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Thursday, June 25, 2020

Accommodating Dysfunction

San Francisco’s plan to put homeless people in hotels and motels is not going well.

One recent morning a disheveled, visibly disturbed man ran frantically around the lobby of the Mark Hopkins Hotel, the historic and elegant property located at the crest of tony Nob Hill. As one of San Francisco’s designated Front-Line Worker Housing (FLWH) hotels, it’s reserved for health-care and public-safety employees working on Covid-19 related matters. But San Francisco is surreptitiously placing homeless people in luxury hotels by designating them as emergency front-line workers, a term that the broader community understands to mean doctors, nurses, and similar professionals.

“Do I look scary to you?” the man demanded. “They’re trying to evict me because I wanted more towels but I’m homeless! They called the cops on me.” He dashed out the door and around the grand circular entrance, where two police officers attempted to resolve the situation. Soon a cab pulled up and an inebriated couple emerged, holding full plastic trash bags. They fought, screaming at each other until the woman entered the lobby and her partner lit a meth pipe in the garage area. More “front-line workers.”

If neighborhood residents were more aware of the influx of these new guests who frequently suffer from drug addiction and severe mental illness as well as having criminal backgrounds, they might object. Consequently, the city has evoked emergency-disaster law to keep the information private. Officials refuse to notify the public about what is happening in their community and are blocking the press by withholding the list of hotels and preventing reporters from entering the properties. The Department of Emergency Management has attempted to spin the secrecy by claiming, “Disclosure of the names of hotels where people are being sheltered could jeopardize the privacy and safety of the vulnerable people whom the City has placed there if the public and the press become aware of the circumstances of their placement and could increase the risk that they will be subject to discrimination or harassment on the basis of their health status or status as an unsheltered person.”

The public does have a right to know, however, and obfuscation is ultimately futile. Security guards standing outside hotel entrances, where they had never been before, are clear indicators that something is amiss. An uptick in crime, drug activity, and vagrancy around the hotels is another clue. Properties that have become de facto homeless shelters range from low-end haunts such as the Motel 6 to mid-range and boutique hotels like the Inn on Broadway and Hotel Del Sol. High-end hotels that house the homeless-turned-frontline-workers include the InterContinental San Francisco —and the Mark Hopkins.

The Department of Public Health manages the controversial free alcohol, cigarette, and cannabis program for homeless people placed in the hotels. It originally claimed that money for the service came from private donations, which are not allowed by law. After multiple requests to provide the names of the donors, the DPH conceded that “No such record currently exists.” A public-records investigation into the matter has revealed that, as of June 16, DPH approved $3,795.98 to buy the homeless guests vodka and beer (cigarettes have been scrapped). The funding came from the public treasury, after all.

Meanwhile chaos is erupting inside and around the hotels. City and hotel workers are required to sign nondisclosure agreements and are forbidden from discussing what they’re seeing. Per the Mayor’s Declaration of Emergency, speaking out can result in a fine of up to $1,000, imprisonment with a maximum sentence of one year, or both.

Nevertheless, concerned inside sources report destroyed rooms and rampant illegal drug use. In one hotel, guests are given needle kits and are advised to call the front desk before shooting up; there have been four deaths in the last few days. Sharp containers have been placed on every floor; used syringes are discarded haphazardly. Badly needed mental-health help is not being administered. The entire operation is disorganized, with staff members constantly moved around, never knowing what they’ll do from one day to the next. One source asked to make it clear that as public servants they love the city and all its inhabitants, but the plan has left them deeply demoralized.

The hotels were pressured into accepting the homeless guests, though they were also eager for the chance to recoup some revenue lost to the Covid-19 lockdowns. Rooms are rented at close to $200 per night, totaling $6,000 a month—nearly double the cost of a private one-bedroom apartment in San Francisco. The city-sponsored guests also receive personal grooming, sanitary, and cleaning supplies, three delivered meals, and laundry service for clothes and linens. Contracts last between 90 days and two years; by that point, the guests may be able to claim de facto permanent residence.

