Tag: HousingConference

Frustrated tenants at two rent-stabilized buildings in Claremont rallied on Tuesday to protest their landlord, demanding action after enduring two weeks without cooking gas.

The gas cutoff marked a breaking point for tenants, who accuse building owner David Tennenbaum of years of dangerous neglect and mismanagement.

Tenant Sandro de la Cruz, who lives in one of the two affected buildings on Findlay Avenue, said that the situation with the gas has forced him to find other ways to feed his family.

“We pay rent every month and my family has always kept costs down by cooking,” said de la Cruz. “Now we have to continue paying rent and also buy food in restaurants. It’s unfair, and with the holidays right around the corner I’m starting to worry.”

Tennenbaum was ranked as number two on the 2023 NYC Worst Landlords list by Public Advocate Jumaane Williams. The two Findlay Avenue buildings have a combined 41 open HPD violations and are flagged – along with 20 other buildings in Tennenbaum’s portfolio – on the worst landlords watchlist. All but three of those buildings are located in the Bronx.

But it’s not just the lack of cooking gas that tenants are fed-up with. They cite some of the most hazardous open HPD violations, such as mold violations, roach infestations and lead based paint exposures.

Abdolie Bah, a tenant, said that Denali Management, the company owned by Tennenbaum and responsible for building upkeep, has been unresponsive.

“The super never comes to make repairs, and you can’t get in touch with anyone at the management office,” said Bah. “There are probably more rats in this building than people, always running through the walls at night. The gas is a problem now, but we’ve had plenty of other problems in the past.”

Tenants in another one of Tennenbaum’s buildings on East 169th Street filed a lawsuit in February against Denali Management. They allege many of the same problems, such as harmful exposure to lead paint, vermin and roaches, plus an elevator that’s always broken.

Residents at both sites have support from New Settlement’s membership-driven tenant organizing project, Community Action for Safe Apartments (CASA).

A community leader with CASA, Randy Dillard spoke at Tuesday’s rally.

“Nobody should have to live like this, with tiny electric stoves and no communication from the landlord,” Dillard said. “We’re here to fight with you, and to make sure you’re able to stay in your homes safe and sound.”

Denali Management and Tennenbaum could not be reached for comment.

Originally published on November 14, 2024 By Sadie Brown | Bronx Times

This is an extended version of the story featured in the latest Norwood News print edition.

Bronx elected officials from all levels of government, led by District 16 City Council Member Althea Stevens, united to host the 7th Annual Housing Conference at the Reverend T. Wendell Foster Recreation Center in the Concourse section of the borough on Thursday, Oct. 3.

According to data from the New York State Comptroller’s office, the low percentage of home ownership in New York is driven by the high share of multi-family housing in New York City, where about 40 percent of the population resides. “Homeownership rates are as low as 20 percent in The Bronx and 24 percent in Manhattan,” Thomas P. DiNapoli, state comptroller said. That being the case, the conference aimed to provide tenants with vital information on tenant protection rights.

“The reality is deepening in the housing challenges that our community faces daily, but today, we’re taking an important step towards moving forward,” Stevens said. “This conference is about more than how; it’s about creating a space where our community can come together and speak directly to agencies and elected officials.”

The councilwoman, who represents the Bronx neighborhoods of Morrisania, Claremont Village-Claremont (East), Concourse-Concourse Village, Highbridge, Mount Eden-Claremont (West), Yankee Stadium-Macombs Dam Park, Claremont Park, University Heights (South)-Morris Heights, and University Heights (North)-Fordham, added, “I think it’s important for us to reflect on how far we’ve come, but also understand we still have a real long way to go. So, this is one of those things we have to make sure to continue to fight on.”

