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A blog from CityRealty (Links below will take you to the 6sqft site)

Features

Updated 6/16/2021 to include new lotteries in Long Island City, East Flatbush, East New York, and Coney Island.

Under the de Blasio administration, New York City has rolled out several new affordable housing initiatives (for more details, see the mayor’s latest housing plan, Housing New York 2.0). In September 2019, the city reported that 136,912 new affordable units had been built through both new construction and refurbishment of existing units, and that it was nearly halfway to the goal of 300,000 set in Housing New York 2.0.

However, the coronavirus pandemic has thrown New York's housing affordability crisis into sharp relief. While there was an eviction moratorium at the height of the pandemic, and the construction of affordable housing was deemed essential work that could take place with safety protocols in place, that was nowhere near enough to solve the problem. And between encouraging vaccination numbers and the return of businesses, demand for housing is only expected to rise.

Housing has emerged as a key issue in the mayoral election. Some candidates support the conversion of vacant commercial and hotel buildings into affordable housing; others favor rewriting the tax code and zoning regulations to allow for more efficient construction; and all agree that there should be more affordable housing in New York.

The mayoral primary election is June 22, and early voting started on June 12. In the meantime, there is a large number of programs throughout the city and state. This is good news for people seeking affordable housing, but each has its own rules and restrictions to navigate. This article focuses on New York City and New York State programs designed to assist renters.
New York-CIyt-housing-3 City initiatives to boost and preserve NYC's affordable housing



• NYC Housing Connect Lotteries

If you’re interested in an affordable housing unit, the first thing to do is visit the NYC Housing Connect website and find out if you qualify and more specifically, find out if you qualify for any current housing lotteries (different lotteries may have different types of units available). Next, apply on the NYC Housing Connect website by opening an account. Then you just have to wait and see if your number is called. If it is, you’ll then be asked to compile hundreds of pages of paperwork,and undergo an interview. If the paperwork is too daunting, reach out to an NYC Housing Ambassador or contact a Ready to Rent Office in your borough. If your paperwork and interview check out, you may still find yourself waiting and you may never even be granted a unit. This is because NYC housing lotteries select more applicants than there are available units. While this may sound unfair, there are two reasons this is generally done: First, many people are disqualified once they submit their paperwork, and second, the process is so onerous, many New Yorkers drop out of the process before ever gaining access to a unit.

The benefits of entering a housing lottery are fairly obvious—if you “win," you’ll end up with an affordable or reasonably affordable rent stabilized apartment in New York City. Also, many of the available units are highly desirable. Housing lottery units are often housed in swank new mixed-income buildings with appealing amenities from state-of-the-art gyms to roof-top decks to game rooms. The downside of the housing lottery system is that much is left up to chance, the paperwork is onerous, and if you’re in the top 25% percent of eligible applicants, you may still end up paying close to market rent for your unit.

More information and a list of past lotteries can be found here.
NYC-affordable-housing-04
If you have any questions related to the following lotteries, please direct them to Housing Connect. CityRealty is not affiliated with affordable housing lotteries and cannot offer assistance in this regard.

348-Nostrand-Avenue-01
This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive program of the New York City Department of Housing Preservation and Development. Amenities include in-unit washer/dryers, intercom, bike storage, on-site parking, and roof deck.
348-Nostrand-Avenue-02

383-12th-Street-01
This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive program of the New York City Department of Housings Preservation and Development. All units feature energy-efficient appliances and high-end finishes.
383-12th-Street-02

2337-Bedford-Avenue-01
In a neighborhood of mixed cultured and architects sits 2337 Bedford Avenue Apartments which is situated in the literal heart of Brooklyn. The building’s façade is a clear reference to the neighborhood’s industrial beginnings. It features a landscaped roof deck and an explicable lounge. Presenting a shared laundry room and gym makes it the ultimate building to reside. The building is anticipated to receive a Tax Exemption through the 421a Tax Incentive Program of the New York City Department of Housing Preservation and Development.
2337-Bedford-Avenue-02