Hotel owners consented to the arrangements fully aware of the potential pitfalls, having been assured that FEMA dollars would cover at least some of the damages incurred. As part of the agreement, the city promised the hoteliers, who are worried about bad publicity, that they wouldn’t reveal who their guests are and what they’ve been doing during their stay. Even with complementary lodging and amenities, city workers report at least a 20 percent attrition rate. Of the guests who remain, roughly a third stay outside all day, not taking the shelter-in-place rules seriously.

In the end, the wildly expensive hotel plan is unlikely to help most homeless individuals achieve self-sufficient lives and won’t elevate the city’s most destitute districts. Since the plan to shift people from tents and doorways to hotels began in May, the blighted neighborhoods have shown no sign of improvement. That’s not surprising, since change is not likely until the city disallows tents completely, abandons its hands-off drug-dealing and usage policies, and commits to treating people with addiction issues and mental illness—not giving them hotel rooms where they can overdose, whether alone or with others whom they bring into the property. At one FLWH hotel, a non-guest was recently found dead in the hallway, still clinging to a crack pipe.

Eventually, at least some of these properties will revert to being real hotels again, and homeless guests will check out. If the city has an exit plan for what happens next, though, officials aren’t sharing it.

As for the distressed “front-line worker” at the Mark Hopkins, the Department of Emergency Management announced that he is no longer permitted to remain at the hotel. “The City will be providing accommodations for this individual at an alternative program location.” Media, says DEM, are not allowed on site.

Erica Sandberg is a widely published consumer-finance reporter based in San Francisco and the author of Expecting Money: The Essential Financial Plan for New and Growing Families. As a community advocate, she focuses on homelessness and crime and safety issues.


Tuesday, June 23, 2020

Facebook Eyes Neiman Marcus Hudson Yards Flagship As Office

Facebook is reportedly considering leasing space in the Hudson Yards mall where Neiman Marcus opened its first New York City location.
The high-end retailer has 188K SF at the Shops at Hudson Yards but filed for bankruptcy last month. It hasn’t been made public if the retailer is closing the location or not, but Women’s Wear Daily reports it won’t be staying.
Now Facebook is talking to landlord Related Cos. about leasing up the three floors that would be left vacant, adding to its already-sizable commitment to occupy office space at the nation’s largest private real estate development.
Last year, Facebook announced it would lease more than 1.5M SF across 30 floors at the $25B project, with about 1.2M SF at 50 Hudson Yards, 265K SF at 30 Hudson Yards and approximately 57K SF at 55 Hudson Yards, where it had planned to move employees this year. It is also reportedly closing in on a deal to take 700K SF at Vornado’s Farley Post Office redevelopment a few blocks from Hudson Yards, Commercial Observer reported last month.
CEO Jeff Blau told Bisnow this month that Neiman hasn’t yet informed Related as to its plans with the location. Reports came out in April that Related and Oxford Properties cut a sweetheart deal with Neiman, paying for a the costly build-out and agreeing to take a cut of the department store’s sales in place of rent.
Some retailers have clauses in their leases that give them the option to renegotiate or leave if Neiman leaves. Blau said, however, it is just a “handful of tenants” that have co-tenancy with the bankrupt department store.
“It’s not a large component. As with most retail centers, there are tenants that are tied to each other,” he said in an interview. “I think that people are less dependent upon those anchor stores than they were in the past … I think a restaurant or a fitness club or a Whole Foods could be as much of an anchor as a department store used to be.”
https://www.bisnow.com/new-york/news/office/facebook-could-be-filling-space-neiman-marcus-leaves-behind-at-hudson-yards-104924

