- Aug 1, 2004
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Aww, Ninja they said you milking the system ...is this true?.
Wasn't New York City More Grimey In The 80s & 90s In Constrast To Now
- Thread in 'General' Thread starter Started by intelligentgz,
- Start date
- May 5, 2011
- 2,156
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so all this hot air you yapping JUST to tell me:
-i am actually going to BENEFIT from gentrification when and IF it happens to washington heights. (rent control laws is bulletproof and have NOTHING to do with income)
can't push me out, can't take away my lease, so if da hood gets super bougie i'm already in from da ground floor, da blood sucking vulture hipsters gotta pay market rate
-i dont recieve a DIME in federal assistance, you trying to count my pockets cuz?i could make as high as 175k a YEAR and still hold down this apt at rock bottom
prices because rent stablization has to do with how LONG you been at da APT, NOT how much have you been making.
-NEWSFLASH bucko, those yuppies wanna live next to me with similar "small/old apts" they gotta pay 4x-5x times da amount..i dont give a DAMN what da next man
has, unlike you that basically admitted he would tuck his **** between his legs da first sign he saw trouble and retreat
-seems you're a fan of my youtube videos, watching me like you watch TV, meanwhile you just a nameless heckler on NT who ain't putting money in account
to tell me how i need to live my life...im straight b, getting my paper, feet up knowing my apt is mine and all da gentrfiers ain't going to da burbs no more, they wanna
come to da city and live JUST LIKE ME.....let that sink in REAL GOOD.
-still can't disprove da facts i laid down in this thread
#factonly
Benefiting due to being below average while making horrible purchases that fill up that little apartment? Then, yes...
I don't think I'd be proud of the fact that my family couldn't afford market rate if forced-out? Stay the course, my dude. Stay the course...
Not so much a fan, but you do realize you're NT's on-going joke, yes? (A staple of what not to do.) Not my fault that you have opened-up yourself to show your trinkets to the world. At least you have no shame. As I said in another thread. You're like a deathly car wreck. We all know it's hopeless, but we still drive slowly to take a peek. Be fortunate of this...
You don't own your apartment so it's not yours. When poverty justifies poverty...
What facts? You segregated African-Americans and copy & pasted opinions of people battling a recession/student loans/etc. These aren't choices, but more so forced actions. You stating people prefer to rent instead of own is laughable. The only reason why people are currently renting is because our economy isn't balanced. A large percentage of the US does not have a stable job/career. Renting allows one to have MOBILITY once the jobs are all depleted in their given area. Much easier to pack-up & move in an apartment versus settling-in a home. Education isn't for everyone, but this is basic economics. You shouldn't go on a Google fest to understand this...
More demographics like you & your mother already fled to the 'burbs. You're just late and/or fortunate that you both don't make enough so you have stabilized rent. (i.e. That's why you can only have a 'mansion' in the DR & a rented molehill in the States.)
http://www.reuters.com/article/2013/05/20/usa-poverty-suburbs-idUSL2N0E10TS20130520?feedType=RSS
Next?
- May 5, 2011
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HAHAHA!rent control ISN'T federal assistance, my **** ain't subsidized, this ain't housing b..learn da X's & Os before you open your mouth.
you got folks in da upper east side with rent controlled APTS who got mansion in long island because its all about how long you been in
your apt, not your income.
i ain't even surprised at da salt...
[h1]Rent-Stabilized Apartments, Ever More Elusive[/h1]
Michael Nagle for The New York Times
STEP 1 Matt Fox, left, and Matt Held went apartment-hunting together.
[h6]By MARC SANTORA[/h6]
[h6]Published: July 5, 2012[/h6]
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IN the often desperate hunt for an affordable place to live in Manhattan, the rent-stabilized apartment retains a strong hold on the imagination. It is so hard to find one that newcomers may think they have gone the way of subway tokens and Automats.
[h4]Connect With Us on Twitter[/h4]
For news and features on real estate, follow @nytrealestate.
Enlarge This Image
[img]http://graphics8.nytimes.com/i.../08COVER3/jp-cover-3-articleInline.jpg[/img]
[h6]Michael Nagle for The New York Times[/h6]
STEP 2 They found a place on Barrow Street with an actual living room.
Enlarge This Image
[img]http://graphics8.nytimes.com/i.../08COVER2/jp-cover-2-articleInline.jpg[/img]
[h6]Michael Nagle for The New York Times[/h6]
STEP 3 It also has two full bedrooms and a well-equipped kitchen.