Conference partner elected officials included Bronx Borough President Vanessa L. Gibson, Congressman Ritchie Torres (NY-15), who represents a large section of borough stretching from the northwest to the South Bronx, State Sen. Luis Sepúlveda (S.D. 32), who broadly represents Claremont Village, Morrisania, Forest Houses, Longwood, West Farms, Crotona, Tremont, Mt. Hope, Mt. Eden, and Woodstock, Assembly Member Chantel Jackson (A.D. 79), who broadly represents Concourse Village, Melrose, Morrisania, Claremont, Belmont, and East Tremont, and Landon Dais (A.D. 77), who broadly represents Highbridge, Morris Heights, Mt. Eden, and Concourse.

“Something that we’re all champions for is ensuring that our housing stock for our community members, that it is sustainable, that it is affordable, and that it is built properly for them,” said Dais. “Most importantly, we want to make sure that your kids and your family secure and stay in the community that they’re from, and stay in the community they want to grow up in.

Participating organizations at the conference included Community Action for Safe Apartments (CASA), The Legal Aid Society, NYC Department of Buildings (DOB), NYC Department of Housing, Preservation & Development (HPD), NYC Department of City Planning (DCP), NYC Department of Finance, NYS Division of Human Rights, Bronx Fountain House, and Arriva Bank. (“Casa” means house in English.)

The conference allowed members of the community the opportunity to speak both with these agencies, and with representatives of elected officials to obtain resources and information on housing.

Of course, of major concern to most tenants is affordability. HPD officials say housing is considered affordable if it costs about one-third or less of what the people living in the local area earn. Income eligibility and rent for City-financed affordable housing projects are based on a measure called Area Median Income (AMI).

The AMI for all cities across the country is defined each year by the U.S. Department of Housing and Urban Development (HUD). The 2023 AMI for the New York City region is $127,100 for a three-person family (100% AMI). We’ve asked HUD if it could provide the AMI for a single person. We did not receive an immediate response.

HPD’s most recent housing lotteries, described as affordable, seem anything but. Units at 114 East 198th Street in Bedford Park, are targeted at residents earning 130 percent of the AMI, ranging in eligible income from $105,223 to $181,740.

At 130 percent of the AMI, there are 17 studios available with a monthly rent of $3,069 for those on incomes ranging from $105,223 to $161,590, and three one-bedroom units with a monthly rent of $3,253 for residents on incomes ranging from $111,532 to $181,740.

Units at 368-372 East 194th Street in Fordham Manor are also for residents earning 130 percent of the AMI, ranging in eligible income from $110,880 to $218,010. There are six one-bedroom units available with a monthly rent of $3,234 for residents on incomes ranging from $110,880 to $181,740, and a two-bedroom unit with a monthly rent of $3,811 for those on incomes ranging from $130,663 to $218,010.

Meanwhile, units at 3178 Villa Avenue in Bedford Park are also for residents earning 130 percent of the AMI, ranging in eligible income from $104,640 to $161,590. There are 21 studios available at a monthly rent of $3,052.

Units at 3056 Decatur Avenue in Norwood were also recently up for grabs for residents earning 130 percent of the AMI, ranging in eligible income from $82,286 to $181,740. Three one-bedroom units at a monthly rent of $2,400 were available.

Units at 2621 Grand Avenue in University Heights were again for residents earning incomes at 130 percent of the AMI, ranging in eligible income from $84,755 to $181,740. There were two studios available with a monthly rent of $2,472 for residents on incomes ranging from $84,755 to $161,590; and nine one-bedroom units with a monthly rent of $2,520 for those with incomes ranging from $86,400 to $181,740.

Meanwhile, according to the latest available district profile for Bronx Community District 7 (CD7) compiled by NYC Department of City Planning (DCP), which incorporates Norwood, Bedford Park, Fordham, Jerome Park, Kingsbridge Heights, and University Heights, around a third (30.8%) of residents living in Bronx CD7 have incomes below the NYC.gov poverty threshold.

Around 53.8% of households in CD7 spend 35% or more of their income on rent, and around 8.6 percent of the district is unemployed. Based on the 2020 Census data, of the 50,161 housing units in the district, 47,564 are occupied, while 2,597 are vacant.

