HPD Releases New Housing Information Guide for Tenants and Owners

Transcription

1 WE HOUSE NEW YORK JANUARY 2015 VOL. 34 ISSUE 1 HPD Releases New Housing Information Guide for Tenants and Owners Local Law 45 of 2014, signed by Mayor Bill de Blasio in September, required the City Department of Housing Preservation and Development (HPD) to publish a housing guide for tenants and owners and to require the posting of a sign, as provided by HPD, informing tenants about the availability of the guide. On December 9 th, HPD held a public hearing at which it was announced the issuance of the new guide and sign. The guide is officially known as the ABCs of Housing: Housing Rules and Regulations for Owners and Tenants. The guide is now available to owners and tenants and beginning March 1, 2015, owners will be required to post a sign in the mailbox area of their building with language regarding the availability of the new guide. The sign must be in English and Spanish and must be in 11-point font. A copy of this new HPD sign is now available in the Resources section on the RSA website at Owners can simply print out the sign from RSA s website and post it in the required area. Failure to post this notice could subject owners to a $250 penalty. The new housing information guide is very useful for both tenants and owners and includes vital information about evictions, heat and hot water, pest management, tenant organizations, rentregulated leases, rental assistance for elderly or disabled tenants, housing discrimination, repairs and maintenance, tenant response to owner notifications, access for owner inspections, availability of free and low-cost legal services and important contact information. When this legislation was originally proposed by Council Member Fernando Cabrera of the Bronx, the bill would have required owners to provide both a multi-page notice, similar to the DHCR stabilized lease rider, with every lease and renewal lease in every building with three or more apartments and IN THIS ISSUE The new HPD Housing Information Guide for Owners and Tenants to post a copy of that notice in the lobbies of their buildings. The notice would have confused tenants because it would have been given to both regulated and unregulated tenants even though they each have very different rights. Also, as originally proposed the legislation only identified the responsibilities of owners and did not include any provisions which would have stated the responsibilities of tenants. As a result of RSA s efforts, the initial requirements for the additional lease rider and notice were removed from the legislation and this newly enacted housing information guide was agreed upon as a more convenient alternative. The new housing information guide can be found in the Resources section on RSA s website under the same link given above. The guide can also be found on HPD s website at or a printed version of the guide can be mailed to you by calling 311. Although owners have until March 1 st to begin posting the notice in their building s mailbox area, RSA suggests putting the sign up as soon as possible to avoid any issues with HPD in the future. If you have any questions regarding this new housing information guide, or the sign that owners are required to post regarding the guide, please contact Vito Signorile, RSA s Director of Communications, at (212) n 1 HPD Releases New Housing Information Guide for Tenants and Owners INSIDE RSA 7 We Get Letters CITY & STATE ROUNDUP 3 NYCHA Payment Standards to Decrease in Anti-owner Agenda Continues for City Council Members with Amenities Legislation 4 Council Member Ritchie Torres Pushes Bill to Strengthen Underlying Conditions Law 5 Challenging Your Tax Assessment 8 Free DOH Lead Poisoning Prevention Class Available to Property Owners 9 Electronic Waste Ban Set to Begin in January 12 RSA Reporter Index 16 Calendar of Events REGISTER NOW Housing Code Enforcement: How to Prevent and Correct Building Violations See page 7