Sunday, June 21, 2020

Warehouse Demand Surges as Retailers Reset Supply Chains

Demand for U.S. warehouse space is rebounding as upheaval from the coronavirus pandemic pushes businesses to retool their supply chains.
Industrial real-estate activity, such as lease renewals and new leases, jumped 43% from April 15 to May 14 from the previous 30-day period, recovering more quickly than expected from the economic shocks of the pandemic, according to real-estate firm CBRE Group Inc.
Total transactions for the year are 2.8% higher than at this time in 2019 even though activity fell 29% between March 15 and April 14 as lockdowns aimed at halting the spread of the coronavirus extended across the U.S.
Retailers and food and consumer goods suppliers ramped up their e-commerce operations during that period after a surge of orders from housebound shoppers during quarantine. Companies are also securing new space to modernize their distribution operations, including locations near big population centers, for what they expect to be continued strong demand for services such as online grocery delivery.
“The next 30 days we saw this huge turnaround,” said James Breeze, CBRE’s global head of industrial and logistics research. “It looks like that sharp dip in activity…had more to do with the quarantines and stay-at-home rules.”
Demand for warehouses of 100,000 square feet or more held up the best, according to CBRE. Transactions for those bigger facilities fell just 5% during the first month of the pandemic before surging to the highest monthly level this year for facilities of that size in the period ending May 14.
The push for more storage space comes as retailers are re-evaluating their logistics networks in the wake of the upheaval during coronavirus-driven shutdowns. Merchants were already moving goods closer to customers, and the pandemic is accelerating those shifts, said Jess Dankert, vice president of supply chain for the Retail Industry Leaders Association.
Some retailers relied heavily on stores to fulfill online orders during the pandemic, Ms. Dankert said, while others are looking to build “dark store” fulfillment centers in urban areas and shift away from larger facilities in more remote locations. “There’s a repositioning of the inventory and adapting systems for this new Covid-era of shopping,” she said.
Many retailers are laden with unsold inventory from the closures. But Ms. Dankert said the stockpiles don’t appear to be straining warehouse capacity near busy gateways such as Southern California’s ports of Los Angeles and Long Beach.
“We did see a pickup in short-term deals,” said CBRE’s Mr. Breeze, which could reflect excess inventory overall or increases in demand for certain types of products, such as food or medical supplies.
Short-term leasing, “under 12 months, was very active for us in March and April,” said Chris Caton, head of global strategy and analytics for industrial real-estate giant Prologis Inc.
Prologis estimates that businesses could increase their inventories by 5% to 10% over the long term to guard against the kind of demand shocks that cleared out grocery stores shelves during the first weeks of the pandemic lockdowns.
Higher inventory levels and the accelerating growth of e-commerce, which typically requires about three times as much space as traditional distribution operations that serve stores, could increase U.S. warehouse demand by as much as 400 million square feet over the next two to three years, the company forecasts.
https://www.marketscreener.com/CBRE-GROUP-INC-9823294/news/CBRE-Warehouse-Demand-Surges-as-Retailers-Reset-Supply-Chains-30802981/

