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Saturday, November 30, 2019

NYC to get landmark tenant protections under new agreement set to become law

Over two million rent-stabilized tenants in New York City are going to be better protected from rent hikes under newly announced rent reforms. The Democratic-held New York State Assembly and Senate have agreed to change the rules on rent-regulated apartments just as they were set to expire. The newly hammered-out agreement ends vacancy decontrol, makes preferential rent last for the entire tenancy, and addresses Major Capital Improvements (aka building renovations) so they don’t create such a weighty rent burden.
The agreement also makes these changes permanent by taking away the expiration period that brought the law up for renewal every four years.
Landlords have fought hard against the measures and argued buildings would fall into disrepair unless there were incentives for upgrades. They’ve also predicted a wave of condo conversions if landlords can’t make ends meet. J’Nell Simmons, CEO of Landlords NY, a landlord resource, says these changes have “many landlords questioning their choice to become a landlord in the first place.”
The governor still has to sign the bill before it becomes law but the changes are “significant,” says Mike McKee, a leading tenant activist with the Tenant’s Political Action Committee.
Jonathan Miller, president of real estate appraisal firm Miller Samuel says, “Rent reform will certainly reduce pressures on affordability” but he shares some of the landlords’ concerns about the availability and quality of the apartments themselves going forward, saying landlords will become disincentivized to improve their apartments without the ability to raise rents afterward.
Here’s a look at the agreement as it stands.

An end to vacancy decontrol

Ending vacancy decontrol means rent-stabilized apartments will no longer be able to cycle out of the system if the rent reaches a threshold of $2,774.76 and the tenant moves out. A landlord has, until now, been allowed to remove the apartment from rent-stabilization if those criteria were met. Activists had pushed to retroactively re-stabilize apartments that had been deregulated but the bill doesn’t go that far.

An end to high-income decontrol

Tenants will also be protected if their income goes above the threshold of $200,000. Formerly, a landlord could remove high-earning tenants from rent-stabilized apartments.

Preferential rent changes

If a tenant is given a preferential rent that is lower than the legal rent, that rent will remain for the entire tenancy. This effectively means landlords can no longer offer attractively low rents only to put them up when the initial lease expires. Tenant activists believe 266,000 apartments in NYC have this type of rental arrangement.
Craig Roche (who requested we use a pseudonym) is a small landlord in NYC and says he expects this change to affect the supply of affordable apartments to “dry up,” or cause “rooming house-type situations.”
McKee disagrees, saying landlords will still offer the preferential rents because “they cannot get the legal rent in some neighborhoods,” meaning buildings in some neighborhoods do not command rents that high.

MCIs and IAIs

Tenant activists wanted the practice of raising the rent for building and apartment upgrades to be scrapped.
Instead, collecting funds for Major Capital Improvements—upgrades to the building—will be capped at 2 percent per year, which is down from a 6 percent annual rent increase to pay for the renovations.
Individual Apartment Improvements—upgrades that just affect the unit—can only cost the renter a maximum of $15,000 over a 15-year period.  In addition, if you think your apartment has been illegally deregulated and you’ve been overcharged through IAIs or multiple vacancies, the rules have been loosened to allow you to challenge your landlord on it.
Landlords will likely be relieved the renovation incentives weren’t entirely scrapped but even so, some are predicting buildings will fall into disrepair.
Roche says he expects to see “literally no renovations” on units where a tenant has been in place a long time.  “You won’t see any real gut renovations, as there’s no way to recoup the cost.” He points out that with the requirements for tenant protection plans, lead abatement, dust containment, and landmarks he can’t see how a unit can be renovated for $15,000. “The soft costs are considerable,” he says.
Miller is, likewise, concerned that incentives for upgrades have been removed and says we could see a return to what we saw in the 1970’s which is a “deterioration in the quality and maintenance of these buildings, with owners unable to sell.”