Enlarge This Image
[img]http://graphics8.nytimes.com/i.../08COVER4/COVER-JP-4-articleInline.jpg[/img]
[h6]Michael Nagle for The New York Times[/h6]
FINALLY Lucky them. The place is rent-stabilized: $2,800 a month.
But even in Manhattan, nearly half of all rental apartments are rent-stabilized. And last year, lawmakers in Albany strengthened protections for tenants, raising the rent ceiling to $2,500 a month from $2,000 before an apartment can be deregulated, and the annual income limit to $200,000 from $175,000. In Manhattan, the new rules affect nearly 250,000 apartments.
Those rules mean that rent-stabilized apartments may be even more difficult to come by as people stay in them longer. What with the overall rental vacancy rate of about 1 percent in Manhattan, when one does come up for lease, prospective tenants are likely to discover themselves facing nearly the same level of scrutiny as condo or co-op buyers, agents say.
The appeal of a rent-stabilized unit is obvious. Landlords of stabilized units are allowed to raise the rent by only a few percentage points, as determined by the city’s Rent Guidelines Board. Tenants do not have to move out until their income tops the state limit.
And in Manhattan, the price gap between a rent-stabilized and a market-rate unit has never been greater, according to a study released this spring by the Furman Center for Real Estate and Urban Policy at New York University.
Even before the spike in market-rate rents over the past year, rent-stabilized rates were, on average, $1,245 a month cheaper.
“The competition for a $4,000 one-bedroom is now fierce,” said Yuval Greenblatt, a vice president of Prudential Douglas Elliman. “So you can imagine how strong competition is for something below market value.”
The study also found that, despite the widespread impression that stabilized apartments are meant to provide affordable housing (and they certainly keep housing prices stable for hundreds of thousands of people), many of those fortunate enough to land one in recent years have been relatively well off.
Whereas the median income of all renters of stabilized apartments in the Manhattan core — defined as below 96th Street — is $57,780, the median income of those moving in in recent years is closer to the average Manhattan income of about $100,000, said Vicki L. Been, the director of the Furman Center.
“Some people who enjoy the benefits of rent stabilization are not low-income households,” the report revealed.
In New York City outside of core Manhattan, the difference is less pronounced, the study found. There, the average stabilized rent is $250 cheaper than the market rate. And the median income of stabilized tenants is $8,000 below that of market-rate ones; south of 96th Street, the income difference is much greater.
Finding a stabilized apartment remains a challenge. The city’s Department of Housing Preservation and Development has a list of all the buildings that have at least some stabilized apartments, but it provides no data on how many of the apartments in the building are regulated and how many are market-rate. It is also not a listing service.
And as for the city’s major brokerages, few if any keep track of stabilized units.
“I have people all the time who come to me and ask me to find them a rent-stabilized apartment,” said Alexis Fleming, a broker at Citi Habitats. “I tell them good luck. It is a needle in a haystack.”
In seven years, she said, she has rented just seven stabilized apartments.
For those fortunate enough to come upon one, that may be just the beginning of the struggle. Potential renters are likely to face stiffer competition than ever as landlords sort through well-qualified bidders.
Jack Freund, the executive vice president of the Rent Stabilization Association, which represents 25,000 landlords and property owners, says it is in the interest of landlords to be even more selective than market-rate landlords.
“In the free market, you get a tenant in, and if it turns out bad, you simply do not renew that lease,” he said. “As a rent-regulated landlord, the owner does not have that option.”
Potential renters must be fully prepared. Not only do you need to have a check in hand to cover the application fee and deposit, but as an applicant you will also be expected to have earned an annual income of 45 to 50 times the monthly rent for the past three years. If the apartment, for example, costs $2,000 a month, an applicant, or an applicant and a roommate, need to show a salary exceeding $90,000. Landlords are also closely scrutinizing credit history, looking for a score over 700.
For many young people moving to the city, salary and credit history can be a problem, so they must produce a guarantor to pay the rent if the tenant cannot. Some landlords would prefer to deal with a qualified tenant. Others like guarantors, since they add an extra level of protection. Landlords generally like guarantors to show at least 100 times the monthly rent in income.
Brokers say that in small buildings, landlords are often more interested in the type of tenant one might make and therefore more understanding if all the criteria are not met exactly.
