquilinoscobrarles excesivamente a los inquilinosnuevos, desalojar a los inquilinos nonuevos, desalojar a los inquilinos nonuevos, desalojar a los inquilinos nonuevos, desalojar a los inquilinos nonuevos, desalojar a los inquilinos nodeseados y disminuir los servicios.deseados y disminuir los servicios.deseados y disminuir los servicios.deseados y disminuir los servicios.deseados y disminuir los servicios.

E-mail Met [email protected]

New York�s Urban Affairs News Magazine

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City LimitsCity LimitsCity LimitsCity LimitsCity Limits

January 2001January 2001January 2001January 2001January 2001 �� TENANT/INQUILINOTENANT/INQUILINOTENANT/INQUILINOTENANT/INQUILINOTENANT/INQUILINO 55555

When tenants complain about astronomical rents in New York City, a common landlord theme is that apartmentsare only expensive in Manhattan. Sure, they say, landlords in “core Manhattan” might be getting $1,850 a monthfor a studio too small to fit a double bed, but out in the boroughs rents are so low owners are practically starving!

With that in mind, we decided to take a look at the classified ads in the Daily News, Newsday, and the Voice,and see what apartments were going for this month. (The Sunday Times has only a handful of ads for apart-ments outside “core Manhattan.”) While this is obviously not a totally scientific survey, it does represent what’slikely to be actually available for someone looking to move.

Keep in mind that most rent-stabilized tenants’ take-home pay is less than $500 a week.

These rents reflect the damage done by the 20% vacancy increases allowed by the 1997 rent laws and the RentGuidelines Board’s annual increases. From Nelson Rockefeller’s vacancy decontrol to George Pataki’s newDHCR regulations, the biggest loopholes in rent controls have been designed to affect vacant apartments.

Rent Map � The Damage DoneRent Map � The Damage DoneRent Map � The Damage DoneRent Map � The Damage DoneRent Map � The Damage Done

With Florida�s MelMartinez, President-selectGeorge Bush�s pick for sec-retary of Housing and Ur-ban Development, it�s alittle hard to tell what we�llbe getting. This OrangeCounty [Florida] chairmanhas none of the right-wing,anti-government bonafides of some of Bush�sother Cabinet appointees.(He has most recently ap-peared in the press for tak-ing Elian Gonzalez toDisney World and servingas a Florida elector.)

He also doesn�t havemuch background in hous-ing, but unlike many Re-publicans, he at leastseems to understand whya federal housing depart-ment exists at all�withskyrocketing populationgrowth, development hasbecome a huge issue inOrange County, which con-tains Orlando and much ofthe Disney World area.�He�s sensitive to thosetypes of issues, and believesthat there is reason andpurpose for providing gov-

ernment services,� saidMitchell Glasser, directorfor housing and commu-nity development for Or-ange County.

And his staffers mayfind him a breath of freshair�something of ananti-Cuomo. Like the cur-rent HUD secretary,Martinez has a reputationin Florida for being whip-smart and a very quickstudy. But unlike ourpresent housing chief,who has a well-docu-mented nasty streak,Martinez is also known forbeing affable, easy to getalong with and non-ideo-logical.

The worst thing thathousing developers andadvocates could find to sayabout Martinez is that hedoesn�t seem to knowmuch about his new job.But sometimes, theypoint out, that�s an assetin a new secretary. �He hasvery little housing experi-ence,� pointed out oneFlorida developer. �Butthat�s not bad, necessarily.

Maybe he won�t have anagenda, and won�t meddlearound in things.�

Martinez also has acontrarian streak, infuriat-ing developers last yearwith an anti-sprawl mea-sure in Orange County.This year, he�s been head-ing up the governor�s adhoc Florida Growth Man-agement Commission,which just last weekstepped on some impor-tant toes with an earlydraft of its findings. Thereport recommendstough measures to shutdown uncontrolled su-burbanization, preserveagriculture and encour-age urban redevelop-ment�and is sure tolaunch a political firestormin Florida, where develop-ment is very big business.

�Anna Ciezadlo,Alyssa Katz and

Kathleen McGowan

Reprinted with permis-sion from City LimitsWeekly.

UPPER MANHATTANHarlem: 1 BR $550-900; 2 BR$895-1,500

East Harlem: Studio $750-1,075

Washington Heights: Studio$900; 1 BR $1,200-1,250

QUEENS

Astoria: Studio $850; 2 BR$900-1,800

Sunnyside/Woodside: Studio$600-750; 1 BR $795-895

Woodhaven: 4 BR $949

BRONX

South Bronx: 1 BR $600; 2 BR$750

Soundview: 2 BR $995

Parkchester: 1 BR $700-800

Bush�s HUD Pick: Unknown Quantity

BROOKLYN

Bushwick: 4 rooms $875-900

Crown Heights: Studio $590-775; 2 BR $850-1,000

Sunset Park: 3 BR $1,400

The law requires yourlandlord provide heat andhot water at the followinglevels from October 1through May 31:

From 6 am to 10 pm: If theoutside temperature fallsbelow 55 degrees, the insidetemperature must be at least68 degrees everywhere inyour apartment.

