Author: Jean Brannum

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Rent prices continue to rise in Brooklyn, reports say

 

By Jean Brannum | jbrannum@queensledger.com

Real estate reports show that rent in the city continues to increase with little end in sight, and the number of apartments available is decreasing ahead of the busy summer moving season. 

In Brooklyn, the median rental price for April rose about four percent in the last month, according to a Douglas Elliman report. This increase was slightly less than Manhattan, which rose 4.2 percent in April. 

Molly Franklin, a real estate agent for The Corcoran Group, said that while the Brooklyn market has always been hot, the number of affordable units, especially in Greenpoint, is dwindling. 

“Brooklyn isn’t an affordable borough anymore,” Franklin said. 

The Corcoran Group released a report with similar findings. According to its report, rent in Brooklyn increased ten percent since April 2023. One and two-bedroom apartments increased by over ten percent in the last year. 

Real estate agents are noticing more competition for places. While April is typically busy, this year’s market shows uniquely high competition. 

“I like to call it the Hunger Games,” Elina Golovko said, referring to the fierce competition for places in the summer months. Between new people moving to the city for jobs or school, and people looking to upgrade or downgrade within the city, there are so many people looking and fewer units available. Golovko is a real estate agent for Elliman. 

And she does not see it improving in time for summer, or even in the slower fall and winter months. 

Golovko said that the decrease in inventory has led to tense bidding wars between buyers and sellers. She has seen apartments rent for twenty to thirty percent over the asking price because the area is in high demand. She also noticed that more people are renting to move in up to 90 days in advance, the average earlier was up to 45. 

Jonathan Miller, president of appraisal and consulting firm Miller Samuel who created the Elliman report, said that since mortgage rates in April were the highest they have ever been, would-be home buyers are “camping” in the rental market. This increases competition for everyone looking for a place to rent. Those wanting to buy a home also have to afford a down payment and interest, which drives more people to rent, according to Golovko. 

“High mortgage rates are not the friend of would-be homebuyers, but they’re also not the friend of renters,” Miller said. “Higher rates push more people from the sales market to the rental market and the economy.”

Surprisingly, average rent in Northern Queens, which includes Astoria, Long Island City, Sunnyside, and Woodside decreased slightly. Miller suspects that it is due to the expectation that prices will be lower. The number of units has remained steady in the area. 

But even though rent prices are declining in the area, many units rented for about 20 percent over the asking price, indicating another area for tight bidding wars, according to Miller. 

Miller clarified that he can only make educated guesses for the future, but he does not see rent prices declining or more home buying in the next season. As long as mortgage rates are high, more people are likely to stay in the rental market. 

“It’s become clear that we’re not expecting mortgage or interest rate cuts, imminently, as was the thinking just a month ago,” Miller said. 

For those looking to rent or buy, the realtors shared some helpful tips. 

Start early, Golovko said. Due to the competition, starting earlier and creating a game plan will allow you the best chances of finding a place by the time you need to move. The summer rush is starting now. She also advises looking specifically for apartments available on your start date. 

Before you start searching, get documents ready and find a realtor. Co-op units usually have a longer approval process, while rental properties have the fastest. 

Franklin advises her clients to keep an open mind when looking for a place. Don’t be afraid to look into areas you never thought about, or consider moving to commuter cities if you work from home or don’t commute to the city daily. 

Franklin had two clients, a couple, who were dead set on living in Astoria. She found a place for them in Jackson Heights, and they were happy with their choice to live in a spacious apartment in the neighborhood. 

If you want to stay in an area with higher rent prices, be ready to downgrade or live with a roommate. 

Overall, Franklin emphasized that a “strong stomach and an open mind” will make the process survivable. 



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ODTA and NYCHA Sued for Discrimination and Deprioritizing Residents For Pandemic Rent Assistance

By Jean Brannum | jbrannum@queensledger.com

The Fordham Law Clinic filed a lawsuit on April 30 against the New York City Housing Authority and the Office of Temporary and Disability Assistance due to its deprioritization of Emergency Rental Assistance Program funds for people in subsidized housing.

The complaint alleges that even though federal guidelines made many NYCHA residents eligible for Emergency Rental Assistance Program (ERAP) funds, tenants were left with pending requests for two years or told they were not eligible due to being in subsidized housing. In addition, NYCHA did not reevaluate the income of families who lost jobs due to the COVID-19 pandemic. 

“You could either apply and be put at the back of the line, or you were discouraged from applying at all at the point where the money was dwindling,” said housing advocate and Fordham Professor Norrinda Brown. 

According to the complaint, the ODTA was in charge of distributing ERAP funds to people who were having difficulties paying rent after pandemic-related job loss. The ODTA was supposed to help people regardless of whether they were in subsidized housing or not. 