334-Evergreen-Avenue-01
This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive Program of the New York City Department of Housing Preservation and Development. The adornment of 334 Evergreen Apartments is decorated for music lovers in this distinct neighborhood. Each unit offers a dishwasher in unit and air conditioning. The building has a central laundry room and common roof terrace.
334-Evergreen-Avenue-02

336-338-East-28th-Street-01
This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive Program of the New York City Department of Housing Preservation and Development. Amenities include split units for heating & cooling, a coin-operated laundry room, and rooftop access.
336-338-East-28th-Street-02

972-Washington-Avenue-01
This building is being constructed through the Supportive Housing Loan Program of the Department of Housing Preservation and Development, and New York State Division of Homes and Community Renewal. Supportive housing is permanent, affordable housing with on-site support services to serve the needs of the most vulnerable New Yorkers, including the formerly homeless and disabled. 41 units in supportive housing are set aside for low income or formerly homeless individuals or families with special needs, who are referred by city agencies. The remaining units in the building are made available to the public through lottery.
972-Washington-Avenue-02

650-West-42nd-Street-01
This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive program of the New York City Department of Housing Preservation and Development. Residents arrive at their home through a private driveway, where a concierge awaits to greet visitors and attend to residents’ needs around the clock. River Place provides residents with a range of amenities including concierge services, fitness center with outdoor tennis, indoor basketball courts, 75’ indoor swimming pool, and a valet parking garage. In addition, the complimentary shuttle bus service quickly connects our residents to major subway lines. River Place is rent stabilized, which guarantees the right of lease renewal and protects you from steep rent increases.
650-West-42nd-Street-02

46-02-70th-Street-01
This building is anticipated to receive a Tax Exemption through the 421a-16 Tax Incentive Program of the New York City Department of Housing Preservation and Development. Amenities include shared laundry room, bike room, and covered parking.
46-02-70th-Street-02

74-10-Broadway-01
This building is anticipated to receive a Tax Exemption through the 421a-16 Tax Incentive Program of the New York City Department of Housing Preservation and Development. The building welcomes pets, and there are in-unit washer/dryers.
74-10-Broadway-02

260-Knickerbocker-Avenue-01
This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive Program of the New York City Department of Housing Preservation and Development. Pets are welcome, and amenities include gym with yoga studio, recreation room, package lockers, and rooftop terrace.
260-Knickerbocker-Avenue-02

1402-York-Avenue-01
Applications are now available for 10 affordable studio cooperative apartments. EACH BUYER MUST OCCUPY THE COOPERATIVE APARTMENT AS THEIR PRIMARY RESIDENCE. ANY PROSPECTIVE APPLICANT WHO CURRENTLY OWNS OR PREVIOUSLY HAS PURCHASED A RESIDENTIAL PROPERTY IS INELIGIBLE.
1402-York-Avenue-02

27 East 198th Street, Jerome Park
27-East-198th-Street-01
This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive program of the New York City Department of Housing Preservation and Development. Amenities include rear yard, common laundry area (card operated), bike storage* and general storage* (*Subject to additional fees).
27-East-198th-Street-02

209-213-Troy-Avenue-01
Situated in close proximity of Prospect Park, 209 Troy Avenue makes the ultimate place to call your home. This newly constructed smoke free building offers many amenities including, backyard, laundry room, and more! Each unit features air conditioning and high-end kitchen appliances! This building is anticipated to receive a Tax Exemption through 421a Tax Incentive Program of the New York City Department of Housing Preservation and Development.
209-213-Troy-Avenue-02

516-518 East 147th Street, Bronx
516-518-East-148th-Street-01
This building is anticipated to receive a Tax Exemption through the 421a-16 Tax Incentive Program of the New York City Department of Housing Preservation and Development. The building is pet-friendly, and apartments feature high-end finishes and appliances, including dishwasher, and central air.
516-518-East-148th-Street-02

1728 Townsend Avenue, Morris Heights
1728-Townsend-Avenue-01
This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive program of the New York City Department of Housing Preservation and Development. Amenities include laundry room, package room, bike room, and garage.
1728-Townsend-Avenue-02