2 MESSAGE FROM RSA PRESIDENT JOE STRASBURG I would like to wish all of our members all the best for the New Year! That said, we are going to need more than best wishes for the rental industry to make any progress this year. We certainly face a critical and very difficult year ahead. We know from last years experience at the City Rent Guidelines Board (RGB) that Joseph Strasburg we face an even more difficult time this year. I expect the Mayor to be asking the Board for a rent freeze just as he did last year. But while we were able to salvage rent increases of 1% and 2.75% last year, this year will be even more difficult. By the time the RGB convenes in 2015, Mayor de Blasio will have appointed all of the nine members of the RGB. If the Mayor calls for a rent freeze, the board will deliver what the Mayor wants. In addition, with the price of fuel oil declining precipitously this winter, we expect the Price Index of Operating Costs (PIOC) to be low this year. A low price index will increase the pressure for zero rent guidelines. Regardless of the specific circumstances this year, the RSA will argue that nothing justifies a zero rent increase. Inadequate increases in past years, including last year s 1% increase in the face of a 5.7% increase in operating costs, and the large number of apartments with rents below operating costs justify a rent increase every year. We will need your support and testimony before the RGB to drive these points home if we are to have any chance of success at the RGB. Rent Laws Set For Renewal in June The expiration of the rent laws in June also occurs in a difficult context. While the Republicans were successful in regaining an outright majority in the New York State Senate, the State Assembly remains staunchly Democratic and pro-tenant and we have seen that Governor Cuomo is willing to circumvent any rules to establish his pro-tenant bona fides. With the Senate as the sole advocate of property owners, progress on owners issues will be very difficult and limited. Despite the difficulties, RSA is committed to a full-bore campaign of lobbying and public education targeting the expiration of the rent laws in June, While it is unrealistic to believe that the rent laws will not be extended, our print, radio and TV campaign will point out that more than 70 years of rent regulation have failed to ensure housing affordability. In fact, the rent laws have exacerbated affordability issues for New Yorkers who are not the lucky few and have limited the real estate tax and other economic benefits that the rental industry could produce for the City and its residents. We are also developing a legislative agenda that will recommend both global changes to alter the basic nature of the rent regulatory laws, as well as minor changes to reduce compliance and operational burdens on owners. I am asking all our members to join us in this effort by suggesting concrete changes that would help you as a rental property owner and manager. Please or call RSA s Director of Communications, Vito Signorile, with any suggestions (vsignorile@rsanyc.org). While we will be pushing and promoting an industry agenda, we need to be realistic and realize that our issues are not the only ones on the agenda this year in Albany. Not only do the rent laws expire, but other housing programs, such as the J-51 and 421a tax exemption and abatement programs, as well as tax abatements for co-ops and condominiums, also explore. In addition, it is a tradition in Albany to trade off items on the table against each even if they are totally unrelated. This horse trading, in the past, has resulted in what is called the big ugly, a massive end-of-session bill that extends many housing programs, largely unchanged or with only minor changes. Membership Dues As we enter this critical year, your support is essential. RSA membership dues payments will be in the mail in January and they will contain a membership dues increase. The minimum dues will increase from $75 to $100 and the charge per unit will increase from $5 to $6. We have kept membership dues at the same level for as long as possible, but the cost of our lobbying campaign and the increase in operational costs such as rising rents make a dues increase necessary this year. I believe that RSA dues are still a bargain for our members in light of the services and advocacy that we provide. Yet some owners fail to fully support the RSA by enrolling only some of their units and buildings. This year, more than ever, the RSA needs the full support of all of its members. The RSA is the premiere organization fighting for the rights of rental property owners. We need your support to wage that fight effectively. n Rent Stabilization Association 123 William Street New York, NY (212) Disclaimer: Every effort is made to provide accurate and up-to-date information in RSA publications and bulletins. However, information or advice provided in these publications should not be taken as legal opinions. Always consult your attorney when in doubt. The RSA Reporter is intended for the exclusive use of RSA members. This publication may not be reproduced, in whole or in part, without the written permission of the RSA. The RSA welcomes comments, suggestions and questions from its members. Editor: Jack Freund Assistant Editor: Vito Signorile Production: Christine Chu. Copyright 2015, Rent Stabilization Association of N.Y.C., Inc., 123 William Street, NY, NY The RSA Reporter (ISSN # ) is published monthly (except August) by the Rent Stabilization Association of N.Y.C., Inc., 123 William Street, New York, NY Periodicals postage paid at New York, NY. POSTMASTER: Send address changes to The RSA Reporter, 123 William Street, 14 th Floor, New York, NY January 2015