Condo conversion rules

To address the threat of a wave of rental buildings converting to condos, the bill includes a provision that makes this route more difficult. Landlords now need 51 percent of tenants to agree to buy their units in order for it to convert, and tenants who don’t agree will be allowed to stay on.
Sam Himmelstein, partner at Himmelstein, McConnell, Gribben Donaghue & Joseph (and a Brick Underground sponsor), says the new bill will broadly “cut down on evictions” and the tighter condo conversion rules might mean the return of “insider prices” for tenants who are able to buy if a landlord chooses to sell.
McKee says the bill is a “turning point” in the “decade long fight between the New York real estate lobby and the statewide tenant movement.” For him, the bill is a qualified victory. (A “good cause” eviction bill that would have extended protections to market-rate tenants throughout the state isn’t in the package of reforms.)
“All tenants in small buildings—because rent-stabilization only applies to buildings with six or more apartments—are not protected. All these tenants are unprotected so five million tenants in the city, suburbs and the rest of the state have been left without protections,” he says.
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The best holiday displays in NYC, mapped

From the towering tree in Rockefeller Center to outer-borough homes smothered in Christmas lights, New York City is a festive feast for the eyes during the holiday season.
If you’re willing to brave the tourist-clogged streets of Midtown, department stores like Bloomingdales, Saks Fifth Avenue, and Bergdorf Goodman will have their usual extravagant window displays. But for something different, consider heading outside of Manhattan—you’ll find a holiday train show, a lantern festival, and plenty of homes decked out in elaborate decorations that take months to install (and a small fortune to power).
Below, find 16 spots across the five boroughs where you can revel in the holiday season.

1. Rockefeller Center Christmas Tree

45 Rockefeller Plaza
New York, NY 10111
(212) 588-8601
Few festive displays compare to Rockefeller Center’s Christmas Tree. This year’s towering timber journeyed from Florida, New York and it’s a showstopper: 77 feet tall, 46 feet wide, and weighing in at a whopping 12 tons. The Norway spruce will light up for the first time on December 4 with a televised fête at Rockefeller Plaza. As a bonus, you can also slap on a pair of skates at The Rink At Rockefeller Center; if you’d rather not partake, we suggest people watching with a hot chocolate.
Getty Images/iStockphoto

2. Bergdorf Goodman

754 5th Ave
New York, NY 10019
Visit Website
This year, Bergdorf Goodman is ushering in the season with the theme “Bergdorf GoodTimes.” Each of its windows depicts a scene of revelry with nostalgic games and whimsical parties. A production team worked for nearly a year to bring the playful display to life using mediums, including neon, Italian mosaic tile, and needlecraft.
Cindy Ord/Getty Images

3. Bloomingdale’s

Bloomingdale’s
New York, NY 10022
Visit Website
Bloomingdale’s is looking to the stars for its holiday windows this year. Inspired by the 50th anniversary of the first lunar landing, the store pays tribute to space travel with “An Out of This World Holiday Windows.” The first diorama begins the journey with a silver flying saucer beaming up beings dressed in futuristic fashions followed by a series of extraterrestrial holiday scenes.
Joe Schildhorn/BFA.com

4. Saks Fifth Avenue

611 5th Ave
New York, NY 10022
(212) 753-4000
Saks Fifth Avenue and Disney have collaborated to create a winter wonderland with windows inspired by Frozen 2. Its six center windows bring scenes from the movie to life, depicting Elsa and Anna’s adventures. Olaf, Kristoff, and Sven also makes appearances throughout the vignettes.
Saks Fifth Avenue

5. Macy’s Herald Square

151 W 34th St, New York
NY 10001, United States
(212) 695-4400
Head to Herald Square, where this year, the department store’s six holiday windows are centered around the theme of “Believe in the Wonder” and follow the journey of “Santa Girl” as she travels through dazzling display.
Nyki Elle courtesy of Macy’s

6. Bryant Park

(212) 768-4242
This seasonal destination has it all: a massive, decked-out tree; a skating rink; and a winter village packed with shops and eateries. Sip hot cider while you browse the holiday market, try your hand at bumper cars on ice, or simply enjoy a stroll through the park taking in the festive sights and sounds. There’s also a slew of seasonal programming.
Getty Images
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7. “World’s Largest Menorah”