Saturday, June 20, 2020

Community Policing, Rightly Understood

Over the last quarter of a century, the United States has seen historic drops in crime—most famously in New York. These gains, once thought impossible, were achieved largely through dramatic innovations in policing, especially the adoption of an approach that stressed order maintenance in communities, data- and intelligence-gathering, and a problem-solving approach to crime and disorder.
In recent years, however, antipolice sentiment has risen in the U.S., sparked in part by a series of tragic, high-profile police-involved killings in major cities but also by the work of critics, mostly on the left but also on the libertarian right, who argue that targeted policing aimed at public disorder is coercive, hostile to community life, and often racist. These critics see such policing as the antithesis to what they call community policing. The arguments that have gained popular currency among police critics have essentially blinded them from seeing that the sort of aggressive policing that they object to can actually be an element of a community-policing model.
The increasingly widespread view that community policing and order-maintenance efforts are at odds represents a fundamental misunderstanding. In reality, the proactive policing that New York first undertook in its subway system under then–transit police chief William J. Bratton in the early 1990s—informed in significant part by Broken Windows theory—was a core element of community policing. Indeed, the very behaviors that residents wanted more heavily policed called for exactly the sort of approach that many modern community-policing advocates now decry.
For decades prior, the prevailing model saw the role of police as responding to serious crime, and it relied on traditional measures of enforcement actions such as arrests and response time to gauge whether they were accomplishing their mission. Call it the law-enforcement model. Policing and criminal-justice policy were, as I wrote in City Journal back in 1992, driven by “the official crime problem as defined in crime, response, and arrest statistics.” But a shift was already under way; soon, police forces would begin to focus their attention on what community members perceived to be the most serious problems that their neighborhoods faced.
Origins of the paradigm began to emerge around the country during the 1980s, when some of its basic ideas began to be implemented in programs such as team policing, increased foot patrol, and improved community relations. But it wasn’t until the 1990s that there was, in the Big Apple, a full-scale reorientation of policing around the community; and that development constituted a once-in-a-generation paradigm shift, setting an example that would be followed by urban police departments across the country. Integral to this move was Bratton, at the time a young police chief from Boston. He would serve first as chief of the transit police in New York City, from 1990 to 1993, and then as NYPD commissioner from 1994 to 1996. He returned for a second stint as New York’s police chief, under Mayor Bill de Blasio, in 2014, serving until 2016. I worked with him as a consultant during both periods.
Community policing is often portrayed as being soft on crime. A Google search of the phrase turns up images of smiling police officers allowing children to sit on top of motorcycles, posing for pictures, playing touch football, and making presentations to schoolchildren. This risks making community policing seem like a publicity stunt, an insincere attempt by cops to foster a gentler image—what some law-and-order critics mock as “hug-a-thug” enforcement. Community policing, rightly understood, can be, and often is, aggressive and even intrusive, depending on the community’s concerns.
It’s important to understand the context in which the new policing model emerged; today’s police critics fail to appreciate that context. In essence, they can’t help but see the efforts of New York City cops in the 1990s through 2019 eyes. Compared with today, the New York of the 1990s was a very different world—and residents’ worries were different, too. The decay of public spaces was at the forefront of many New Yorkers’ minds. People wanted to use public parks, ride public transportation, and walk in their neighborhoods without fear of being victimized by an aggressive beggar, mentally disturbed street person, or young gangbanger.
Crime was then a daily fear for New Yorkers. In 1990, New York saw 2,262 murders, along with more than 100,000 robberies; in 2017, by sharp contrast, there were 292 murders and 14,000 robberies in the city. Yet, scary as crime was, community fear has always been more closely correlated with public disorder. And by the early 1990s, as City Journal readers know well, New York City was two decades into a meteoric rise in visible disorder. Subway trains were covered in graffiti. Times Square was overrun by prostitutes, pimps, and drug dealers. A drive through the Bronx would reveal whole blocks on which only one structure—if any—remained standing. A trip to the corner store would often require cutting through a group of youngsters dealing drugs, drinking, playing loud music, or catcalling young women.
As this kind of disorder worsened, law-abiding residents began to feel increasingly vulnerable to more serious street crime. The disorder made people feel that no one was in charge, and if no one was in charge, anything could happen. More and more New Yorkers began to avoid many public spaces. And the absence of law-abiding citizens from public spaces allowed those spaces, and the surrounding neighborhoods, to fall further into disorder. Eventually, this breakdown encouraged more serious criminal behavior. My colleague James Q. Wilson and I explained the phenomenon in a 1982 article for The Atlantic. I saw my role as a consultant working with Bratton in the 1990s as helping police to incorporate this reality into how they approached their jobs.
The only way to give law-abiding citizens the confidence to begin taking back public spaces from those ruining them—with litter, noise pollution, overaggressive panhandling, drug dealing, boorish behavior such as public urination, and more serious criminal acts—was to respond to their concerns. Police needed to make clear that the problems that the community identified as priorities would be addressed. This focus on the community was an all-important first step in turning New York City around.