From 10 pm to 6 am: If theoutside temperature fallsbelow 40 degrees, the insidetemperature must be at least55 degrees everywhere inyour apartment.

Hot water at a minimum 120degrees at the tap must beprovided 24 hours a day,year round.

If your landlord does notmaintain those minimumtemperatures, you should:

k Start an �HP action� inHousing Court. Ask for acourt-ordered inspectionand an Order to Correct.

k Call the New York CityCentral ComplaintsBureau at (212) 824-4328 immediately torecord the landlord�sviolation. Call repeatedly.An inspector shouldeventually come, al-though sometimes theydon�t.

k Get other tenants in yourbuilding to call CentralComplaint. Everybodyshould call repeatedly, atleast once every day thecondition is not corrected.

k Buy a good indoor/outdoor thermometer andkeep a chart of the exactdates, times, and tem-perature readings, insideand out, so long as thecondition is not corrected.The chart is your evidence.

k Call the New York StateDivision of Housing andCommunity Renewal at(718) 739-6400 and askthem to send you theirHeat and Hot Watercomplaint form. Get asmany other apartments as

possible in your buildingto sign on, demandingan order restoring heatand hot water, and areduction and freeze(pardon the expression!)in all the rents.

You�ll need a strong tenantassociation to force thelandlord to provide heat andhot water. Write and call thelandlord and demandrepairs or fuel.

Prepare to go on rentstrike � but get legal advicefirst.

The heat laws also providefor:

k The city�s EmergencyRepair Department tosupply your heat if thelandlord does not. (Trywaiting for this one!)

k A $250 a day fine to thelandlord for every day ofviolation. (But theHousing Court rarelyimposes these fines, letalone collects them.)

k A $1,000 fine to thelandlord if an automaticcontrol device is put on theboiler to keep the tempera-ture below the lawfulminimum.

If your boiler�s fuel tank isempty, tenants have the rightto buy their own fuel after24 hours of no heat and noresponse from the landlord.But this provision does notapply if the boiler is brokenand needs both repairs andfuel.

Caution! Protect yourmoney! If you decide to buyfuel, you must follow speciallawful procedures verycarefully. You should gethelp and advice from atenant organizer.

Because the heat and hotwater laws are in the lawbooks does not mean theyare enforced by government.Don�t freeze to death waitingfor the city or state to act.Organize!

Don�tFreeze�Organize!

66666 JanuarJanuarJanuarJanuarJanuary 2001y 2001y 2001y 2001y 2001 �� TENANT/INQUILINOTENANT/INQUILINOTENANT/INQUILINOTENANT/INQUILINOTENANT/INQUILINO

The above rent guidelines tableshows the maximum increaseslandlords in New York City canlegally charge for rent stabilizedapartments on all leases com-mencing in the twelve-month pe-riod beginning October 1, 2000.Increases in rent based on the1- or 2-year renewal guidelinescan be charged only once duringthe period covered by the guide-lines, and must be applied to thelegal stabilized rent on Septem-ber 30, 2000. The above guide-lines and vacancy bonuses donot apply to an apartment whichwas rent controlled on that date..

Sublease AllowanceLandlords can charge a 10 per-cent increase during the term ofa sublease that commencesduring this guideline period.

Vacancy LeasesIn June 1997, Governor GeorgePataki, as a part of his efforts todestroy rent regulation, forcedchanges that gave landlordslarge vacancy bonuses. Provi-sions of his Rent Regulation Re-form Act of 1997 allow the rentsof apartments to rise by a statu-tory percentage: 20 percent for a2-year lease, and 20 percent mi-nus the difference between the 1-and 2-year renewal guidelines for1-year leases. The new law alsoallows additional vacancy in-creases for apartments whichhave had no vacancy allowancein eight or more years.

Rent OverchargesTenants should be aware thatmany landlords will exploit thecomplexities of these guidelinesand bonuses, and the tenant�sunfamiliarity with the apartment�srent history, to charge an illegalrent. The tenant can choosebetween filing an overchargecomplaint with the Division of

Housing and Community Re-newal or challenging the rent inHousing Court to get a determi-nation of the legal rent.

A prospective tenant who ex-presses knowledge of theirrights will probably not be given alease to sign. Landlords avoidrenting to tenants who may betroublesome. Overcharging isvery common. Every tenantshould challenge possible over-charge. With DHCR, obtain andfill out Form RA-89 to determinethe correct rent from officialrecords. Call DHCR at (718)739-6400 to obtain the form.