Grand Army Plaza
New York, NY 10019
(212) 310-6600
Each year, the lighting of this 32-foot-high, 4,000-pound steel holiday icon, which resides on the street across from The Plaza Hotel, kicks off the Jewish Festival of Lights. The menorah will be lit beginning December 22.
Getty Images

8. New York Botanical Garden’s Holiday Train Show

2900 Southern Blvd
The Bronx, NY 10458
(718) 817-8700
The magical feat that is the New York Botanic Garden’s holiday train show is back for its 28th year. The display boasts 175 replicas of some of the city’s most famed landmarks, from the Empire State Building to the Brooklyn Bridge. New to the display this year are iconic Central Park structures, including Belvedere Castle, Bethesda Terrace, and the Bow Bridge. Model trains whizz past the landmarks on tracks that snake through dense flora and cross over bridges.
Getty Ima

9. The Christmas House Of The Garabedian Family

1605 Pelham Pkwy N
The Bronx, NY 10469
Since 1973, the Garabedian Christmas House on Pelham Parkway North in Baychester has served as a Bronx holiday tradition, with visitors from across the tri-state area trekking to bask in its jovial glow. This massive display regularly boasts nearly 200 mannequins, some 50 cherubs, and an array of animals.
Getty Images

10. “Santa’s Corner”

166-04 23rd Ave
Flushing, NY 11357
Located at the intersection of 166th Street and 23rd Avenue in Queens, Kevin Lynch’s house is locally known as “Santa’s Corner.” It takes Lynch a full three months to put up the display, which includes wrapping his home in thousands of lights, along with several lawn figurines. The light show began some two decades ago as a friendly competition with his neighbor. It’s safe to say he won.

11. “Little North Pole”

144-03 Neponsit Ave
Far Rockaway, NY 11694
The real North Pole may be far from the sandy shores of the Rockaways, but Queens’ “Little North Pole” is close to the beach. Joe Mure has been decorating his home at Beach 143rd Street and Neponsit Avenue on the Rockaway peninsula, for more than 20 years—and each year, the celebration gets more extravagant.

12. Dyker Heights Lights

Dyker Heights
Brooklyn, NY 11228
New Yorkers and tourists alike flock to Dyker Heights each winter for truly over-the-top lights displays. We’re talking 10-foot nutcrackers, animatronic Santas, and enough lights for a cringeworthy electric bill. The area best known for its lights is generally bounded by 11th to 13th avenues from 83rd to 86th streets.
Corbis via Getty Images

13. MetroTech Commons

Visit Website
On December 4, Brooklyn will light up its tallest Christmas tree. The annual tree lighting is celebrated with musical performances, live ice carving, and a visit by Santa.

14. NYC Winter Lantern Festival

2 Snug Harbor Rd
Staten Island, NY 10301
Visit Website
More than 1,000 LED displays make up the seasonal show at Snug Harbor Cultural Center on Staten Island. Visitors can meander through eight acres of elaborate lantern sculptures, including dragons and jellyfish. New Yorkers have until January 12 to enjoy the festivities.
Xinhua News Agency/Getty Images

15. Historic Richmond Town

441 Clarke Ave
Staten Island, NY 10306
(718) 351-1611
If you’re looking for a classic holiday experience, look no further than Historic Richmond Town, which preserves 300 years of Staten Island history and culture. The main village boasts 30 historic structures, and come December, holiday dressings make it feel like you’ve stepped into a time machine. Old-fashioned carriage rides, an annual tree lighting, a classic bell choir and more can be enjoyed at Richmond Town this season.
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Anti-Amazon Politicians Take Aim At Another Queens Megaproject