Though there is a popular conception today of what “community policing” means, it was actually a concrete idea that my colleague Mark Moore and I described in great detail in a 1988 paper published as part of the Harvard Kennedy School’s Executive Session on Policing. In short, the various forms of policing are best understood as integrated organizational strategies with seven essential elements: the function of police in society; how police departments are organized; how police manage demand for their services; how police interact with the external environment; how police measure success; the sources from which police obtain their legitimacy and authority; and the tactics that police adopt to perform their function. Community policing, properly understood, reflects a department’s reorientation around public concerns with respect to each of those elements. Though some police department officials had been paying lip service to community policing for nearly a decade, it had never truly and fully been done until Bratton and his colleagues ushered in a new approach with respect to each of these elements. This process involved considerable trial and error.
The new approach broadened the main function of earlier policing—law enforcement and response to crimes after they are committed—to include crime prevention, order maintenance, and fear reduction. Instead of just reacting, policing in 1990s New York started to pursue crime prevention, partly by recognizing the relationship between disorder and crime. As Bratton often acknowledged, the idea that cops could and should prevent crime and disorder could be traced back to the father of British policing, Sir Robert Peel, whose nine principles of policing, promulgated in 1829, opened with that preventive role. When Bratton arrived in New York, police were still being told that they couldn’t do anything to deter crime. But experience told him that wasn’t true: “I could do something about crime,” he said. “I could do something about disorder; and it was key to do both.”
Enlisting the public in this battle was a key aspect of Bratton’s plan to turn New York City’s crime crisis around. As he saw it, police had to work with everyone with skin in the game. The broader and deeper the partnerships the police forge with community members, the stronger the resulting trust, which will be crucial in times of stress, such as when police make inevitable mistakes. As chief of the transit police, Bratton ensured that the department assumed responsibility for reducing the then-endemic crime and disorder in the subways and that it made its efforts as visible as possible, in order to make riders feel more secure. One example: transit cops began regularly to board trains and address any issues they came across—such as a homeless person sleeping on a row of seats—and announcements of an inspection would be made on the train’s public-address systems, so that riders knew that it was happening. Another example: the department launched new anti-fare-evasion efforts, which included the use of “bust buses”—hollowed-out transit-authority buses deployed as mobile arrest-processing centers. This signaled to the public that the transit police were doing something about fare-beaters, and it also cut down on the overtime logged by arresting officers, who no longer needed to go all the way downtown to do their bookings.
The Metropolitan Transit Authority did its part to promote the change, via clever subway ads. Bratton remembers “a wonderful cover photograph done in black, white, and blue fogged images, which was used on posters that were put up in the subway to advertise Transit Police efforts, to say ‘we’re here, we’re working.’ ”
Responding to the subway disorder had early and unexpected benefits. Transit police found that one out of every seven fare-evaders was wanted on a warrant, while one out of 21 was carrying a weapon. Cops called it the “Cracker Jack box” effect. Kids would buy a box of the caramel-covered popcorn snack for the toy inside as much as for the popcorn itself; when it came to enforcing laws against fare evasion, the “toy”—the thing that made the effort even more worthwhile, for both the cops and the public—was the weapon or wanted criminal taken off the street. By making what turned out to be important arrests through the enforcement of what was (and is still today) regarded as a minor offense, transit cops began seeing their role as preventing more serious crime through order maintenance; previously, the sense among the rank and file was that they were there primarily to protect the city’s revenue stream.
Reorienting police also required fundamental changes to how they were managed and organized. Prior to the early 1990s, police departments were highly centralized, both geographically and structurally. Now, geographic decentralization and discretion for lower-level management and beat cops were promoted. Limiting discretion had its uses—it lessened opportunities for officers to engage in corruption, for instance. But beat cops and lower-level supervisors were closer to the neighborhoods that they policed and had greater insight into their problems than did their departments’ executive officers. Empowering them made the police more responsive to the public—and more effective at fighting crime.
Decentralization encouraged less reliance on 911 and more direct contact with precinct officers, allowing police to manage demand for their services more directly. One of the most effective ways of creating such interaction is through police/community meetings, where citizens can air their concerns. But foot patrols are perhaps even more important. Foot patrols place officers within arm’s reach of the community, looping them into disputes and allowing them to field requests for service on the spot, with no middleman. In addition to making cops more accessible, foot patrols help restore the sense of security that citizens need in order to do their part to enforce community norms, knowing that backup is not far away.
“While working with the community as a partner, police sometimes have to take unpopular, tough stances.”