Fair Market Rent AppealAnother type of overcharge fre-

quently occurs at the time that apreviously rent controlled apart-ment becomes vacant and isre-rented as a stabilized unit.The Rent Guidelines Board an-nually sets what they call the

�Special Fair Market RentGuideline� that is used by DHCRto lower unfair market rents fortenants who file the Fair MarketRent Appeal (FMRA). Under Or-der 32, it is HUD Fair MarketRent or 150% above the maxi-mum base rent. No stabilizedtenant of an apartment that wasdecontrolled on or after April 1,1984 should fail to challenge theso-called Initial Legal RegulatedRent (market rent) that land-lords charge upon decontrol.Use DHCR Form RA-89. Indi-cate clearly that your complaintis both a complaint of �over-charge� and �Fair Market RentAppeal.� The Housing Courtcannot determine a Fair MarketRent Appeal. Formerly con-trolled vacant apartments inbuildings converted to co-ops orcondos do not become stabi-lized and are not eligible for a FairMarket Rent Appeal.

Senior Citizen RentIncrease Exemption

Rent stabilized seniors, 62years or older, whose dispos-able annual household incomeis $20,000 or less and who pay(or face a rent increase thatwould cause them to pay)one-third or more of that in-come in rent may be eligible fora Senior Citizen Rent IncreaseExemption (SCRIE) if they applyto the NYC Dept of the Aging,SCRIE Unit at 2 LafayetteStreet, NY, NY 10007. If an oth-erwise eligible tenant�s currentrent level is already aboveone-third of income, it cannot berolled back, but future rent in-creases may be waived. Obtainthe SCRIE application form bycalling (212) 442-1000.

Loft UnitsLegalized loft unit increasesabove the base rent are 3 per-

cent for a one-year lease and 5percent for two years. No va-cancy allowance is permittedon vacant lofts.

Hotels and SROs The guideline is 2 percent forClass A apartment hotels, lodg-ing houses, Class B hotels (30rooms or more), single roomoccupancy (SROs) hotels, androoming houses (Class B, 6-29rooms), above the legal rentpaid on September 30, 2000. Novacancy allowance is permit-ted. The guideline is not collect-ible unless 70% or more of theunits in the building are occu-pied by permanent rent stabi-lized or controlled tenantspaying legal regulated rents.Further, no increase is allowedwhen the landlord has failed toprovide the new occupant acopy of the Rights and Duties ofHotel Owners and Tenants.

High-rent, High-incomeDeregulation

(1) Apartments legally rentingfor $2,000 or more a month thatbecame vacant from July 7,1993 through October 1, 1993,or on April 1, 1994 and thereaf-ter are subject to deregulation.(2) The same deregulation ap-plies in the time periods setforth in (1) above to apartmentslegally renting for $2,000 ormore a month without their be-coming vacant if the totalhousehold income exceeds$175,000 in each of the priortwo consecutive years. To beeligible for this second form ofderegulation, the landlord mustsend an income certificationform to the tenant betweenJanuary 1 and May 1 and file itwith and get the approval ofDHCR.

NYC Rent Guidelines Board AdjustmentsNYC Rent Guidelines Board AdjustmentsNYC Rent Guidelines Board AdjustmentsNYC Rent Guidelines Board AdjustmentsNYC Rent Guidelines Board Adjustments (Order No. 32) (Order No. 32) (Order No. 32) (Order No. 32) (Order No. 32)for Rent Stabilized Leases commencing Oct. 1, 2000 through Sept. 30, 2001, includingfor Rent Stabilized Leases commencing Oct. 1, 2000 through Sept. 30, 2001, includingfor Rent Stabilized Leases commencing Oct. 1, 2000 through Sept. 30, 2001, includingfor Rent Stabilized Leases commencing Oct. 1, 2000 through Sept. 30, 2001, includingfor Rent Stabilized Leases commencing Oct. 1, 2000 through Sept. 30, 2001, including

the Pataki vacancy bonuses adopted by the State Legislature on June 19, 1997the Pataki vacancy bonuses adopted by the State Legislature on June 19, 1997the Pataki vacancy bonuses adopted by the State Legislature on June 19, 1997the Pataki vacancy bonuses adopted by the State Legislature on June 19, 1997the Pataki vacancy bonuses adopted by the State Legislature on June 19, 1997