3 CITY & STATE ROUNDUP NYCHA Payment Standards to Decrease in 2016 As we wrote in the November Reporter, in October, the U.S. Department of Housing and Urban Development (HUD) updated its Fair Market Rents (FMRs) for 2015, which are used as payment standards under Section 8 programs administered by the City Department of Housing Preservation and Development (HPD) and the New York City Housing Authority. Both HPD and NYCHA are then authorized to determine the Section 8 payment standards specifically for their voucher holders. Owners need to know that while the NYCHA payment standards for 2015 will continue to be 110% of the FMR, beginning January 1, 2016, NYCHA decided to reduce its payment standard from 110% of the FMR to 105% of the FMR. For the vast majority of Section 8 families, namely the ones who are remaining in their apartments, this new payment standard will not take effect until January 1, It is important to note that for a smaller number of families this new payment standard WILL apply to families who transfer to a new apartment on and after January 1, This new payment standard means that NYCHA will reduce the amount of money it contributes to a tenant s rent (see chart below). According to NYCHA, this change was made as a result of decreased Federal funding and increased costs. There is some confusion about why NYCHA has issued this notification so far in advance of NYCHA is required by law to notify Section 8 voucher holders at least one year prior to a planned reduction in the payment standard. NYCHA has started mailing the notice to approximately 86,000 Section 8 recipients. Given that tenants will become responsible to contribute additional rent from their own funds, this could become an issue for some owners who have tenants that are unable or unwilling to increase their out-of-pocket payments. Presumably, if NYCHA s funding is restored in the upcoming Fiscal Year, the higher payment standard of 110% of the FMR could be restored. However, until that is determined, owners should assume going forward that the lower payment standard will take effect beginning January 1, We will be sure to provide further information to our members as we continue to work with NYCHA over the next few months. The chart below shows the current NYCHA payment standard at 110% of FMR, and the new payment standard of 105% of FMR, and the difference between those payment standards for each unit size. For more information on this Section 8 policy change for NYCHA, please visit n NYCHA Payment Standards Bedroom Size Payment Standard (110% of FMR) New Payment Standard (105% of FMR) Difference (Additional money required by tenant) 0 $1,279 $1,255 -$24 1 $1,336 $1,311 -$25 2 $1,584 $1,555 -$29 3 $2,037 $1,999 -$38 4 $2,282 $2,240 -$42 5 $2,624 $2,576 -$48 6 $2,966 $2,912 -$54 7 $3,309 $3,248 -$61 8 $3,652 $3,584 -$68 Stay in Touch with the RSA through Social Media: Like RSA on Facebook at: Follow RSA on Twitter at: Watch RSA videos on YouTube at: January

4 CITY & STATE ROUNDUP Anti-owner Agenda Continues for City Council Members with Amenities Legislation At the end of October, three of the City Council s most progressive Members quietly introduced legislation that would make owners post advance notice in a common area of their building if building amenities will be unavailable to tenants for an extended period of time. The bill, Intro. 526, is spearheaded by Council Member Jumaane Williams, chair of the Council s Committee on Housing and Buildings, and Council Members Vanessa Gibson and Rosie Mendez. The legislation calls for owners to give tenants at least two weeks notice if amenities such as elevators, laundry rooms, exercise equipment and parking spaces, are unavailable for at least 24 hours. By definition, a building amenity is any equipment, feature or space within a multiple dwelling that may be used in common by the tenants of two or more units. As a result, the legislation would amend the Housing Code to include a list of amenities, but not limited to, basketball courts, tennis courts, swimming pools, barbecue equipment, storage units, wireless internet, game rooms, foosball tables, table tennis and air hockey tables. Although the availability of amenities such as an air hockey table does not serve the same importance as the usage of an elevator, owners would still have to give the same notice to their tenants if it will not be available for more than one day. Council Member Jumaane Williams (center) is spearheading a bill that would require owners to give tenants advanced notice of unavailable building amenities. Currently, the bill is not clear on how penalties would be imposed if owners violate the law. A hearing on the bill was held by the Committee on December 9 th. Frank Ricci, RSA s Director of Governmental Affairs, is currently working with Council Member Williams and the City s Department of Housing Preservation and Development (HPD) on the bill s language in an attempt to make the legislation as reasonable as possible. n 4 January 2015 Council Member Ritchie Torres Pushes Bill to Strengthen Underlying Conditions Law Some of the New York City Council s progressive members continued their agenda against property owners with the introduction of legislation that would amend an already existing law that calls on owners to repair conditions such as lingering mold and ceiling or roof damage. Council Member Ritchie Torres of the Bronx, as well as Council Members Antonio Reynoso and Rafael Espinal of Brooklyn, presented Intro. 543 before the Council Committee on Housing and Buildings on November 13 th. The legislation would strengthen the underlying conditions law, a law that was passed by the City Council nearly two years ago that makes owners repair recurring conditions such as mold or a leaking roof or façade, within four months, as well as submit proof that the work has been completed to the City Department of Housing Preservation and Development (HPD). Council Members Torres, Reynoso and Espinal believe that the majority of owners merely paint over the leaks and mold, rather than addressing its source, allowing the problems to reoccur. If the amendment to the law passes, tenants will be allowed to bring the owner to housing court immediately rather than wait for HPD to respond to the matter. According to a report from HPD, the department has only been able to target approximately 69 buildings since the law went into effect in February 2013, with 36 of the buildings located in Brooklyn and 20 in the Bronx. HPD has stated that a lack of resources has not allowed them to inspect additional buildings. The original legislation targeted the few known citywide cases where owners addressed these issues in an ill-advised manner. Before the original bill was passed, RSA testified that responsible owners do identify these underlying conditions, targeting and repairing the sources of a leak. However, it could be very difficult to do so in cases of deteriorating building facades. In what seems to be a recurring theme in this progressive administration, this new piece of anti-owner legislation is expected to move quickly through the Committee on Housing and Buildings. A hearing on the bill is yet to be set by the Committee; however, RSA staff will testify at that hearing once it is scheduled. We will keep you updated on this bill and all relevant City Council legislation via the RSA Reporter, our website and blasts. n