Community policing, as we understood it, called for an unprecedented level of interaction between police and the external environment—which included the public as well as the private sector. When it came to giving the community a voice in identifying and dealing with problems in the subway, the MTA used focus groups to learn what subway riders thought about the system. The results enabled transit police to understand public frustrations. Abundant research on community concerns taught Bratton that disorder, unlike major crime, was something people experienced every day, viscerally and personally. If robberies declined, people might not feel the effect immediately; but if fare-evaders and aggressive beggars disappeared and subway stations were cleaner and brighter, people using the subway would feel safer. Not only did focus groups give police a better idea of the public’s priorities; they also proved useful in getting a sense of whether their efforts were alleviating the public’s fears about crime and disorder. Using these sorts of data to measure success is another example of how policing in 1990s New York bucked the old standard.
The NYPD also worked with the private and nonprofit sectors on initiatives to restore public order. For example, the department partnered with local business-improvement districts to identify areas of New York that needed cleaning, better lighting, and other services.
While working with the community as a partner, police sometimes have to take unpopular, tough stances. It’s true that disorder drives public fear—and that members of minority groups themselves wanted relief from it—but addressing it meaningfully was not easy, given racial tensions in New York City during the late 1980s and 1990s. Because crime in New York wasn’t spread equally throughout the city’s five boroughs, the disproportionate impact of enforcement efforts put significant strain on the department’s relationship with some members of New York’s black and Latino communities. Much of the crime—and, by extension, the law enforcement—was concentrated in these areas. Yet the city’s extraordinary crime problem demanded a strong police response. “It had to be done,” Bratton says. “The police had to be more assertive.” (The assertiveness of Broken Windows misdemeanor enforcement, however, does not equate with “zero tolerance” policies and high-arrest strategies, as is sometimes alleged; done correctly, order-maintenance policing does not rely on such practices.) The resolve paid off: in the years following, major (and minor) crime declined enough to save countless lives, reduce public fear, and make the city’s meanest streets walkable again—and the greatest drops citywide occurred in heavily minority neighborhoods.
In a city with, as Bratton puts it, “something like 275 recognized neighborhoods, all with different priorities and problems that changed from time to time,” the NYPD also had to be adaptive. No two expressions of community policing will be identical across locations and communities—whether in New York or any other city. Changes in the characteristics of one element of the strategy require complementary adjustments in others: for example, the development and use of more aggressive tactics to deal with particular crime problems requires that police involve citizens even more closely to maintain their consent and support, because part of the paradigm shift involved a recognition that the police derive their legitimacy and authority from the public they serve. Likewise, a move toward decentralization requires administrative refinements: those gaining new authority on the ground will need additional training and accountability measures to handle their expected use of discretion in problem-solving, while managers will have to develop new skills for supervising their officers’ wider-ranging activities. For community policing to work, ongoing and continual adjustment of its various elements is required; it is not set in stone.
Police forces have many tactical options at their disposal. For the NYPD, perhaps one of the most important tactics was the use of data to inform police in deploying their resources, allowing them to develop solutions to specific problems. Bratton saw CompStat—the computer-based system allowing police to record and analyze crime patterns and enforcement activity—as the ultimate blend of data and accountability. Making crime data available in nearly real time helped the police track their progress and measure success. Giving power away also required ensuring that it was being used appropriately. Using data to track crime and enforcement activity made it possible to hold precinct commanders accountable by showing clearly whether their approaches to crime in their jurisdictions were effective. CompStat enabled the police to prioritize high-crime areas and target the types of offenses that community members were most concerned about.
One reason such initiatives were so effective in reducing crime was that they reflected an understanding of the critical link between crime and disorder. That connection was stronger than most thought, as my colleague William Souza and I documented in a 2001 report for the Manhattan Institute. It found that, on average, every misdemeanor arrest in a given precinct was associated with 0.036 fewer violent crimes. Order maintenance serves effectively as a tactic for overall crime reduction, partly because of the overlap between violent and nonviolent offenders.
Unfortunately, some New Yorkers seem to be noticing a regression toward the sorts of public disorder that characterized the city decades ago. That perception has followed an official push on the part of some city leaders to roll back police authority to deal with such public-order offenses as fare evasion and public urination. The push reflects a misunderstanding of what true community policing is. New Yorkers who don’t wish to see the city’s gains eroded only need look to the transformation that its police were responsible for bringing about in the early 1990s—one that set an example for cities and police around the country. The lessons learned then remain applicable today; but applying them properly will require recognition that the law-enforcement model should give way to real community policing.
George L. Kelling, a Manhattan Institute senior fellow and longtime contributor to City Journal, is one of the nation’s leading thinkers on the topic of urban policing.
https://www.city-journal.org/community-policing

