Irene Guanill for New York State Assembly District 82

https://www.nyc.gov/site/mayorspeu/programs/rent-stabilization.page
There are more than 80,000 vacant housing units in New York City. Before taxpayers spend billions subsidizing new construction, why aren’t we updating laws that would help property owners renovate and release existing apartments back into the market?
The buildings already exist. The infrastructure already exists. Common-sense reform could bring thousands of units back online while reducing pressure on rents and taxpayers.
Housing policy should encourage both affordability and responsible property ownership.
Updating Legislation to Rent Stabilization and Rent Control laws to address long term vacant apartments could help reduce New York's housing shortage. Returning existing vacant units to the market does not displace current tenants, it expands housing opportunities for everyone.
Housing solutions should focus not only on building new units, but also on making better use of the housing stock we already have.
We need housing policies that protect tenants, respect taxpayers, and make it financially feasible for owners to renovate and return the 80,000 vacant apartments to the market.
Updating Legislation:
The fastest affordable housing unit to create is often the one that already exists!

Irene Guanill for New York State Assembly, 82nd District

Rent Stabilization Rent stabilization is a form of rent regulation; it helps combat the City's housing crisis by making sure some units remain affordable. Almost half of all rental apartments in New York City are rent stabilized. Rent stabilized apartments are most often located in buildings containing 6 or more units...

The government should not be a landlord. The government is in place to legislate common sense laws to protect its citizens.

The role of government versus private ownership and individual responsibility has been made complicated when prior to 2001 more people had the opportunity to purchase property.

Government functions best when it focuses on:

* public safety,
* infrastructure,
* courts and enforcement,
* fair regulation,
* and protecting rights and contracts,

The government should not directly own or operate housing. NYCHA buildings should be converted to Mitchell-Lama but with upgraded policies that benefit true ownership. Mitchell-Lama policy need to be updated.

Government involvement is necessary for true leadership and legitimate legislation because private markets alone do not always provide affordable or stable housing for low-income families, seniors, veterans, or disabled residents. Programs like New York City Housing Authority and the Mitchell-Lama Housing Program were originally created to address housing shortages and affordability crises. Today these rules and regulations have yet to be updated or revised to reflect today’s realities in housing. If an owner updates their unit within a Mitchell-Lama property they are penalized vs rewarded for upgrading and maintaining the unit.

We should focus on the facts that:

* government ownership can create bureaucracy,
* limit equity-building,
* discourage upgrades and investment,
* and sometimes trap residents in systems where they never truly own or benefit from appreciation.

Mitchell-Lama properties, whose owners improve and maintain their homes should be rewarded rather than penalized. Many housing policy reform discussions today revolve around exactly that tension but it is common sense these laws need to reflect a current market and reality of the owners.

* preserving affordability,
* while also allowing residents to build wealth and equity is necessary. We can not call it ownership or equity building if owners walk away with less than their contribution.

There’s a broader philosophical question underneath it:
Should government provide housing directly, or create conditions where more people can successfully own and maintain property themselves?

With proper legislation our representatives should create the conditions. The “Affordable Housing Agenda of today is as we all know, Not Affordable. We have an abuse of voucher programs, many are unaware the storage units accept vouchers and we’re a strong push to be built in 2016. This alone created “storage” for “things“ vs “homes” for “people” and their things.

A meaningful policy conversation, especially in New York City where affordability, taxes, regulation, and ownership rights deeply affect communities and small property owners alike needs to happen. We should not be changing the landscape of communities creating over crowding, lack of transparency and a lack of affordable homes. We should not lump owners of 1-4 family homes with buildings.

We should be allowing all to seek opportunities instead we are creating a system of dependency and that is not sustainable for anyone. It will hurt all of us tenants and landlords alike.

And… prisoners belong in Jails not on hospital property in residential neighborhoods. Jacoby being city owned should care about seniors with medical issues and our Veterans should receive priority housing.

As for Rikers Island, renovate. Zone by zone. As we currently are able to do for schools. PS 14 was expanded and renovated. Libraries, Fire Houses and Police Precincts alike are updated and renovated.

We need to start returning to common sense thinking.

“Mitchell-Lama remains one of New York’s most important affordable housing programs, but the laws governing it were written for a different era. We need reforms that strengthen transparency, accountability, resident protections, and oversight while preserving affordable housing for working and middle-class families.”

“Mitchell-Lama laws should protect residents from unreasonable increases while also encouraging responsible ownership. Owners who invest in building systems, safety upgrades, energy efficiency, and capital improvements should be rewarded not penalized. Affordable housing is preserved when owners have incentives to maintain and improve properties, and residents benefit from safe, well-maintained homes.”

“Affordable housing should not require owners to sacrifice the opportunity to build equity. Owners who responsibly maintain, improve, and preserve affordable housing should be allowed to share in the value they create. When owners have a stake in the long-term success of a property, residents, communities, and the housing stock all benefit.”

Some policymakers could consider:

* Equity-sharing programs that reward long-term stewardship.
* Additional resale value allowances tied to documented capital improvements.
* Tax credits that increase owner equity rather than simply offset expenses.
* Incentives for maintaining affordability over extended periods.
* Mechanisms that allow owners to capture a portion of appreciation while preserving affordability for future residents.
* Succession and estate planning protections so families can pass affordable housing assets to the next generation.

The challenge for lawmakers is balancing three legitimate interests:

1. Residents need stable, affordable housing.
2. Owners need a reasonable return and the opportunity to build wealth.
3. Government wants to preserve affordable housing stock.

When any one of those interests dominates the others, the system tends to break down. A sustainable Mitchell-Lama program should recognize that owners are not merely operators of a public service they are investors, caretakers, and stakeholders whose efforts can add real value to communities.

This is a policy position that combines affordability with property rights, and it often appeals to people who believe housing policy should encourage both preservation and investment. I believe it is time to update the Mitchell-Lama Laws to benefit the owners!

For the fifth housing story in our monthly series, "Our Forgotten Borough," we looked at the challenges facing Mitchell-Lama developments, including long-term vacancies, high arrears, hazardous physical conditions and mismanagement of funds. These issues are acutely felt at Jamie Towers and Evergreen Gardens, where the Bronx Times has reported extensively. The city and state agencies in charge of Mitchell-Lamas have said their oversight capacity is limited because the properties are privately owned and managed. But the state comptroller's office has repeatedly sounded the alarm about how "weak oversight" keeps Mitchell-Lamas trapped in cycles of mismanagement that ultimately harm residents. The comptroller has called for the city and state to be more proactive in addressing issues to keep these affordable homes sustainable for the long run. 📝📸 By Emily Swanson 📰 Read more at BXTimes.com #Bronx #affordablehousing #mitchelllama