37-Montrose-Avenue-01
37 Montrose is a new boutique Williamsburg residential property featuring an industrial warehouse vibe with high-end finishes, original art throughout, and a clear view of Manhattan from the rooftop. This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive program of the New York City Department of Housing Preservation and Development.
37-Montrose-Avenue-02

735 Fenimore Street, East Flatbush
735-Fenimore-Street-01
This building is anticipated to receive a Tax Exemption through the 421a-16 Tax Incentive Program of the New York City Department of Housing Preservation and Development. The building is pet-friendly, and apartments feature hardwood floors, intercom, high-end countertops and finishes, and smart controls for heating/cooling.
735-Fenimore-Street-02

1325-Jerome-Avenue-01
This building is being constructed through the Inclusionary Housing Program and is approved to receive a Tax Exemption through the 420-c Program of New York City Housing Preservation and Development and the Low Income Housing Tax Credit Program of New York State Homes and Community Renewal. Amenities include a recreation room, outdoor terrace, elevator, central laundry room, bike room, and storage.
1325-Jerome-Avenue-02

3915-14th-Avenue-01
This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive Program of the New York City Department of Housing Preservation and Development. This is a smoke-free building, and apartments have hardwood floors and air conditioning.
3915-14th-Avenue-02

1098-Madison-Street-01
This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive program of the New York City Department of Housing Preservation and Development. Apartments feature hardwood floors, high-end kitchen appliances, and air conditioning.
1098-Madison-Street-02

1489 and 1495 Brooklyn Avenue, East Flatbush
1489-1495-Brooklyn-Avenue-01
This newly constructed smoke free building offers many amenities including rooftop, split unit AC/Heat and balconies. Each unit features air conditioning and high-end kitchen appliances. This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive program of the New York City Department of Housing Preservation and Development.
1489-1495-Brooklyn-Avenue-02

869-Myrtle-Avenue-01
The Cascade project has topped out in Brooklyn swallowing an entire square block. It is located in Bedford-Stuvyvesant aka Bed-Stuy, a neighborhood with Historic Brownstone Houses and lined with trees. Apartments in the Cascade G building will be available in studio, 1 bedroom, 2 bedrooms and 3 bedrooms. This building offers green space, public benches and is pet free. Additional fees apply for shared laundry room.
869-Myrtle-Avenue-02

1-Boerum-Place-01
1 Boerum Place has topped out in Downtown Brooklyn with its highly visible 21 story development site atop Brooklyn’s Borough Hall Station at the nexus of Cadman Plaza and the Fulton Mall. Units will be available in studio, one, and two bedroom configurations. Amenities include a two-story fitness center, swimming pool, sauna, an entertainment lounge, a children’s playroom, a 24/7 doorman and concierge service, a parking garage (fees apply), a storage room, and a landscaped rooftop deck with an outdoor kitchen and seating. This building is anticipated to receive a Tax Exemption through the 421a Tax Incentive Program of the New York City Department of Housing Preservation and Development.
1-Boerum-Place-02

1056-Manhattan-Avenue-01
This building is being constructed through the Inclusionary Housing Program and is anticipated to receive a Tax Exception through the 421a Tax Incentive Program through the New York City Department of Housing Preservation and Development. Ample sunlight, closets in all rooms, large living area and windows in every room. Amenities include gym, business center, lounge, laundry service, roof terrace, bike room, and covered parking.
1056-Manhattan-Avenue-02

Betances Senior Residence, Bronx
445-East-142nd-Street-01
This building is being constructed through the Extremely Low & Low-Income Affordability Program (ELLA) of the New York City Housing Development Corporation, the Senior Affordable Rental Apartments Program (SARA) of the New York City Department of Housing Preservation and Development, and the NextGeneration NYCHA Program of the New York City Housing Authority. 47 units in this project are set aside for formerly homeless individuals who are referred by city agencies and 26 units will be filled through direct referral from NYCHA’s Section 8 and public housing waiting lists. The 78 units listed in this notice are only those made available to the general public. The building has the following additional amenities: fitness room, computer room, library, community room, and landscaped courtyard.
445-East-142nd-Street-02

