推特

感谢您有机会就国家财政年度2021-2022年住房预算和新的五年经济适用房资本支出计划发表评论. 我们的名字是奥克萨娜·米洛诺娃和塞缪尔·斯坦我们是纽约社区服务协会的住房政策分析师, 这是一个独立的非营利组织，致力于解决低收入纽约人及其社区面临的一些最紧迫的问题, including the effects of the city’s housing affordability crisis.

Before March 2020, many low-income New Yorkers were already living on the edge, with rent eating up a substantial portion of their earnings. The pandemic has intensified an ongoing crisis. 根据纽约州法院管理办公室的最新数据, 超过225,000 tenants have been sued for eviction across New York State, as of this month. They will be on the brink of losing their homes, if New York State’s eviction moratorium is allowed to expire in January 2022. Nearly 92,000 people across the 状态 are already unhoused.

疫情和该州目前的住房危机的综合影响并没有得到平均分配. We know that low-income tenants and tenants of color have 情况更糟, 尤其是黑人和拉丁裔租户更有可能拖欠房租, a precursor to eviction.

For a Just Recovery, a Historic Investment in Social Housing

在2008年最近的一次房地产崩盘中，联邦，州和地方政府 relied heavily on the real e状态 industry to resolve a crisis of its own making. 在经历了一段时间的下滑之后，全州的租赁市场现在又开始升温. We cannot fall into the same pattern, 由于资金不足的地方政府将复苏的控制权交给了房地产行动者，这些行动者将利用这个机会巩固租赁市场，从而牺牲租户的生计和我们社区的稳定.

For a just recovery, 我们需要纽约州利用其最有力的工具之一——预算——来鼓励社会住房的转换, while disincentivizing housing speculation.

By 社会住房, we mean housing in the public domain, operated through a combination of government, nonprofit and resident ownership, regulation and management. Its three key features are: deep affordability (or promoting social equality); decommodification (or insulating housing from market forces); and democratic management (or enabling residents to exercise control over their housing).

Social Housing Toolbox

New York State has a rich 社会住房 history, 合作公寓城(Co-op City)等开发项目继续为成千上万的纽约人提供经济适用房. 纽约州社会住房的例子包括其早期和强有力的公共住房计划, Mitchell-Lama, 以及通过火奴鲁鲁警局替代管理部门开展的低收入合作发展. The 状态 can build on this legacy by, first and foremost, 在其五年资本计划中承诺为社会住房发展和融资的新工具提供资金, 包括收购因疫情而陷入困境的商业和住宅地产. 这一承诺将与去年通过的《王者炸金花App》(HONDA)相辅相成, 是什么支撑着破败的酒店和办公楼转变成永久性的经济适用房. Given the opportunities present in the current commercial market, 以及在整个州的市政当局促进这些转变的兴趣, 我们认为，这项重要计划的资金应该大幅增加，并在全州范围内提供.

To ensure that 社会住房 serves the widest range of incomes, including those New Yorkers most in need, a capital commitment is not enough. 所有成功的住房模式——从维也纳到新加坡——都依赖于某种政府提供的运营支持. The Housing Access Voucher Program (HAVP), introduced by Senator Kavanagh and Assemblymember Cymbrowitz (S.7628/A.9657) is a step in the right direction and should be implemented by the State, whether or not the federal government commits additional voucher funding. 将租赁援助与社会住房相结合，有助于确保国家的住房投资永远惠及公众, rather than building wealth for a private landlord.

HAVP也是结束我们州历史上无家可归危机的一个重要工具. 我们估计，为每个无家可归的纽约人提供HAVP代金券将花费5.43亿美元. 考虑到该计划的设计是将一半分配给无家可归的人，另一半分配给负担租金的低收入租户, 10亿美元的支出将普及租房援助，结束无家可归现象, while retaining the power to function as an operating subsidy for 社会住房.

Public Housing, a Legacy Social Housing Program

For the 状态’s long-term recovery, 保护我们的传统社会住房项目，如公共住房，同样重要, Mitchel-Lama and HDFC cooperatives, as it is to develop new ones. 而且，众所周知，纽约州的公共住房正处于严重危机之中. 纽约市住房管理局(NYCHA) 178个部门有400亿美元的资金积压,000个单位. 全州其他公共住房部门的资金需求与纽约房屋管理局的相当, given a similar history of federal, 状态, and local disinvestment. 例如, Poughkeepsie’s 359 units require $7 million of capital work, 雪城大学的1,800 units need $21 million, while Buffalo’s four priority developments need $137 million, to reach a base level of day to day habitability.

直到我们听到华盛顿关于重建更好基础设施法案中公共住房部分的命运的进一步消息, we continue to ask Albany for $1.5 billion a year for NYCHA capital improvements, to be matched by the city, and additional funding for other public housing authorities across the 状态. Once the federal commitment is settled, we might modify the 状态 ask. We also look forward to NYCHA Task Force, under the lead of Lieutenant Governor Benjamin, 作为解决任何进一步的资本缺口以及处理其他悬而未决的nycha相关问题的机会.

Tenants’ Rights Are a Foundation for Social Housing

而对社会住房的重大资助承诺是国家朝着住房公正复苏所能采取的最重要的步骤, 扩大租户权利的法律是社会住房发展的重要基础. Protection from unjust evictions, the right of first refusal during the sale or foreclosure of a property, 在驱逐过程中接触律师对限制房地产的投机潜力都有作用, preventing its acquisition price from ballooning. Tenant protection laws also encourage tenants to organize and exercise their rights, building capacity for cooperative ownership. This is why we call on the 状态 to pass:

• Good Cause Eviction Protection (S2892, introduced by Senator Salazar/A05030, introduced by Assemblymember Hunter).
• Statewide Right to Counsel (S6678, introduced by Senator May/ A7570, introduced by Assemblymember Joyner).
• Tenant Opportunity to Purchase Act (S3157, introduced by Senator Myrie/ A5971, introduced by Assemblymember Mitaynes).

解决国家住房和无家可归危机需要大量的投资和国家税收政策的重大调整. One potential place to start is to abolish the 421a tax abatement (S7238, introduced by Senator Myrie/A01931, introduced by Assemblymember Rosenthal). Also known, paradoxically, as Affordable Housing New York, it cost the city $1.7 billion in foregone tax revenue in Fiscal Year 2021 and has shown, time and time again, to be extremely inefficient in supporting the State’s housing affordability goals.

Thank you again for the opportunity to offer our comments. 欲了解更多信息或有任何问题，请通过omironova@cssny与奥克萨娜·米洛诺娃联系.org or 塞缪尔·斯坦 at sstein@maisondemerstore.com.