5 CITY & STATE ROUNDUP Challenging Your Tax Assessment On January 15 th, the City s Department of Finance (DOF) is expected to publish tentative property tax assessments for all buildings, also known as tax rolls. Notices of assessment are then mailed to the taxpayer listed on DOF records. Often, this may go to a mortgage holder and by the time the owner sees the assessment it s too late to challenge the latest increase. Owners should make sure they are listed on DOF s database to receive tax notices. If you do not receive a Notice of Assessment shortly after January 15 th, you can view your tax assessments online, or at a DOF Borough Office. Owners have two options after reviewing their assessment: do nothing and let the assessment remain, or challenge the assessment. Owners who choose to challenge the assessment can go to a law firm that specializes in tax challenges, or contest the tax assessment on their own. Usually, law firms challenge tax assessments on a contingency basis, typically charging one-third of what owners save in taxes. However, small property owners typically have a hard time finding a law firm that will handle small properties. Owners of buildings with an assessed value of less than $2 million may challenge the assessment on their own, conduct their own research and pay the $175 filing fee. Challenges to property tax assessments are filed with and heard by the Tax Commission, which is a separate agency from DOF. The forms, along with instructions, are found on the Tax Commission website at or at the Tax Commission office, which is located in the Municipal Building in Manhattan at 1 Centre Street, room Owners must have a valid reason for challenging the assessment if they expect a reduction. Owners who only claim that the assessment is too high, or they cannot afford it, will most likely not receive a reduction. An example of a valid reason for a reduction is if similar buildings in the neighborhood have lower assessments on a square footage basis, as well as outside factors influencing the property. Outside factors can include: major construction near the property causing problems with light and air, or service disruptions. Additionally, any other issues that owners feel are affecting the property in a negative way are legitimate to use in a challenge. Please be aware that the application will require much information about the building and possibly an income and expense statement depending on the number of units in the building. If the assessments are released on the expected date, owners will then have until March 1, 2015 to submit the challenge. As noted above, owners may need to do research to investigate neighboring assessments. Owners may also need to supplement their application with photographs. As a result of the time, research and paperwork it takes to properly challenge an assessment, RSA encourages owners to start the process immediately in order not to miss the deadline. Owners must be proactive and look up your tax assessment on the DOF website immediately following the expected release date. n Look up your tax assessment: You can find them on the DOF website at or you can visit a DOF office in your borough to view the printed assessment rolls. Locations and business hours for each office can be found at RSA Wants to Tell Your Story Ever wonder where the owner point of view is when you see news stories about NYC rent regulation issues? Are you tired of always hearing about the tenants? Do you own an aging building that you are struggling to maintain? If you d like to tell your story, please contact RSA Director of Communications Vito Signorile at or vsignorile@rsanyc.org to learn how you can help change the public perception of rent stabilized property owners. January

6 INSIDE RSA It s Not Too Late To Protect Yourself! 2015 Annual Safety Notice Service The Basic Safety Notice Service provides you with: Annual Window Guard and Lead Paint Notices and Fire Safety Plans sent to your tenant. Return envelopes for your tenant to send the notices back to you. Proof of mailing maintained by RSA. The Enhanced Safety Notice Service provides you with: A complete digital back offi ce to fulfi ll your annual safety notice requirements with the ease of a paperless, online system. The Enhanced Safety Notice Service includes these features: Window Guard/Lead Paint responses from your tenants will be return mailed to the RSA to be scanned and coded. If a tenant response is not received in thirty days, a second notice will be mailed automatically. The secure RSA website can be used to generate follow-up work orders for tenants who have not responded, require window guard installation or repair or require a lead paint inspection. The required letter to the NYC Department of Health can be printed listing the apartments which did not respond and could not be inspected. HOW DO I SIGN UP? Call the RSA offi ce at or log on to the RSA website at Volume discounts available (500 units or more). 6 January 2015