Vacancy allowance chargedwithin last 8 yearsVacancy

leases

Morethan$500

Less than$300

Rent$300 to$500

Vacancy allowance chargedwithin last 8 years

No vacancy allowancecharged within last 8 years

Vacancy allowance chargedwithin last 8 years



18% 20%

0.6% times number of yearssince last vacancy

allowance, plus 18%

18% plus $100 20% plus $100

18% or $100,whichever is greater

20% or $100,whichever is greater

0.6% times number of yearssince last vacancy

allowance, plus 20%

0.6% times number of yearssince last vacancy allowance,

plus 18%, or $100,whichever is greater

0.6% times number of yearssince last vacancy allowance,

plus 20%, or $100,whichever is greater

0.6% times number of yearssince last vacancy allow–ance,

plus 18% plus $100

0.6% times number of yearssince last vacancy allow–ance,

plus 20% plus $100

Current LCurrent LCurrent LCurrent LCurrent Legal Regal Regal Regal Regal RentententententLLLLLease Tease Tease Tease Tease Typeypeypeypeype One-year LeaseOne-year LeaseOne-year LeaseOne-year LeaseOne-year Lease TTTTTwo-year Lwo-year Lwo-year Lwo-year Lwo-year Leaseeaseeaseeaseease

RenewalLeases

more than $500 4% 6%

$500 or less(Rents that are $215 or less brought up

to $215 after increases applied)

4% plus $15 6% plus $15

In 1999, we reported abouta high-stakes real-estatescheme that turned run-down Harlem brownstonesinto big bucks, courtesy ofunderwriting from a fed-eral housing loan programdesigned to encouragerehabilitation in poorneighborhoods. At thetime, the threat seemedclear: Dilapidated proper-ties in this vulnerableneighborhood were beingsaddled with wildly inflatedmortgages, handed out tononprofits that knew littleor nothing about housingdevelopment.

Now, a year later, morethan 150 of these build-ings are tumbling intodefault. The original mort-gage lender has gone outof business, the two banksthat hold these mortgagesare owed more than $50million, and the responsi-bility of paying back thebad loans has fallen on thefederal Department ofHousing and Urban Devel-

opment. The spectacularwreckage of the scheme isvisible on the streets ofHarlem, where dozens ofbuildings have been leftgutted or half-renovatedand abandoned.

Under the 203(k) pro-gram, nonprofits can getfederally backed loans topurchase and repair build-ings for rehab. But in Har-lem, this program wasexploited in a scenario inwhich nonprofits boughthigh-priced buildings fromrealty companies that hadbought them very cheaplyonly days or weeks before-hand. For example, CazzoRealty purchased the build-ing at 336 West 145th St. inApril 1998 for $20,000, andsold it seven days later tononprofit Word of Life Min-istries for 10 times as much.The nonprofit made the pur-chase with a $316,000 feder-ally insured 203(k) loanfrom a private lender calledMortgage Lenders ofAmerica, which in turn

quickly sold the loan to abank.

Full transaction recordson 31 of these buildingsshed light on the extent ofthe gains. The realty com-panies that initially pur-chased the propertiesspent about $4 milliontotal in 1998 and 1999, butthe nonprofits whobought the buildings im-mediately afterward tookout $10.7 million in feder-ally backed loans to pay forthem. In most cases, repairwork was never finished,and only a few mortgagepayments were made.

Over last summer, as theloans started to go south,

the banks began trying tosell these decrepit proper-ties�but rather than takea loss, they were offeringthem at prices far beyondwhat the market will bear,up to $525,000.

�We�re flooding the mar-ket with overpriced build-ings that can�t be sold,� saidone Harlem realtor. Now,HUD has agreed to allowthe banks to revalue theproperties and sell themmore cheaply, and it willmake up the differencefrom the Federal HousingAdministration insurancepool, which is fundedthrough small annualcharges to mortgage bor-

$50 Million Tab on Harlem Mortgage DefaultsBy Kemba Johnson

rowers.Another possible sce-

nario might enlist moreexperienced local commu-nity development groupsto take over and rehab thebuildings, said Lisa Daglian,a spokesperson for Manhat-tan Borough President C.Virginia Fields. Other expe-rienced developers said theplan would probably re-quire a substantial influx ofmoney and major financialrestructuring. �We�ll see ifout of all of this bad, we canget some good,� Daglianadded.

Reprinted with permis-sion from City LimitsWeekly.

AAAAAttention All On-line!ttention All On-line!ttention All On-line!ttention All On-line!ttention All On-line!If you have an e-mail address, join the

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Simply send us a message, subject heading �subscribe�, to:

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It is no accident that incumbentsare re-elected to the state Legis-lature at almost a 100% rate. It�sa result of state-of-the-art design.The districts drawn in 1990 havebeen a huge success, if maintain-ing the status quo was the goal.

Following Republican StateSen. Roy Goodman�s razor-thinand disputed recount victory overactivist Liz Krueger (D-WFP-Green) in Manhattan, every StateSenate seat remained with theincumbent party. Only one out of150 Assembly seats changedhands, in upstate Niagara, wherea one-term Republican lost�hardly a torrent of change.