A raft of rules and regulations protects stabilized tenants, including the mandatory offer of a lease renewal, but no laws govern the application process. Although some landlords take the first qualified applicant who comes along, others take multiple applications, hoping to find the most qualified tenant.
Mr. Greenblatt, the Prudential broker, said that when he first moved to the Manhattan in 1993, the landscape was vastly different.
Without much searching, he found a lovely studio apartment with a working fireplace at 53 Irving Place for just over $700 a month.
Now, when people come to him in the hopes of finding a similar deal, he offers a harsh reality check.
“The same opportunities are not available,” he said. “Period.”
The vast majority of regulated apartments are rent-stabilized. It is much harder to find anything rent-controlled — apartments in buildings that went up before 1947 and have been occupied continuously by a tenant (or family member, spouse or lifetime partner) since 1971. There are only about 38,000 of these units left in the city.
Shannon Aalai, a broker at Citi Habitats who specializes in finding apartments for people relocating for work, says the first thing she has to do is educate a client about the realities of the market.
“People have this notion that they are going to find this great, cheap rent-stabilized apartment,” she said.
It is understandable, she said, since many people either know someone or have heard a story about a successful search for a stabilized apartment.
“But the reality is, the really cheap stuff never even hits the market,” she said.
She should know.
Ms. Aalai found her $1,300 rent-stabilized apartment in the Gramercy area because other brokers lived in the building, knew the landlord and gave her a heads-up when an apartment became available.
It is the kind of story that inspires hope, providing proof that deals can be found, and envy, as the reality sinks in that not everyone has an equal opportunity.
Mr. Greenblatt says that those who have only a few weeks to secure an apartment will find it nearly impossible to find a stabilized one.
“If your timing was right and you got here 20 years ago,” he said, “you could be living in a three-bedroom on Park Avenue.” Those larger units, however, rarely turn over. And if a renter does leave, it is often in the landlord’s interest to do extensive renovations — enough to legally move the apartment out of stabilization to market rate.
However, if a person has months to search, he said, the best bet is to focus on studios and small one-bedrooms in older tenements or brownstones.
Often, when those kinds of apartments turn over, the renovation that would be required in order to charge market rate is too costly, given what the unit could command in rent, so it is kept in the stabilization system.
Of course, there is always luck, and a good broker.
Just ask Matt Held, 22, and his college buddy, Matthew Fox, also 22.
They both wanted to live in Manhattan, and Mr. Fox, a student at the New York University School of Law, was hoping to be close to the West Village campus.
For more than a month, they pounded the pavement in frustration.
“It was really difficult to even find a decent convertible one-bedroom apartment for less than $4,000,” Mr. Held said. Some apartments they saw had been advertised as two-bedrooms but had no living room. Others had no real kitchen, or an impossibly cramped bathroom.
They seriously doubted that they would find anything.
Mr. Held was also wary of brokers, wanting to do things on his own. So when Mr. Fox contacted Ms. Fleming of Citi Habitats, he was skeptical.
When she called him on a recent Saturday morning, telling him he needed to rush down to the West Village immediately, with a check in hand, Mr. Held asked if she was sure the place was decent.
“She told me, ‘I will not waste your time,’ ” he said. She also made it clear that he had better be the first one in the apartment that morning, since it would go fast.
When he arrived at the apartment on Barrow Street, he was stunned.
It not only had two full bedrooms, a living room, and a kitchen with decent appliances, but it was also rent-stabilized with a monthly price of $2,800.
Mr. Fox said that when Mr. Held called him about the place, his first reaction was to wonder what was wrong with it.
“You don’t want to find that there is no door,” he said.
But there were no problems, and because Ms. Fleming had a good relationship with the landlord, the application went smoothly. The two men recently moved in, and they know how lucky they are.
“We were sitting around with some friends and we would not shut up about it,” Mr. Held said. “Finally, they were like: ‘Enough already, you got a great deal. We get it.’ ”
http://www.nytimes.com/2012/07/08/r...ts-ever-more-elusive.html?pagewanted=all&_r=0
You're really going to compare that apartment to yours? You do realize what your place looks like, yes? Don't be ashamed that you're paying stabilized rent for leftovers in poverty-like conditions...
senditup
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- Jul 27, 2013
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When did I ever call rent control federal assistance in my post? I'll wait for you to quote me on that, second I'm not and never will be your ***** so kill that. You a walking contradiction and ain't no way around it, only a fool argues with fools so back to the topic of the thread tbh.
the nomad
Banned
- Jul 21, 2012
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I ain't e'em mad. "Da Heights" is cool but no one really checking for y'all like that
Rent control won't save you if the landlord sells out. You are aware of that right?