7 INSIDE RSA WE GET LETTERS We received the following letter addressed to RSA General Counsel Mitch Posilkin regarding RSA Counselor Barbara Newsome: Dear Mr. Posilkin, I am writing to let you know how much I appreciate the outstanding RSA member counselor service provided by Ms. Barbara Newsome. I visited your office for assistance with an MCI increase application and throughout Barbara Newsome the entire process; Barbara was an invaluable source of knowledge. I have always been satisfied with the level of professionalism displayed by the staff at the RSA, however, Barbara went above and beyond to educate us on how to properly fill out and submit documents and proof of work completed required by DHCR to complete the application process. Because of her guidance, I believe DHCR s approval for the MCI increase request was processed far sooner than if I had attempted to do this on my own. Thank you, Louis Sferrazza Non-Payment Workshop at RSA Wednesday, January 14, :00PM-4:00PM RSA s offices, 123 William Street, 14 th Floor, Manhattan FREE WORSKHOP RESERVE your seat! With the many changes in Housing Court today, property owners who want to represent themselves or better understand this complex process can t afford to miss RSA s Non-Payment Workshops. The workshops are open to all dues-paid RSA members, but reservations are required. Seating is limited so please call (212) or LRichmond@rsanyc.org as soon as possible. REGISTER NOW Housing Code Enforcement: How to Prevent and Correct Building Violations Tuesday, February 3, :00AM 12:00PM Check-in: 8:30AM 9:00AM New York County Lawyers Association 14 Vesey Street, 2 nd Floor Auditorium, Manhattan Credits: 3.5 MCLE RSA Member (Non-Attorney): $35 RSA Member (Attorney with CLE): $75 (Non-Member Rates Also Available) This seminar will explain the procedures for complying with and correcting violations of the City s Housing Maintenance Code and the State s Multiple Dwelling Law. Officials from HPD will discuss the nuts and bolts of Housing Code enforcement. Panelists will include practitioners who litigate in the Housing Court s HP part, as well as a representative from a compliance service. The seminar will also include a presentation on compliance from an owner s perspective, including the use of RSA services. The program is designed for property owners and managing agents, as well as their attorneys. Members can register online at NYCLA s website at: or by calling NYCLA at (212) ext Pre-registration is suggested. For questions about the seminar contact RSA at (212) For questions about registration contact NYCLA at (212) ext January

8 CITY AND STATE ROUNDUP Free DOH Lead Poisoning Prevention Class Available to Property Owners In October, the City Department of Health and Mental Hygiene (DOHMH) reported a decline in the number of children affected by lead paint for the ninth straight year. Although there has been a 70% decline in the number of reported lead poisoning cases since 2005, owners are still urged to take all proper precautions to ensure that children are not exposed to lead paint in their buildings. In addition to complying with City requirements regarding lead paint, DOHMH s Lead Paint Prevention Program (LPP) offers Renovation, Repair and Painting courses to all property owners and building managers free of charge. These classes provide owners and managers with information on how to work safely in areas with lead paint and are taught by a certified trainer. In addition, attendees are taught the requirements for lead-safe work practices under New York City Local Law 1. Owners and managers who successfully complete the class will be eligible to become a City Department of Environmental Protection (EPA) Renovator. This renovation certification is required by EPA if you or your building manager supervises renovations and maintenance at your building(s). In order to attend a Lead Safe Work Practices class, owners or managers must complete and submit a form through DOHMH and select a date on which they prefer to take the course. Space for these classes is extremely limited and choosing a class date does not guarantee registration for that day. A representative will contact you to confirm your course date and if it is not available, an alternative course date will be provided. n Free DOH Lead Poisoning Prevention classes will be held on the following dates: Saturday, January 24 th (in English) Sunday, January 25 th (in English) Saturday, February 21 st (in Spanish) Sunday, February 22 nd (in English) All forms to register for any course must be filled out electronically. To do so, please visit For any questions regarding these courses, please call (646) or (646) A Special Membership Meeting Sponsored by RSA & RSA Mortgage Brokerage NOTHING S CERTAIN BUT DEATH AND TAXES Estate tax issues for real estate owners. Hear how estate taxes can take huge chunks from your lifelong investment in property and what you can do about it. Wednesday, January 21, :30PM 4:00PM at the RSA Office 123 William Street, 14 th Floor, Manhattan Please RSVP to Lisa Richmond, Refreshments will be served. 8 January 2015