Thursday, June 18, 2020

Mortgage rates dip to new all-time lows

30-year fixed-rate mortgage averages 3.13% for the week ending June 18, the lowest rate in the history of the Freddie Mac Primary Mortgage Market Survey.
Compares with 3.21% in the previous week and 3.48% at this time a year ago.
“Purchase demand activity is up over 20% from a year ago, the highest since January 2009. Mortgage rates have hit another record low due to declining inflationary pressures, putting many homebuyers in the buying mood,” said Freddie Chief Economist Sam Khater.
That momentum, though, will be difficult to sustain as unsold inventory, which was already near record lows at the start of the pandemic, continued to fall since then, Khater said.
15-year FM averages 2.58% vs. 2.62% in prior week and 3.25% a year earlier.
5-year Treasury-indexed hybrid adjustable rate mortgage averages 3.09% vs. 3.10% in prior week and 3.48% a year earlier.
Mortgage REITs are gaining, with the iShares Mortgage Real Estate Capped ETF (BATS:REM) up 0.3%; among the larger gainers are MFA Financial (MFA +4.1%), Capstead Mortgage (CMO +0.7%), and Orchid Island Capital (ORC +1.5%).
Homebuilders aren’t faring as well — the iShares U.S. Home Construction ETF (BATS:ITB) slips 0.4%; and movement is modest for most names — D.R. Horton (DHI -0.8%), KB Home (KBH +0.0%), PulteGroup (PHM -0.6%), Toll Brothers (TOL -0.5%).
Mortgage-related ETFs: REM, MORT, DMO, PGZ
Homebuilder ETFs: ITB, XHB, NAIL, HOMZ, PKB
https://seekingalpha.com/news/3584198-mortgage-rates-dip-to-new-all-time-lows

NYC freezes rents for all regulated units in response to coronavirus

New York City rents will freeze for the roughly 2 million New Yorkers living in rent-regulated units for a year in response to the coronavirus pandemic.
The Rent Guidelines Board, the panel that sets the rent for the city’s 1 million rent-regulated apartments, voted 6-3 Wednesday night to implement a one-year freeze running from Oct. 1, 2020 to Sept. 30, 2021 at the behest of Mayor Bill de Blasio.
The freeze also applies to the first year of two-year leases and allows landlords to enact a 1 percent increase in the second year.
“Renters have never faced hardship like this,” de Blasio said in a statement on the freeze, which also applies to first year of two-year leases.
But even the mayor acknowledged the vote is just a small part in a larger effort for economic aid during the pandemic.
“[Renters] desperately need relief and that’s why we fought for this rent freeze,” the mayor went on. “Now, more renters than ever before will get help keeping a roof over their heads. This is one step of many we have to take to get families through this crisis—but it’s a big one.”
The board’s annual vote follows pressure against Gov. Andrew Cuomo to cancel rent for all New Yorkers during the coronavirus outbreak — a measure Cuomo has resisted while expressing sympathy for landlords indebted to banks.
Cuomo has instead favored a moratorium on non-payment evictions, which he has put in place through Aug. 20.
The board’s vote Wednesday faced immediate criticism from landlords accusing the mayor of playing “pandemic politics.”
“Typical de Blasio pandemic politics, denying owners of small buildings, mostly immigrants and people of color, the rent revenue needed to operate their buildings, finance capital improvements, infuse jobs and revenue into their neighborhoods, and pay property taxes that he raises every year,” said Joseph Strasburg, president of the Rent Stabilization Association,  in a statement.
The RSA, which represents 25,000 owners of rent-stabilized units in the city, said City Hall should also freeze property taxes.
“They ignored the fact that New Yorkers received government stimulus and enhanced unemployment benefits, and that hundreds of thousands of households are either already back to work or returning in the weeks ahead,” Strasburg added.
https://nypost.com/2020/06/17/nyc-freezes-rents-for-all-regulated-units-in-response-to-pandemic/

Tuesday, June 16, 2020

Mall of America misses debt payment for a third month

One of the U.S.’s largest shopping malls missed another payment on a $1.4B on mortgage and puts the borrower more than 60 days past due, Bloomberg reports, citing people with knowledge of the matter.
The failure to make its ~$7M debt payment for June is its third straight month of missed payments on the property.
The 5.6M square-foot property, owned by closely held Triple Five Group, partly reopened on June 10 with reduced capacity at its restaurants and movie theaters.
Its indoor theme park remains closed.
The Ghermezian family owns all three of North America’s largest shopping centers. Their American Dream mall, which features an indoor ski slope and a water park, in New Jersey hasn’t yet fully opened.
https://seekingalpha.com/news/3583518-mall-of-america-misses-debt-payment-for-third-month-bloomberg