The reason is that the Demo-cratic leadership in the Assembly,in both 1980 and 1990, allowedthe Republicans to draw the Sen-ate districts, in exchange for be-ing allowed a free hand in drawingAssembly districts. The only way tofix this is by nonpartisan redistrict-ing, prohibiting consideration ofparty enrollment and similarpurely political factors.

New Yorkers were justifiablyoutraged by the disenfranchise-ment of voters in Florida by Bushoperatives and the U.S. SupremeCourt�s cynical application of�equal protection.� Will we standidly by while our right to chooseour state legislature is similarlydenied by a stacked deck?

Assembly Speaker SheldonSilver�s response to Gov. Pataki�sstate of the state speech on Jan.3 was ominous, in that he praisedthe governor, stressing bipartisan-ship and working closely with theSenate in the coming session.There was little indication of anywillingness or ability to fight foranything that is not readily accept-able to the Republicans.

Looking ForwardWith the rent and eviction laws

due to expire again in 2003,wresting control of the stateSenate from the party of GeorgePataki and Joseph Bruno in 2002is critical.

Met Council worked with those,like State Sen. Eric Schneider-man, who tried to erode the Re-publicans� six-vote majority in theupper house last year. Sadly, somepeople who should know better,

including unions like the UnitedFederation of Teachers, Local 1199and the state AFL-CIO, worked tore-elect incumbent Republicansenators in downstate districtswhich seemed competitive, as dida few prominent tenant leaders.

We can only hope that when thechips are down in 2002, there canbe more unity of purpose amongprogressive and labor constituen-cies in trying to defeat the Brunomajority in the state Senate byreplacing false friends like RoyGoodman with real friends likeLiz Krueger. But that effort will befaced with a �fixed race� if theAssembly is allowed to follow tra-dition and self-interest in drawingredistricting lines to protect in-cumbents in both houses.

Mayoral ChoicesThe Mayor�s race is on, although

housing issues have been largelyunmentioned after last Septem-ber�s Habitat for Humanity forum.Mayor Giuliani is reportedly plan-ning to announce a four-year, $600million housing initiative whichwill focus by more than 60% onownership, thus leaving the lowest-income New Yorkers out in thecold, while continuing to transfercity-owned property to specula-tors. But in his Jan. 8 state of thecity speech, he gave little morethan a promise to rid his Depart-ment of Buildings of crime andcorruption. �I regret not doing itearlier,� the �new Rudy� admitted,just as he did last year when theacting commissioner was arrested.

At this point, it seems likely thatthere will be a runoff the Demo-cratic nomination between PublicAdvocate Mark Green and Comp-troller Alan Hevesi, the Rev. AlSharpton and Green, or Hevesi andSharpton. Bronx Borough Presi-dent Fernando Ferrer�s chancesappear to have plummeted withthe stalling of the Ramirez ma-chine in the Bronx, and Sharptongiving more and more indicationsthat he will enter the race.

City Council Speaker PeterVallone�s campaign has so farfailed to catch on any more thanhis weak campaign for governor in1998 did, but that could change ifhe elects to use his considerablecampaign contributions to publi-

Political Report: Dirty Little SecretsPolitical Report: Dirty Little SecretsPolitical Report: Dirty Little SecretsPolitical Report: Dirty Little SecretsPolitical Report: Dirty Little SecretsRedistricting: How the Albany Fix Hurts TenantsRedistricting: How the Albany Fix Hurts TenantsRedistricting: How the Albany Fix Hurts TenantsRedistricting: How the Albany Fix Hurts TenantsRedistricting: How the Albany Fix Hurts Tenants

by Kenny Schaefferby Kenny Schaefferby Kenny Schaefferby Kenny Schaefferby Kenny Schaeffer

Met Council VMet Council VMet Council VMet Council VMet Council Volunteer Wolunteer Wolunteer Wolunteer Wolunteer Working Grorking Grorking Grorking Grorking GroupoupoupoupoupHelp Build Met Council!Help Build Met Council!Help Build Met Council!Help Build Met Council!Help Build Met Council!

Met Council holds open-house volunteer nights twice a month at ourFulton St. office. These meetings are task-oriented, focusing on thepolitical work of Met Council via phone banking, mailings and letter-writing campaigns. At the same time, we hope to provide aninformal forum for the exchange of ideas.

This will NOT be a housing clinic. If you have a housing problemand want to get counseled in person, visit the clinics listed on theback of this newspaper.

We meet the first and thirfirst and thirfirst and thirfirst and thirfirst and third Td Td Td Td Tuesday of everuesday of everuesday of everuesday of everuesday of every month y month y month y month y month from 6-8:30 p.m.

Met Council is located at: 64 Fulton Street, Room 401, Buzzer #9For more information call (212) 693-0553 x 6.

cize genuinely popular and impor-tant actions, for example Intro.859 [see related story].