50 Penn, East New York
2628-Fulton-Street-01
50 Penn is a newly constructed 219 unit mixed-use building located in the East New York (CB #5) section of Brooklyn, New York. The property will complete construction in the summer of 2021. Project amenities include a outdoor terrace, bicycle storage, community rooms, elevator, and on-site laundry room. Project amenities are available to all building residents. This building is being constructed through the Extremely Low & Low-Income Affordability (ELLA) Program of both the New York City Housing Development Corporation (HDC) and the New York City Department of Housing Preservation and Development (HPD) and HPD’s Mandatory Inclusionary Housing Program.
2628-Fulton-Street-02

52-03-Center-Boulevard-01
5203 Center Blvd redefines waterfront living with soaring views in all directions, a multitude of public recreational outdoor spaces, and the efficiency of being situated close to a variety of transportation hubs. In addition to the vibrancy and convenience of the neighborhood (CB #2), residents of 5203 Center Blvd can enjoy exquisitely designed resident common areas and apartments with modern appliances and finishes, as well as complimentary access to the laundry facilities and bicycle storage. Subject to a monthly community fee, residents may also enjoy the wide range of amenity offerings that include co-working space, a fitness center and yoga studio, a children’s playroom, a lounge, a clubroom with billiards tables and kitchenette, and an impressive collection of expansive amenity roof terraces featuring BBQ grills, unbeatable views, and a sundeck. This building is being constructed through the Mixed-Middle Income Program of the New York City Housing Development Corporation and of the New York City Department of Housing Preservation and Development.
52-03-Center-Boulevard-02

2926 West 19th Street and 2943 West 20th Street
515 units from $367/month | Deadline August 16, 2021

2926-West-19th-Street-01
This building is being constructed through the Extremely Low & Low-Income Affordability (ELLA) program of the New York City Housing Development Corporation (HDC) and the New York City Department of Housing Preservation and Development (HPD) and the Inclusionary Housing Program of HPD. Project amenities include a landscaped courtyard, fitness center, bicycle storage, limited parking spaces, and on-site laundry. Amenities are available to all building residents.
2926-West-19th-Street-02

The lotteries run through Housing Connect are perhaps the city's best-known resource for affordable housing, and it shows: An article in The New York Times noted that the odds of securing an affordable apartment through a housing lottery are one in 592. This is daunting, but it is also not the only option in town. There are several programs to help renters on low and fixed incomes, not to mention other options for middle-income New Yorkers who might need help finding adequate housing.

• NYCHA Developments

Income restrictions are generally lower than they are for affordable housing programs, but they do include a wide range of New Yorkers (e.g., a family of four can have a household income up to $83,450). There are also a few other requirements to apply for a NYCHA unit. First, you must meet NYCHA’s definition of family, which is either a single person or “Two or more persons related by blood, marriage, domestic partnership, adoption, guardianship, or court awarded custody.” In addition, your admission to a public housing development cannot endanger the welfare and safety of other residents. Finally, you and your co-applicant (spouse or domestic partner, if any) must be at least 18 years of age or an emancipated minor. To apply, visit the NYCHA website.
NYCHA (New York City Housing Authority) aims to provide “decent and affordable housing in a safe and secure living environment for low- and moderate-income residents throughout the five boroughs.” NYCHA also happens to be the largest public housing program in the United States. Since its inception, the program has created more than developments across the city’s five boroughs. In fact, NYCHA units currently represent 8% of the city’s rental apartments. To find out where NYCHA buildings are located, consult the city’s downloadable map or interactive map. Notably, NYCHA has different types of units for different demographics (e.g., some NYCHA buildings are for seniors exclusively).
So, what do you get if you qualify for a NYCHA unit? The average NYCHA unit rents for $522 per month, making it the most affordable way for families to live in New York City. However, many NYCHA developments are also in disrepair and in some cases, the buildings have even been deemed dangerous. In July 2018, reports surfaced that when tested, 820 children under six living in NYCHA units had elevated levels of lead in their blood. While the city currently has expressed many good intentions about repairing NYCHA buildings, but there is a lot of work to be done and deep federal cuts to NYCHA’s capital budget aren’t helping matters.
via nyc.gov
Smith-Houses-04 A vision of new infill development at the Smith House in lower Manhattan

• Section 8

NYCHA not only oversees a large part of New York City’s rental housing but also administers the Section 8 program. There are currently approximately 90,000 Section 8 homes in New York City and over 29,000 owners participate in the program.

