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Pairing Neighborhood
Investment with Protections
Against Displacement
Vicki Been
Commissioner
Housing Preservation and Development
City Law Breakfast
November 13, 2015
Supply
Data Source: Housing and Vacancy Survey (U.S.
Census), 2014.
Demand
There are more than two Extremely Low Income
and Very Low Income households for every one
housing unit that is affordable to them.
11,693
18,462
39%
61%
86% of the homes are for extremely-low, very-low and lowincome residents those making less than $62,150 for a family
of three
Obstacles or Opportunities?
Limited supply of City-owned land that is readily developable,
enough for perhaps 16,000 homes over the remaining 8 years of
Housing New York
To open up other development possibilities will require both
considerable infrastructure and resiliency investments
Investing in Neighborhoods
Who Benefits?
People worry that the existing residents of neighborhoods
seeing substantial investment, especially the poorest
residents, will not share in the benefits
More specifically, they fear that they will be displaced as the
neighborhood becomes more desirable
They are concerned that the improvements and investments
will not be targeted to their vision of the community that their
concerns and hopes for the neighborhood will not be solicited,
or will be ignored
They worry that the new affordable housing built will not be
accessible to them because they will make too little or too
much for the incomes served, or because so many people will
apply for the housing
These harms fall more heavily on poor and minority residents who
have fewer alternatives when moving
Most of the more recent and rigorous studies of gentrification find that
poor households and renters do not move out of gentrifying
neighborhoods at unusually high rates
While low income families face a great deal of housing instability in
general, most of the research shows that renters move away no more
often, or even less often, in gentrifying than in non-gentrifying poor
neighborhoods
Some research shows that homeowners in gentrifying neighborhoods
are more likely to move than if they lived in poor, non-gentrifying
neighborhoods (likely as they realize gains in value)
The research also shows some gains for those who remain in
gentrifying neighborhoods (increasing incomes and greater
neighborhood satisfaction)
Preservation Efforts
Taking a more data-driven approach to preserving affordability
Working with landlords to keep Mitchell-Lama, HUD-assisted, and
Low Income Housing Tax Credit (LIHTC) apartments from going
market rate when existing affordability requirements expire
Targeting preservation and outreach strategies to neighborhood
needs and focusing on transitioning neighborhoods
Reaching out to small building owners to help preserve affordability
through Neighborhood Preservation Helpdesks to offer physical,
financial, and technical assistance
Using our Green Housing Preservation Program to finance energy
and water efficiency improvements that will lower utility costs and
promote long-term affordability
Source: U.S. Census Bureau. See 2014 Housing and Vacancy Survey
Private, non-regulated
400,000
350,000
300,000
250,000
200,000
150,000
100,000
50,000
0
<30%: Extremely
Low Income
31-80%: Very
Low or Low
Income
81-120%:
120-200%:
Moderate Income Middle Income
>200%
Source: 2014 Housing and Vacancy Survey (U.S. Census); source of housing assistance is self-report and classified
based on calculation of HUD Income Limits (FY2011)
Major Capital Improvement (MCI): The time over which the MCI
is spread out was extended, but we also need to prevent the
increases from raising the rent permanently
preservation policies
homelessness prevention efforts
supportive housing commitments
NextGen NYCHA to ensure better fiscal and physical health in
that critical housing
our broader economic development strategies
Community preference
Increased marketing and counseling
Housing applications now available in seven languages
Housing Ambassadors Program
Financial counseling services