Both Green and Sharpton haveused their positions to confrontcorporate priorities and raise andaddress a range of social issues,while Hevesi has done do some-what less aggressively. But when itcomes to affordable housing, noneof them has directly confrontedthe multibillion-dollar real-estateindustry that is a major part of thecity�s �permanent government.�

It is up to the housing movementto keep our issues on the frontburner. The candidates must be

forced to take clear stands on is-sues of rent regulation, code en-forcement, eviction prevention,disposition of city-owned property,and creation of affordable housing.Loud and active tenant participa-tion in the political process overthe next 10 months will determinewhether they ignore housing is-sues, as has happened for so manyyears, or whether the ever-worsen-ing housing affordability crisis�amatter of much more direct impor-tance to millions of New Yorkersthan a further reduction incrime�finally gets the attentionit deserves.

landlords grounds for eviction.Even without this provision, land-lords tried to �chill� tenants whoassert their lawful rights by por-traying themselves as victims oftenant �harassment.� This newand ill-defined provision will onlyencourage such retaliation.

According to Miller, thesechanges all have one thing in com-mon: �The real intent of theseprovisions is to allow landlords tospend the tenant down to theground. Tenants will be forced togo to court to fight overcharges,hire architects to challenge rentincreases and to hire lawyers to de-fend themselves against baselesscharges that they harassed thelandlord.� Tenants who don�t havethis kind of money will be forcedto concede to higher rents or togive up apartments.

Other similar changes include:making it harder for tenants todefend themselves in primaryresidence cases, allowing tenantsto withdraw complaints with theDHCR that will waive the rights ofall future tenants; and limitingthe amount the elderly or otherlow-income tenants can receivefrom roommates.

The Pataki administration claimthat its intent in adopting the newcode was merely to bring it intoline with recent changes in thelaw is most clearly revealed ashollow and disingenuous withrespect to high-rent and high-in-come deregulation. With regard toderegulation of vacant apart-

ments reaching a rent of $2,000 amonth, the code completely ig-nores the provision enacted bythe City Council under Peter Val-lone last spring in Local Law 13,requiring that the first incomingtenant following deregulation tobe notified of his right to obtain arent history and to file an over-charge complaint.

With respect to high-incomederegulation�which is limited tohouseholds with annual incomesover $175,000 and rents over$2,000�the code pointedly ig-nores recent Court of Appealsdecisions in cases where apart-ments were deregulated due tothe tenant�s failure to documenttheir income in time. The courthas required DHCR to set up aprocedure to reopen default de-terminations against familieswhose incomes are below thelimit, but who simply did not re-spond on time to the confusingdocumentation demands, due forexample to illness or temporaryabsence from the home.

The implementation of the newPataki rent-stabilization code willno doubt result in years of courtchallenges, while hurting tenantswithout the resources to fight incourt. With the governor givingevery indication that he intendsto seek a third term in November2002, tenants will have an oppor-tunity to express their reaction tothis assault on tenants� rights andaffordable housing at the polls.

DHCRcontinued from page 1

Met Council EndorsesMet Council EndorsesMet Council EndorsesMet Council EndorsesMet Council EndorsesJ20 Protest atJ20 Protest atJ20 Protest atJ20 Protest atJ20 Protest at

the Bush Inaugurationthe Bush Inaugurationthe Bush Inaugurationthe Bush Inaugurationthe Bush InaugurationOn Saturday, January 20, thou-sands will gather in WashingtonD.C. in support of freedom forMumia Abu-Jamal, against thedeath penalty, and to express out-rage at voter disenfranchisementof the poor, the elderly andpeople of color in the 2000 elec-tions. For bus tickets and moreinformation, contact the Interna-tional Action Center at (212) 633-6646 or see www.iacenter.org.

NewNewNewNewNew ComplaintComplaintComplaintComplaintComplaintNumbersNumbersNumbersNumbersNumbers

The Department of Housing,Preservation and Development

(HPD) Central Complaintshotline�s new number is:

(212) 824-4328

The Department of Buildingshas condensed its boroughphone numbers into one

complaint line,(212) 227-7000


JJJJJoooooin Met Councilin Met Councilin Met Councilin Met Councilin Met CouncilMembership: Individual, $25 per year; Low-income, $15 per year; family(voluntary: 2 sharing an apartment), $30 per year. Supporting, $40 peryear. Sustaining, min. of $100 per year (indicate amount of pledge). Foraffiliation of community or tenant organizations, large buildings, tradeunions, etc. call 212-693-0553.

NameNameNameNameName

AddressAddressAddressAddressAddress Apt. No.Apt. No.Apt. No.Apt. No.Apt. No.

CityCityCityCityCity StateStateStateStateState ZipZipZipZipZip

Home Phone NumberHome Phone NumberHome Phone NumberHome Phone NumberHome Phone Number

Send your check or money order with this form to:Metropolitan Council on Housing, 64 Fulton St., Rm. 401, NY, NY 10038

My apartment is q controlled q stabilized q unregulated q other_____________

q I am interested in volunteering my time to Met Council. Please call me to schedule timesand duties. I can q counsel tenants, q do office work, q lobby public officials, q attendrallies/protests.