Anti-Amazon Politicians Take Aim At Another Queens Megaproject
New York City Economic Development Corp.
Sunnyside Yard
Three Democrats who successfully rallied against Amazon HQ2’s selection of Long Island City have set their sights on another real estate target: Sunnyside Yard. The politicians, including Rep. Alexandria Ocasio-Cortez and New York City Council Member Jimmy Van Bramer, claim the city’s Economic Development Corp. hasn’t worked with the local community enough on its plan to deck over the 180-acre Sunnyside rail yard to create what could be up to 24,000 new housing units in the Queens neighborhood, The City reports.
“No one wishes to see the specter of luxury development that is Hudson Yards duplicated in Sunnyside,” Rep. Alexandria Ocasio-Cortez and Council Member Jimmy Van Bramer wrote in a joint letter, per the publication. “The proposal as it stands reflects a misalignment of priorities: development over reinvestment, commodification of public land over consideration of public good.”
Meanwhile, State Sen. Michael Gianaris, who also was a vocal opponent of Amazon HQ2, wrote in a second letter that the planned development is seen by the community as “yet another mega-project” that will further gentrification and displacement.
“This project should be approached with a community-first perspective, with the priority being affordable housing, adequate green space, more school seats and the transformative transportation options western Queens needs,” he wrote.
The Sunnyside site is owned by the MTA and Amtrak, and the $19B proposal could result in a megadevelopment seven times the size of the Hudson Yards. The proposal is in the master-planning phase, and the city has been seeking public input already.
Some community members said they are worried about the size and scope of the development, concerned that it could force renters out of the area. It has been the subject of rallies as recently as Monday, according to The City.
The project’s master planning consulting team has said it is weighing six- to 15-story buildings, rather than skyscrapers, and the project could generate tens of thousands of housing units — including those affordable to low-wage earners — as well as open space, schools and community facilities. An EDC spokesperson told The City it will release the master plan in winter 2020.
Amid an ongoing housing affordability crisis in the city, debate is raging over how to best build and develop to serve New York City’s increased population. For example, Queens’ population has jumped 25% since 1980 to reach 2.4 million in 2017, according to a 2018 New York State comptroller report, and significant developments have followed suit.
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Friday, November 29, 2019

How To Get Rid of Cat Pee Smell and Other Odors

As much as people love their cats, and we know that love is boundless, there are certain aspects of life with pets that can be a challenge — odors being top of the “arrgh” list for many. We dug through our archives for some reader intelligence on the issue and according to our commenters, here are three top tips to try.

ENZYME CLEANERS:
• From Jennifer
I have a cat and the things that have worked the best are Nature’s miracle or a deodorizer called XO odor eliminator . I had a closet in an apartment that I just couldn’t find the source of the smell and the XO stuff knocked it out and left a fresh, but light scent.
• From Susan
PetZyme is an enzyme cleaner that can work for small problems. If it is an item like a throw pillow, bag, etc, saturate it and throw it in a large plastic bag and seal it so things stay damp for a few days, allowing the enzymes to work rather than dry out. Anything that doesn’t take care or for larger places try Simple Solution’s Oxy Odor Destroyer — buy the powder so you can mix your own solutions. Allows you to vary the strength plus goes farther. That works extremely well, even on old stains and odors. I have an extremely sensitive sense of smell and can no longer pick up any cat urine scent. Works well in the laundry too. Best wishes!
• From Rob
I’ve had some good luck in my own apartment with using some of the enzyme based pet cleaners that were recommended by my local pet shop. Not all of them are the same, so you might want to start with the small bottles to see which ones offer you the most improvement. I’ve taken to keeping a big bottle of Nature’s Miracle around.
LAMPE BERGER:
• From Stacey
I have a “ Lampe Berger. ” It’s a kind of oil lamp with a catalytic converter. It clears rooms of odor – you can use a scented oil or non-scented. I’ve found it good for getting rid of lingering smells (cigarette smoke, cooking) though never had to deal w/cat pee. Anyway, they’re a bit pricey and you have to buy the oil, but they do work.
• From Edmond
I have a cat and it pretty much lives in my room. Cat urine is not the big problem, it is cat poo as the litterbox is in my room. Ok, besides replacing the litter every so often, I used Lampe Berger and gosh did it work. It was a miracle. My family wanted to throw the cat out, but now that the smell is gone the cat’s here to stay
• From Jwo Yee
Over from where I come from, Lampe Berger is the ultimate way of killing odor. I had a cupboard used to store food that stinked like cockroaches. Decided to pop the Lampe into the cupboard one day, closed it for 10 minutes, and not only did the roaches pour out of the cupboard like rats running from a flood, the cupboard smells like cinnamon now..
VINEGAR:
• From Carol
I clean the soiled areas with clear vinegar and water (2:1 ratio). Works real well.
• From AJ
The secret is to clean the spot with vinegar and water before you use anything on it. Other cleaners can destroy the enzyme, so make sure to clean it with a solution of vinegar and water several times, then use Nature’s Miracle . Use it on the area around the trouble spot also, sometimes several times as big as the problematic spot. Make sure to soak it with the product. If you use it just on part of the spot, it’s not going to do any good. Some people say extend the area by 5 times of what you see with the black light if you have thick carpet padding. You can also buy a syringe (as large as a turkey baster) and use it from “inside out” by poking through the carpet and soaking it from underneath.
• From Alex
My cat has peed twice (large puddles) in the same spot on my carpet. I usually sprinkle baking soda then dump white vinegar down and scrub as it foams.
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Doubling Down on Critiques of Amazon’s Environmental, Labor Damages