I'm looking into buying my whole building and the landlord is willing to sell, he says it's up to me to terminate the lease with the tenants once I own the building. He's working with me on that now.
When that time comes....
- Aug 1, 2004
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if da landlord ever sells out we as tenants always have da opportunity to buy out or maintain da lease since it has to be renewed under law anyways.
phillysuge2k13
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- Jun 4, 2013
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in the 90's the cowards and weirdos was in the house 95% of the time
need to go back
need to go back
- Jul 19, 2012
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As far as car ownership goes, I'd much rather drop a few stacks on clothing than on a car. I'm sure there's a lot of others that share my sentiment.
I don't feel like this generation feels that car ownership is anything special anymore, if you live in a town like LA, it's a necessity, but if you have subways and public transportation widely available to you, might as well take it instead. Of course, that's a deal maker for people considering moving to NYC and part of why it will remain so attractive to out of towners.
I don't feel like this generation feels that car ownership is anything special anymore, if you live in a town like LA, it's a necessity, but if you have subways and public transportation widely available to you, might as well take it instead. Of course, that's a deal maker for people considering moving to NYC and part of why it will remain so attractive to out of towners.
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This kills me...people wanna hide behind the availability of public transport as if that makes it any more comfortable to commute through NY....I mean is cool if everything you do is in the same borough...the second you gotta commute from NYC deep into northern BX or the outskirts of queens/Brooklyn, that public transport is not gonna seem so good...sure it'll get you places, but take my sisnlaw's bf, homie is from Park Slope I believe, she lives by Yankee stadium, never felt he needed a car till they started getting serious...once dude started spending more time up in the Bronx with her, getting caught in 2 hour commutes at 3am after a night out with the family, falling asleep and waking up in west bubble **** wasn't so gravy....best believe homie got his own wheels now, all of a sudden it seems his world has expanded, travels north more, is able to move around quicker, spends more time with his girl...etc.
Public transport in VERY RARE ocassions will it ever be better than having your own wheels, ya need to stop that noise.
the nomad
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- Jul 21, 2012
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THIS
Anyone who prides themselves on owning a car just to say they own a car and they LIVE in the city is kind of an idiot. I have a Metrocard and a valid driver's license, when I need a vehicle I'd rent something brand new fir the WEEKEND at a STEAL if I'm doing some driving outside city limits. Maintenance, parking, tickets, theft, street cleaning, tolls ...nah, I'm good.
I love seeing people flex, merking off with rims and loud speakers only to sit at a light for 3 changes
Metrocard + Cab Fare or Bike in NYC =
- Dec 3, 2009
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THIS
Anyone who prides themselves on owning a car just to say they own a car and they LIVE in the city is kind of an idiot. I have a Metrocard and a valid driver's license, when I need a vehicle I'd rent something brand new fir the WEEKEND at a STEAL if I'm doing some driving outside city limits. Maintenance, parking, tickets, theft, street cleaning, tolls ...nah, I'm good.
I love seeing people flex, merking off with rims and loud speakers only to sit at a light for 3 changes
Metrocard + Cab Fare or Bike in NYC =
Yeah if your life is limited to a 20 mile radius....sure a metro card goes a loooong way.
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Classic ninjahood post right there. Pyramid quotes, telling people "wrong" or "out da loop", entire articles copy and pasted with one sentence a bigger font size, oversized images. Even the background color was changing. That post truly had it all
It's like having a discussion with someone and them talking over you or yelling at you to make it seem like their right.
All he knows how to do is google random hit and copy paste, that automatically makes him correct and the expertz.
Pretty much. One of ninjahood's greatest talents is distorting a "conversation" to the point that everyone forgets what the topic at hand actually is...
I can damn near guarantee you he never read that book he posted about
All this ATTEMPT to discredit rings
Hollow in da face of da facts
presented.
Try again.
Bro, I don't need to "attempt to discredit" you. You have little to no credibility on most issues to begin with. I was surprisingly actually agreeing with a lot of what you were saying earlier in the thread, but then the conversation shifted into absolute idiocy. And you were the one who pushed it there with your inability to control your urges to portray Washington Heights simultaneously as the most exceptional place on earth as well as the most representative. And you truly have no idea how ridiculous a dynamic that is
At this point, you don't even know what "arguments" you were making or how the "facts" you presented relate to those arguments in any coherent way...