According to Bronx Community Board 7 (CB7)’s 2025 Statement of Needs for the district, CD7 is in need of quality, mixed-income housing. “Housing accommodations continue to be one of the primary issues facing district residents,” the board wrote to City officials. “While the district has some of the most affordable, private market rental housing in the city, many rent-stabilized and rent-controlled apartments are disappearing due to evictions and tenant turnover.” Click here to read our recent story for more on this.

The board continued, “To make matters worse, the district is seeing an influx of new residents who have been priced out of other neighborhoods in New York City, increasing competition for the affordable units available in the district. There is also a prevailing feeling in our district that we have received a disproportionate share of supportive housing developments, which serve a population that does not currently reside in the district.”

Back at the housing conference, several members of the executive board of the District 16 Tenant Advisory Council were honored by Stevens. President Mildred James, Vice President Sandra Thomas, Treasurer Gwendolyn Weekes, and Secretary Linda Kemp each received City Council citations.

Tenant advisory council members said the council provides community members with a direct platform to collaborate with local government, ensuring their voices are included in decision-making. They said the various tenant advisory councils focus on important issues for tenants like tenant rights, youth engagement, health and wellness, senior services, and multicultural initiatives.

Kemp also served as moderator for one of the panel discussions held during the conference. Panelists included CASA Leader Fitzroy Christian and NYC Department of Social Services Deputy Commissioner Jamar Hooks, who said, “Events like these are super important because many times community members don’t have access to the internet, or they’re not computer literate.”

Hooks continued, “So, these events are important to bring out the agencies to discuss what programs and services we provide, and to have direct communications with our constituents. We’re not in an ivory tower. We’re not to be isolated. We should be in a community having direct conversations with the people that we serve.”

For his part, Christian said, “What we do, or what we aim to do, is to make sure that we empower all tenants here in The Bronx to know their rights.” He added, “Statewide coalitions have come together to fight for housing because we believe that housing is a human right. It should not be a commodity.”

On Sept. 26, Bronx Council Member Pierina Sanchez (C.D. 14) introduced the Housing Rescue and Resident Protection Act (HRRPA), which overhauls the City’s Third Party Transfer (TPT) program. Sanchez said TPT, created in 1996 to rehabilitate buildings in financial and physical distress while ensuring safe living conditions and affordability for residents, came under great scrutiny following the most recent round of the program.

The councilwoman said TPT was widely described as being implemented in a way that disproportionately impacted communities of color. She said, by contrast, HRRPA is tailored to address the most distressed buildings and owner negligence. The bill proposes a specific set of reforms to the program, described as transformative, and was developed in collaboration with advocates, stakeholders, and affected New Yorkers. Sanchez said the legislation marks a significant milestone in efforts to improve housing conditions across the city.

Food and beverages were served at the conclusion of the event.

A representative from CASA announced on Oct. 25 that Yoselyn Gomez, a long-time leader at CASA and described as a fierce advocate for the community, died Sunday, Oct. 20.

“We are heartbroken, the post read, in part. “Yoselyn was a tireless and active member of our community, dedicating her life to building power and uplifting those around her. She touched so many lives, and her legacy will continue to inspire us all. We will miss her deeply and mourn alongside her family during this incredibly difficult time. Her daughter has created a Go Fund Me to help with memorial expenses. If you are able, please consider donating and sharing. Let’s honor Yoselyn’s memory by continuing her mission of unity and justice for our community.”

*Síle Moloney contributed to this story.

Originally published on October 28, 2024 By ARIEL PACHECO | Norwood News

Bronx Times | Bronx tenants rally after two weeks without cooking gas, alleging years of neglect

Norwood News | The Bronx Talks Housing

BronxTimes | Seventh annual Housing Conference held to better inform tenants of their rights

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BronxTimes | Seventh annual Housing Conference held to better inform tenants of their rights

BronxTimes | Seventh annual Housing Conference held to better inform tenants of their rights