A new report by the Economic Roundtable outlines substantial environmental and human costs for the SoCal communities where retail giant Amazon operates its warehouse and distribution infrastructure.
The report was underwritten by the Los Angeles County Federation of Labor, which represents more than 800,000 members in 300 unions in the region.
The nonprofit Economic Roundtable estimates that shipping goods to and from warehouses in the four-county region covered by the report (Los Angeles, Orange, Riverside and San Bernardino) produced an estimated $642M in uncompensated public costs for noise, road damage, accidents and harmful emissions in 2018. Amazon flights in and out of regional SoCal airports also released 620,000 metric tons of carbon dioxide into the air last year.
The report also alleges poor working conditions and substandard pay for Amazon workers in southern California. It said warehouse jobs are high-stress positions but get paid so little that for every $1 in wages earned, warehouse workers receive about $0.24 in public assistance benefits.
The Economic Roundtable’s report further asserts that there is little local oversight of Amazon’s facilities in southern California (hence the report’s title, “Too Big To Govern”). The organization submitted Public Records Act requests to 39 public jurisdictions where Amazon facilities are located, and 19 of those jurisdictions, including Riverside and San Bernardino, said they had no records related to Amazon.
Some SoCal cities completed environmental impact reports on Amazon facilities, but no environmental impact was identified that warranted stopping development of an Amazon facility, the report says.
Job creation was invariably cited as the reason for proceeding with Amazon developments. The report denies that many high-paying jobs were created by the facilities, alleging that municipalities received the benefit of construction jobs and fees from Amazon facilities, but not much else.
Moreover, Amazon has received $850M in public subsidies in the four-county region, some documented in public records, others estimated, with $647M in “uncompensated public costs for warehouse trucking” as part of that total.
Amazon did not respond to Bisnow’s request for comment about the report.
It is not the first criticism of Amazon’s business practices, and the concept of the retailer becoming too big may be spreading. Recent polls show some willingness on the part of Americans to see Amazon (and other tech giants like Google) broken up, or at least have recent acquisitions reversed.
The report arrives as organizations critical of Amazon are banding together to take on the behemoth more forcefully. One such coalition, known as Athena, includes over 30 groups involved in issues like digital surveillance, antitrust and working conditions in warehouses, the New York Times reports.
“We’re learning from what makes Amazon back down, and looking to replicate that as much as possible with as many people as possible,” Athena Director Dania Rajendra told the NYT.
The pushback has yielded some unexpected results lately: Amazon failed to unseat one of its most vocal critics on the Seattle City Council, Kshama Sawant, who is a strong advocate of reinstating a local tax that Amazon pressured Seattle to repeal last year.
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