HOUSING COMMITTEE OF RENAHOUSING COMMITTEE OF RENAHOUSING COMMITTEE OF RENAHOUSING COMMITTEE OF RENAHOUSING COMMITTEE OF RENACovers 135th St. to 165th St. fromRiverside Dr. to St. Nicholas Ave.,544 W. 157th St. (basement entrance).ThursdaysThursdaysThursdaysThursdaysThursdays ................................................................................................................................................. 8:00 pm8:00 pm8:00 pm8:00 pm8:00 pm

LOWER MANHATTANLOWER MANHATTANLOWER MANHATTANLOWER MANHATTANLOWER MANHATTANLOFT TENANTSLOFT TENANTSLOFT TENANTSLOFT TENANTSLOFT TENANTSSt. Margaret�s House, Pearl & FultonSts., 212-539-3538WednesdaysWednesdaysWednesdaysWednesdaysWednesdays ......................................................................................................... 5 pm-7 pm 5 pm-7 pm 5 pm-7 pm 5 pm-7 pm 5 pm-7 pm

VILLAGE INDEPENDENTVILLAGE INDEPENDENTVILLAGE INDEPENDENTVILLAGE INDEPENDENTVILLAGE INDEPENDENTDEMOCRATSDEMOCRATSDEMOCRATSDEMOCRATSDEMOCRATS26 Perry St. (basement), 212-741-2994WednesdaysWednesdaysWednesdaysWednesdaysWednesdays ......................................................................................................... 6 pm-7:30 pm6 pm-7:30 pm6 pm-7:30 pm6 pm-7:30 pm6 pm-7:30 pm

WEST SIDE TENANTS UNIONWEST SIDE TENANTS UNIONWEST SIDE TENANTS UNIONWEST SIDE TENANTS UNIONWEST SIDE TENANTS UNION200 W. 72nd St. Room 63; 212-595-1274Tuesday & ThursdayTuesday & ThursdayTuesday & ThursdayTuesday & ThursdayTuesday & Thursday ........................................................................... 2-5 pm2-5 pm2-5 pm2-5 pm2-5 pmTuesday and WednesdayTuesday and WednesdayTuesday and WednesdayTuesday and WednesdayTuesday and Wednesday ............... 6-7:45 pm6-7:45 pm6-7:45 pm6-7:45 pm6-7:45 pm

LOWER EAST SIDE BRANCH atLOWER EAST SIDE BRANCH atLOWER EAST SIDE BRANCH atLOWER EAST SIDE BRANCH atLOWER EAST SIDE BRANCH atCooper Square Committee61 E. 4th St. (btwn. 2nd Ave. & Bowery)TuesdaysTuesdaysTuesdaysTuesdaysTuesdays ........................................................................................................................................................... 6:30 pm6:30 pm6:30 pm6:30 pm6:30 pm

BENSONHURST TENANT COUNCILBENSONHURST TENANT COUNCILBENSONHURST TENANT COUNCILBENSONHURST TENANT COUNCILBENSONHURST TENANT COUNCIL1708 West 10th St., Brooklyn, 718-372-2413Monday-ThursdayMonday-ThursdayMonday-ThursdayMonday-ThursdayMonday-Thursday ....................................................... 10 am-5 pm10 am-5 pm10 am-5 pm10 am-5 pm10 am-5 pmCall for appointment.

CHELSEA COALITION ON HOUSINGCHELSEA COALITION ON HOUSINGCHELSEA COALITION ON HOUSINGCHELSEA COALITION ON HOUSINGCHELSEA COALITION ON HOUSINGCovers 14th St. to 30th St., 5th Ave. to theHudson River.322 W. 17th St. (basement), CH3-0544ThursdaysThursdaysThursdaysThursdaysThursdays.............................. 7:30 pm7:30 pm7:30 pm7:30 pm7:30 pm

GOLES (Good Old Lower GOLES (Good Old Lower GOLES (Good Old Lower GOLES (Good Old Lower GOLES (Good Old Lower East East East East East Side)Side)Side)Side)Side)525 E. 6th St. (btwn. Aves. A & B) LowerEast Side tenants only, 212-533-2541.

WHERE TO GO FOR HELPWHERE TO GO FOR HELPWHERE TO GO FOR HELPWHERE TO GO FOR HELPWHERE TO GO FOR HELP

METROPOLITMETROPOLITMETROPOLITMETROPOLITMETROPOLITANANANANANCOUNCILCOUNCILCOUNCILCOUNCILCOUNCIL

ON HOUSINGON HOUSINGON HOUSINGON HOUSINGON HOUSINGMet Council is a citywide tenant union.Met Council is a citywide tenant union.Met Council is a citywide tenant union.Met Council is a citywide tenant union.Met Council is a citywide tenant union.