9 CITY & STATE ROUNDUP Electronic Waste Ban Set to Begin in January The City Department of Sanitation (DSNY) has announced that as a result of a State law, the ban on discarding any electronics in the trash or at the curb will officially begin on January 1, The electronics that fall into this category include all computers and their accessories, televisions of all sizes, fax machines, DVD players, printers, scanners, video game consoles, cable or satellite receivers, all MP3 and handheld music players, tablets and any old VCRs. At this time, we do not have information on how fines will be imposed if electronics are placed in the trash or at the curb for pick up. We will be sure to provide that information to all of our owners once we receive it via RSA Reporter, blasts and Facebook and Twitter. For more information regarding the Electronic Waste Ban, visit DSNY s website at n DSNY has sent reminders to all buildings and private homes throughout December that explains the electronic waste ban. It is important to remind all tenants in your building(s) that discarding electronics in the trash is no longer permissible. Owners are given the following options to recycle electronics: 1. DSNY s e-cyclenyc program: Owners with buildings of more than 10 units can enroll in this free service. Depending on the size and type of building, e-cyclenyc provides a variety of service options including storage bins, room clean-outs and citywide drop-off events. Owners can enroll in e-cyclenyc at any time by visiting 2. Retail Drop-Off Programs: Owners can arrange electronic drop-offs with large retail stores such as Best Buy, Goodwill, Staples and Salvation Army. Contact any one of these retailers that are conveniently located to your building to learn more. 3. Mail-Back Programs: Many name-brand electronics offer take-back programs. Check the website of your specific brand to learn more. 4. Electronics Recycling Events: DSNY offers SAFE Disposal Events throughout the year for e-waste recycling. Information about local events in your borough can be found online at or by calling 311. Court & Credit Tenant Screening Service Court & Credit Tenant Screening Service Offers: Credit Histories Available Through All 3 Major Credit Bureaus TruAlert Applicant Verifi cation Housing Court/Eviction Reports National Criminal Records Search New York State County/Boro Criminal Records Search National Sex Offender Report Illegal Tenant Report If you have any questions or wish to receive an information enrollment packet, please contact Leo Lehrer, Director of Marketing and Sales at (212) or LLehrer@rsanyc.org. January

10 INSIDE RSA 10 January 2015

11 INSIDE RSA SPECIAL INVITATION for RSA Members SOFT.COM BASIC & EASY PROPERTY MANAGEMENT SOFTWARE As an experienced and professional team developing web based systems for RSA and other NY real estate related companies for over 30 years, we know our customers. We know the burden of day to day operations required to run your property smoothly and profitably. You need to know your numbers and you need to know them quickly. Introducing TENNET easy and affordable cloud based property management software designed specifically for small to medium sized portfolios. Monitor and update your tenant balances, move ins, vacates and lease renewals as they occur, or later when it s more convenient. Create rent bills, rent roll, AR reports, and stabilized lease renewals on demand it s all there at your fingertips secure, password protected, accessible 24/7 from any internet capable device. Regular pricing starts at $ PER MONTH for up to 25 units. We invite you to test drive our software FREE, FOR AN EXTENDED PERIOD OF 60 DAYS, with no obligation or commitment. If at the end of trial period you would like to continue to use our service, we have prepared a special offer for valued RSA members. As an RSA Member you will receive: EXCLUSIVE, 10% DISCOUNT ON ALL PLANS EXTENDED, 60 DAYS, FREE TRIAL PERIOD FREE, LIFETIME TECHNICAL SUPPORT FREE SET UP ASSISTANCE ON REQUEST Contact: Matt Haas at ext. 230 or to info@tennetsoft.com January