Danielle Johnson, who lived at Astoria Houses in Queens and is one of the plaintiffs, met the federal eligibility criteria for ERAP.  She was laid off from her role as a medical biller during the pandemic. The widow was the only source of income for the unit she shared with her son.  She was allegedly discouraged from applying and never told she was eligible, according to the complaint.

ERAP applications opened in June 2021 and most of the funds were committed by October 2021. Brown said that while the amount of money was significant, there was not enough left for those receiving housing assistance. 

“It was no surprise that the money would run out, and the money did run out before subsidized tenants could receive any aid,” Brown said

Out of the 39,000 applicants for ERAP from NYCHA housing, only 15,000 were approved as of April 2024, the complaint says. 

The lawsuit also alleges that the ODTA’s and NYCHA’s prejudice was a violation of the state’s lawful source of income protection. The lawful source of income protection means that people in New York cannot be discriminated against due to receiving government assistance, including housing assistance. 

People can also not be discriminated against due to race, which is another part of the suit. 

As of February 2023, rental data says 44 percent of NYCHA tenants are black and 45 percent Hispanic. Brown said that since most residents affected by the deprioritization of ERAP were of this demographic, this is grounds for racial discrimination. 

“If what happened was that NYCHA and the state had said, all black people will have to wait until whites and others are paid, and if there’s any money left, your hardship can be considered,” Brown said. ” We all have a gut reaction to that and realize that that was illegal and against the law.”

Tenants Were Expected to Pay Rent Based on Income They No Longer Had

In addition to being denied assistance available to everyone else, the complaint alleges that NYCHA did not adjust the rent for many residents who lost their jobs due to pandemic layoffs. 

According to the NYCHA FAQ page, rent for residents is adjusted based on income to no more than 30 percent of gross income. If someone is unemployed, then the rent should be adjusted to zero. The rent adjustment is supposed to be adjusted by the first of the month after the income change if the resident reports the change within 30 days, the NYCHA website says. 

Plaintiff Wanda Baez was a teacher but her school ceased operations during the pandemic. She applied for ERAP but was deemed ineligible to apply due to her living in a NYCHA residence. During this time she experienced illness and her sister died from COVID-19. She applied in August of 2021 not knowing that her application would remain pending until this day. 

On top of that, NYCHA left her responsible for her rent based on a $55,000 annual income, which was no longer the case after she lost her job. She emailed NYCHA twice about her application for rental assistance. The lack of communication and income readjustment left Baez “alarmed, confused, and helpless.”

She eventually heard back from NYCHA but in the form of a consumer debt lawsuit for not paying the rent adjusted to her not-ceased income source. Her case is pending and proceeding to mediation according to court filings in February. She owes over $46,000 to NYCHA for her residence in the Bronx from March 2020 to November 2022. 

Johnson also has a consumer debt case against her for the $28,000 she amassed in rent during the pandemic. Like Baez, her case is pending. 

James Rodriguez from the Residents to Preserve Public Housing, an advocacy group and one of the plaintiffs in the case, said that he sees NYCHA “pointing the finger” at residents for many issues they could not help, including unpaid rent and long-needed maintenance. 

Brown also said that NYCHA leaders have blamed residents for unpaid rent when they were ineligible for federal assistance and lost their income source. One of her reasons for filing the class action lawsuit was due to the NYCHA media stories about unpaid rent and debt. 

The State Admitted to This Mistake

A New York State Comptroller’s report from July 2023 said that people in public housing were not prioritized in the rental assistance program. The report acknowledged that many in public housing have not received any funds and that New York was one of the last states to finish distributing funds. 

As a result, the state reportedly provided $356 million in additional funds for ERAP applications existing at the time of its release but said that it may not have been enough to address the high rent burdens affecting residents. 

In June of 2021, the ODTA page for ERAP said that those in public housing would only be considered for assistance after all other applications. This was not consistent with the federal guidelines from the treasury department, which said that public housing residents should be considered along with other applicants. 

The Fight for Justice

The class action lawsuit has only just begun and Brown said that there was a long process ahead, but Rodriguez said that the fight for help has been ongoing to the point that it took time away from other priorities with his organization. 

Brown has filed an injunction to keep ODTA and NYCHA from pursuing evictions and consumer debt cases until after the court reviews the complaint. Meanwhile, Brown said that NYCHA can still recertify income changes and provide retribution for those who fell behind on rent during the pandemic. 

“This whole scheme is sending families further into deep poverty when it could have been handled so so much differently,” Brown said.

NYCHA and the ODTA denied a request for comment citing a policy against commenting on pending litigation.