Our phones are open to the publicOur phones are open to the publicOur phones are open to the publicOur phones are open to the publicOur phones are open to the publicMondays and Wednesdays from 1:30 to 5:00 p.m.Mondays and Wednesdays from 1:30 to 5:00 p.m.Mondays and Wednesdays from 1:30 to 5:00 p.m.Mondays and Wednesdays from 1:30 to 5:00 p.m.Mondays and Wednesdays from 1:30 to 5:00 p.m.

We can briefly answer your questions, help you withWe can briefly answer your questions, help you withWe can briefly answer your questions, help you withWe can briefly answer your questions, help you withWe can briefly answer your questions, help you withorganizing or refer you to other help.organizing or refer you to other help.organizing or refer you to other help.organizing or refer you to other help.organizing or refer you to other help.

212-693-0550212-693-0550212-693-0550212-693-0550212-693-0550

pointees to the board have beenpredominantly bankers, accoun-tants, and corporate lawyers.

While the RGB has no power

over many of the most drastic rentincreases�state law sets the sizeof vacancy increases, provides gi-ant legal loopholes for renovationsand ever-weaker enforcement ofillegal overcharges, and bans thecity from enacting stricter limitson rents�it has increasingly be-come a lightning rod for tenantire.

�The RGB has been fighting awar against tenants,� Brooklyncommunity organizer ArtemioGuerra said at the rally. �Queensis being devastated because of theRGB,� added Bob Katz of theQueens League of United Ten-ants.

As the only branch of city gov-ernment with power over rents,the RGB has voted steady and sig-nificant increases for tenants inplace, well above what its ownstudies show landlords� costs tobe. In 1998 and 1999, when RGB

researchers estimated that land-lords� costs had risen by 0.1% inthe previous year, the board voteda 4% increase for tenants renew-

ing a two-yearlease. Lastyear, it usedspiking fuelprices as a ra-tionale for a6% increase.This year, withfuel costs stillhigh, it islikely to pro-pose similaror higher in-creases. (Al-though, withno-heat com-plaints up 17%over last year,some land-lords may not

be spending as much on fuel asthey claim.)

The RGB has passed these in-creases with little or no publicdebate. And despite board chairEdward Hochman�s protestationsof neutrality, the five �publicmembers� overwhelmingly voteagainst tenants, on issues rangingfrom the �poor tax� surcharge onlow-rent apartments to how muchlandlords can raise rents on vacantrent-controlled apartments.

Many tenants also feel that theRGB treats them with contempt,giving their testimony short shriftat the public hearings held beforethe annual vote setting rent-in-crease guidelines. �Not one ofthem can relate to the problemsof living in a house, because theylive so sumptuously� QLOUTmember Ida Pollack of Bellerosesaid after the rally.

RGBcontinued from page 1

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Hotline Volunteers Needed!Our phones are ringing of the hook! Met Council is look-ing for people to counsel tenants on our hotline. We willtrain you! The hotline runs on Mondays and Wednesdays(and hopefully Fridays again soon!) from 1:30-5 PM. If

you can give one afternoon a week for this crucial serviceto the tenant community, call Dave at (212) 693-0553 x6.

With kind words about the valueof the spaces and the significantcontributions that the gardenershave made to life in our city, theCity Council land use committeevoted to allow 10 gardens in onesouth Bronx neighborhood to bedestroyed. At a Dec. 14 meetingin City Hall, with Bronx gardenerswatching, Councilmembers pro-mised to attempt to find alternatespaces for new gardens, even asthey processed the applicationthat would hand the gardens overto developers.

�Achieving Balance,� a new re-port prepared by Design Trust forPublic Space, Bronx CommunityBoard 3 and Trust for PublicLand, notes that the SouthBronx is not lacking in blighted

lots. �It is past time to challengeHPD to do better than packagethe gardens with other develop-ment sites,� said Councilmem-ber Adolfo Carrion, who with twoother committee members votedagainst destruction.

Meanwhile, the gardeners con-tinue to rely on state AttorneyGeneral Eliot Spitzer to supporttheir efforts. Until the presentjudicial hold is lifted, the bulldoz-ers cannot destroy a single greenoasis.

Reprinted with permission fromUrban Outdoors. www.tree-branch.com. For more informationabout the struggle to save theBronx gardens, contact BronxUnited Gardeners at (718) 665-3727or [email protected].

Council Nixes Bronx Gardens

Documents

25¢ January2001 DHCR Adopts Anti-Tenant Code Changess · 2005-06-15 · crease system. Tenants must now get an affidavit from an engineer or archi-tect in order to prove that a landlord™s