Section 8 is a voucher program that offers assistance to eligible low- and moderate-income families (income restrictions can be found here) who are struggling to pay rent on the private market. For example, if you’re a family of four living on up to $52,150, you are eligible for Section 8 assistance. But qualifying for Section 8 doesn’t mean that you won’t pay any rent at all. The program is simply designed to ensure families don’t pay more than 40% of their adjusted monthly income toward their rent. NYCHA pitches in the remaining amount on the family’s behalf and owners receive what is known as a Housing Assistance Payment directly for the authority. You can learn more about Section 8 and apply on the NYCHA website.
(CityRealty)

• Mitchell-Lama Rentals

Mitchell-Lama is a housing program for both renters and buyers in New York State. Currently, to qualify for a Mitchell-Lama rental unit, depending on your family size, the income cut-offs range from $53,450 to $100,750. While rentals do become available in Mitchell-Lama buildings from time to time, the waitlists tend to be long. You can find a list of open Mitchell-Lama waitlists and check the status of current waitlists online.

If you do acquire a Mitchell-Lama rental, the rewards can be great. Most Mitchell-Lama units rent for $1000 to $2000 per month and this includes units large enough to house an entire family. However, simply getting a Mitchell-Lama takes many tenants years and even more than a decade.
Averne-View-03 Arverne View, a Mitchell-Lama development in Far Rockaway that was damaged by Superstorm Sandy

• Senior Citizens Rent Increase Exemption (SCRIE)

Currently, seniors are among the city’s most vulnerable residents. Indeed, over the coming years, the population of elderly New Yorkers is expected to increase dramatically. One program designed to directly assist the city’s elders is the Senior Citizens Rent Increase Exemption (SCRIE) Program. This program ensures that income-eligible people over 62 years of age who live in rent controlled or rent stabilized apartments are exempt from future rental increases.

Affordable Housing Programs for the Middle Class

In most cities, middle-class households don’t actually need assistance to rent a home. In fact, in most cities, middle-class families are more likely to own than rent. But New York City is an exception to the rule. Many middle-class families, including those making above $100,000 per year, struggle to find adequate housing. To help out, the city has recently ramped up its affordable housing program. These units are distributed through housing lotteries. While income restrictions still do apply, in the case of affordable housing, households can make up to $182,655 annually and still qualify. Another longstanding form of relief for renters is rent stabilization, which applies to approximately one million apartments in the city (find more information below).
Pacific Park's middle income affordable building, 535 Carlton (https://535carlton.com)
Income bands at 535 Carlton Avenue

• Rent Stabilization

Although New York has lost much of its rent stabilized apartment stock in recent years, these units do still exist, especially outside Manhattan. First and foremost, unlike other affordable housing programs, you don’t have to meet any special income requirements to rent a rent stabilized unit. If you work on Wall Street but don’t want to spend all your money on rent, you too can benefit from this program. How cheap are these units? While most rent stabilized units aren’t dirt cheap, they are priced well under market value because owners are not permitted to raise rents on such units above allowable annual thresholds (usually 1.5% to 2.5%). While some listings indicate that the unit is rent stabilized, the best rent stabilized units are often passed along via word of mouth or acquired by simply calling an owner directly to ask about availabilities. You can search for rent stabilized units on NYC Rent Guidelines Board website. If you think your current unit is rent stabilized but not being treated as a rent stabilized unit, you can also consult the city’s guidelines online.
Rent-Stabilized-Apartments-03 Published in May 2018 by the NYC Rent Guidelines Board
Navigating New York’s available programs for renters may not be easy, but many of these programs do offer considerable relief to renters. In addition, given the current administration’s stated commitment to building more affordable housing for New Yorkers, there is hope that moving forward, new programs targeting people living on low, fixed and middle incomes will be established.

Additional Info About the Building