12 RSA REPORTER INDEX RSA Reporter Index, Volume 33, January December 2014 City Council City Loses Lawsuit against NYCHA, January, page 6 RSA Meets and Briefs New Council Members, January, page 9 City Council Votes for Melissa Mark-Viverito as Speaker, New Housing Chair Named, February, page 7 Manhattan Council Member Introduces Anti-owner Legislation, March, page 10 New Law Applicable to Smoke Alarms Goes into Effect, April, page 9 City Council Continues to Target Property Owners with New Legislative Threats, April, page 11 RSA Voices Concern over Proposed City Legislation on Fire Safety, May, page 6 City Council Holds Hearing on Proposed Harassment Legislation, May, page 8 Real Estate Tax Rate Declines: Tax Bills Increase, Sept., page 8 A Busy October: RSA Testifies against Three New Anti-owner Bills at City Council, November, page 3 New York State Legislature State Senate Passes Bill to Increase Mileage Reimbursement for Sheriffs and Marshals, March, page 7 Governor Cuomo Announces Crackdown on Double Dipper Tenants, April, page 14 The Urstadt Law and Why it is so Important, October, page 3 Republicans Win a Majority in New York State Senate, November, page 1 NEW YORK CITY AGENCIES Department of Environmental Protection New Payment Options from City s DEP, January, page 13 DEP announces $6 Million in Grants for 2014 Green Infrastructure Grant Program, April, page 8 NYC Water Board Proposes Rate Increases, May, page 7 Water Board Approves 3.35% Rate Increase, June, page 11 DEP Announces Launch of $23 Million Toilet Replacement Program, July/August, page 14 NYC Clean Heat Reminder: Use of No. 6 Oil Set to Expire in June 2015, November, page 10 Department of Finance New Real Estate Rates Set for Current Year, January, page 10 Challenging Your Tax Assessment, January, page 11 No Relief from Increased Tax Assessments, February, page 10 SCRIE Income Limits to Get Huge Increases, May, page 11 Income Eligibility for SCRIE and DRIE Increase, Sept., page 8 Non-compliance Penalties Reduced for RPIE Statements, Sept., page 9 Department of Health and Mental Hygiene Lead Cases in New York City are at a Historic Low, November, page 5 Concern about Ebola Virus Hits New York City, November, page 8 Department of Housing Preservation and Development HPD Finalizes J-51 Regulations, January, page 5 Mayor de Blasio Appoints New Housing Leadership Team, March, page 7 Registering Your Property with HPD, Sept., page 10 Heating Season Quickly Approaching, Sept., page 11 New Law Requires HPD Housing Information Guide, October, page 5 Signs, Signs and More Signs, November, page 6 HPD Violation Dismissal Requests, November, page 8 City Updates 311 App to Allow Tenants to Make Heat/Hot Water Complaints, December, page 7 Department of Sanitation Useful Recycling Programs for Property Owners, February, page 6 DSNY to Hold Spring 2014 S.A.F.E. Disposal Events, April, page 8 Maintaining and Clearing Sidewalks, December, page 11 Department of Buildings Resolving Private Elevator Violations, February, page 14 New Sustainability Law Regarding Emergency Preparedness Goes into Effect, May, page 8 Preparing for Annual Elevator Inspections, December, page 8 Housing Authority NYCHA Implements New Fair Market Rents, February, page 9 NYCHA Reminds Owners to Enroll in Direct Deposit Program, March, page 8 Section 8 Owners Hurt by Rent Reasonableness Determinations, May, page 9 HUD Issues New FMRs for Fiscal Year 2015, November, page 9 Fire Department Midtown Tragedy Emphasizes Importance of Completing Annual Fire Safety Notices, Feb., page 13 Importance of Providing Fire Safety Education to Your Tenants, March, page 9 FDNY Now Responding to Gas-odor Calls, July/August, page 11 Department of Homeless Services LINC: City s New Rent Subsidy Programs Aim to Assist Homeless Families, December, page 5 NEW YORK STATE AGENCIES Department of Homes and Community Renewal Owner s Application to Restore Rent, January, page 13 DHCR Adopts Anti-owner Code Amendments, February, page Fuel Cost Adjustments, February, page 8 12 January 2015