- Jul 19, 2012
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No offense, but I don't think I'd need to go anywhere outside of Manhattan or Brooklyn and maybe JFK/LaGuardia couple of times a year. Might be a problem for folks who have to get to some obscure part of the Bronx or Staten Island. Even then, people can make arrangements.
the nomad
Banned
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This
I can always rent a vehicle if I need to travel on the weekend, even in 4 consecutive weeks, it's cheaper than a car note and insurance.
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Well if you wanna limit yourself I guess is cool to live within a bubble so long as that bubble is rockin....
I for one like choices and a car gives them to you.
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Brings me back to my earlier point...not everyone needs a 600$ monthly car note with premium insurance...I think you can finance a Toyota for something as little as 90$ a month or some BS like that....you act like the MTA is not out there raping commuters
I just paid 30$ roundtrip on the metro north for me and the wife for a 20 minute commute OFFPEAK!..and we had to exert ourselves running to not miss our train...no thank you.
the nomad
Banned
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You have no choice but to own a car, you live in the Bronx suburbs
the nomad
Banned
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You have no choice but to own a car, you live in the Bronx suburbs
I got the choice of not having a car, we all do.....not everyone who lives up here drives, but it sure does make your life alot easier in every aspect of the word.
- Aug 1, 2004
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word, not for nothing, if you live in manhattan, its VERY RARE that you need any sort of car, and i got my license early in my youth and other then
driving 5 blocks to da nearest lounge, or smashing some bunzz & a away game at her crib in west bubble **** in da BX, i never needed it.
only reason im copping a whip now is i need a new hobby now that my kicks game is tapering off.
and really not for nothing, if you in manhattan, there's pretty much zero reason to go to brooklyn, queens, or da bronx to do anything other then visit family...all
da stores are right around my area.
the nomad
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I agree with Ninjahood and Nomad. I live in a busy part of SF, and I never needed my car here until I got a job outside of the city which requires me to meet with clients at multiple locations throughout the day. It takes me literally a 5 minute walk to get groceries, go to the club, go shopping, etc. I actually kept my car at my parents house 45 mins away for a year and a half. BART and Caltrain take me to any desirable city in the Bay, but living in SF I never leave unless I'm catching a warriors game in Oakland. Santa Barbara, LA, and SD are 5 hour + drives so I just fly whenever I want to leave the Bay
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(Sheiitttt if I had a whip id do that ****.. but thats just the bx in me tho lol)
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both areas have their advantages and disadvantages and not all suburbs are created equal...ive lived in the suburbs and the city and while i can def say i like the city, many suburbs immediately surrounding cities are not bad at all.
i grew up in a middle of no where suburb (Columbia), moved to the the city for college and now work in the suburbs (Bethesda). Montgomery County (the areas ive gotten to see Bethesda, Chevy Chase, Wheaton, Silver Spring, and Takoma Park) are close enough or immediately adjacent to the city so its really easy to get around with the Rideon and Metro buses, and Metrorail. you get the piece of mind that lots of people are looking for along with the urban aspects because Bethesda and Silver Spring have urban centers. granted Bethesda and Chevy Chase are arguably the wealthiest places in MD but you get decent diversity with Wheaton, Silver Spring, and Takoma Park. also spent lots time in CP and Hyattsville and think both are nice and really good location close to the city, from what ive seen.
if i had children and could afford it id still pick the city but at least with suburbs go Montgomery County, followed by northern/Western PG County (CP, Hyattsville, Mt. Rainier, adelphi, Greenbelt, dont know much about the rest of the county).
i wouldnt/couldnt raise any children in a place like Columbia though. dat middle of no where life would probably get to them like it did to me at some point
This man knows.
Every NYer I know is trying to go for that suburban life, but in the DMV all the young people are flocking deeper into the city.
Bethesda, Chevy Chase, Downtown Silver Spring, Friendship Heights, all these places are basically DC and that's just the Montgomery County part (the best part).
Out here you can basically live in what's technically Maryland or Virginia, but really you're blocks away from downtown DC for way cheaper than DC prices.
Like I said, I do agree with Ninja that young people who are establishing themselves nowadays are getting married and having kids way later and instead choosing to live in the city in their 20's-30's.
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yea but it still grimey depending on what hood you live in. which is why u cant be friends with everyone.