13 RSA REPORTER INDEX DHCR Issues New Processing Directives, March, page 3 DHCR Website Features Support from Legal Aid Group, March, page 6 DHCR Implements Changes to Surcharges for Tenant-installed Appliances, March, page 15 New DHCR High Rent Vacancy Deregulation Notice, June, page 13 Impact of TPU Audits on Overcharge Claims, July/August, page 8 Alert: New Lease Riders and Renewal Leases Issued by DHCR, Sept., page 1 New Fact Sheets, Operational Bulletins and Advisory Opinions, Sept., page 5 DHCR Increases Air Conditioner Charge by 31%, October, page 10 New Sprinkler Notice for Leases and Renewal Leases, October, page 10 DHCR Denies Amendments to Rent Registrations, November, page 7 In the Courts Appellate Court Rules for Owner in Primary Residence Case, February, page 11 Small Property Owner Victimized by Housing Court, March, page 11 Upcoming Re-appointments of Housing Court Judges, April, page 13 Ask the Administrator: FDNY Inspectors, April, page 15 Court of Appeals Narrowly Applies Grimm, July/August, page 11 Airbnb Saga Continues, July/August, page 12 Ask the Administrator: What to Know about Airbnb, July/August, page 13 Ask the Administrator: Loans Available for RSA Members, Sept., page 13 Updates on Recent Court Decisions, Sept., page 15 Owners Hurt Helping City No Good Deed Goes Unpunished, October, page 12 J-51: Court Ruling Provides another Disincentive, November, page 11 Owner Victimized for Helping Homeless: Important Case goes to High Court, November, page 13 Major Court Decisions Issued in November, December, page 1 Overcoming Treble Damages, December, page 9 Ask the Administrator: Building Fires, December, page 10 Inside the RSA RSA Seminar Highlights Effective Techniques to Sustain Rent Increases for Improvements, Jan., page 1 Eviction of Non-paying Tenant Creates More Problems for Bronx Property Owner, Jan., page 7 In Memorium: Arnold Goldstein, February, page 4 RSA, CHIP and SPONY Challenge New Code Amendments, March, page 1 RSA in the News, March, page 4 Non-payment Workshops at RSA, March, page 5 RSA in the News, April, page 4 February and March Membership Meetings Well Attended, April, page 6 Seminar on Rent Code Amendments: Sold-out Program Highlights Concerns, April, page 7 Special April Membership Meeting Fills RSA Board Room, May, page 4 RSA in the News, June, page 3 May Membership Meeting Urges Owner Participation in RGB Process, June, page 4 RSA Commercial Advertisement Gains Attention of Owners and Elected Officials, July/August, page 10 RSA Calls on Mayor de Blasio to Cap Property Expenses for Owners, Sept., page 1 RSA Continues Prep for Prep Summer Intern Program, Sept., page 3 RSA Mortgage Brokerage Welcomes Newest Member, Sept., page 12 Annual Message from RSA Chairman Aaron Sirulnick, October, page 1 RSA in the News, October, page 4 Managing Rent Regulated Property: Update 2014, October, page 6 RSA Seminar: Navigating Housing Court, December, page 3 RSA in the News, December, page 4 RSA Ad Campaigns: Get Involved in 2015, December, page 6 Rent Guidelines Board Mayor de Blasio Appoints New RGB Members, RGB Process Begins, April, page 1 Summary of the Rent Guidelines Board Reports, April, page 3 Preliminary Rent Guidelines Start at Zero, May, page 1 Summary of Rent Guidelines Board Reports, May, page 13 RGB Final Vote Approaching: Owners Voices Have Never Been More Important, June, page 1 RSA Continues Ad Campaign during RGB Season, June, page 9 Rent Freeze Avoided, RGB Approves Lowest Rent Guidelines in City History, July/August, page 1 Rent Guidelines Board Order Number 46, July/August, page 4 Calculate the New Guideline, July/August, page 4 Calculate Vacancy Leases, July/August, page 5 Rent Guidelines Board Orders No , July/August, page 6 NYC and County Rent Guidelines Summary, Sept., page 7 Miscellaneous Hurricane Sandy Update, February, page 15 Gas and Electric Tax Rates/Refunds, March, page 13 Con Edison to Expand Natural Gas Infrastructure for 2015, May, page 14 Top Nine Ways to Save Money during Heating Season, October, page 8 n January

14 INSIDE RSA 14 January 2015

15 INSIDE RSA January

16 Rent Stabilization Association 123 William Street, 14 th Floor New York, NY Periodical Postage Paid NY NY JANUARY FEBRUARY CAL ENDAR January 1 New Year s Day Building Service Employees Union and Sanitation Workers holiday. No garbage pick up, no street cleaning. CITY, STATE AND RSA OffICES ClOSED. Boiler Inspection Between Jan. 1 and Dec. 31, low-pressure boilers in buildings containing 6 or more apartments must be inspected by a certified inspector and filed within 45 days of the date of the inspection with the Dept. of Buildings. January 2 Pay N.Y.C. Property Tax For properties assessed at more than $250,000, the last semi-annual payment for fiscal is due to N.Y.C. Department of Finance today. For properties assessed at $80,000 or less, the third quarterly payment is due. January 14 Non-Payment Workshop 12:00-4:00PM at the RSA Office. Please call Lisa Richmond at to register. See page 7 for details. January 15 Notice of Assessed Value The tentative assessment roll is open for public inspection on the City s website, The Department of Finance mails notices of annual property tax assessment in January, but is not obligated to notify you of an increased assessment. RSA recommends all owners inspect the records for their buildings. January 16 Lead Paint/Window Guard/Fire Safety Notices Last day to deliver Lead Paint/Window Guard/Fire Safety Notices. Call RSA at (212) today! January 19 Martin Luther King, Jr. Day Federal, State and City holiday. No garbage pick-up, no street cleaning. CITY, STATE AND RSA OffICES ClOSED. January 21 Special RSA Membership Meeting 2:30-4:00PM at the RSA Office. See page 11 for details. february 3 Housing Code Enforcement: How to Prevent and Correct Building Violations See page 7 for details. february 12 Lincoln s Birthday Building Service Employees Union and Sanitation Workers holiday. No garbage pick-up, no street cleaning. CITY OFFICES CLOSED. february 16 Presidents Day Building Service Employees Union and Sanitation Workers holiday. No garbage pick-up, no street cleaning. CITY, STATE AND RSA OFFICES CLOSED. Tenant Window Guard/Lead Paint Response Due If tenant fails to respond, you must inspect the unit at reasonable times to determine if a child 10 years or younger lives there (window guards) or a child under 6 years lives there (lead paint).