Nassau County proposes hikes on rent-stabilized units

They don’t just want to pause rent increases in rent-stabilized apartments in Nassau County. They want to go back to 2021, before the Nassau County Rent Guidelines Board allowed 2 percent increases on one-year leases, and 3.5 percent on two-year leases.

Those tenants along with politicians supporting them banded together at the Hempstead Town Hall last week to issue those demands, which were set for a final vote on Wednesday after the Herald’s publication deadline.

The rent guidelines board is responsible for imposing rent caps on rent-stabilized apartments in the county, a quarter of which are in Hempstead. Rent stabilization was implemented in Nassau County in 1974 to help prevent the displacement of low- and middle-income residents from excessive rent increases in an effort to provide affordable housing.

Buildings offering rent-stabilized units are typically larger properties built before 1974 that are privately owned and operated.

“Democracy is a participation sport, and it's essential that people go out and voice their concern,” Assemblywoman Michaelle Solages said.

Last week’s demonstrations were organized by the Long Island Progressive Coalition, Working Families Party, and Nassau Democratic Socialists of America.

Jeremy Joseph, an advocate and organizer with DSA, claims tenants weren’t notified about the open hearings regarding raising their rent.

“We knocked on a lot of doors, we put up flyers in buildings,” he said. “By the next day, almost all of those flyers were taken down by landlords because they don't want their tenants to come out and speak their minds.

“Every year landlords show up because it's their job to know about this. They want to raise the rent as much as they can, but they don't tell the tenants.”

Landlords seeking another raise in rent due to inflation and because they say they want to use the extra money to help upgrade poor conditions of the buildings they own. Richard Rush, a landlord whose real estate firm owns and manages various apartments throughout Nassau, said the buildings “require a lot of repairs and maintenance to upkeep, and landlords should be incentivized to maintain their buildings for the benefit of the tenants.”

But Darinel Velasquez, an advocate from New York Communities for Change, says it is absurd landlords need to feel incentivized in order to provide an inhabitable space to their tenants.

“Landlords have been making consistent profit every year while failing to maintain and upkeep the buildings they own,” he said.

Data compiled by the rent guidelines board reveals the consumer price index surged by nearly 4 percent in the metropolitan area over the past year through April. Meanwhile, Nassau landlords saw their income grow nearly 3 percent, but their expenses expand wider at nearly 4.5 percent between 2021 and 2022.

However, tenant advocates are questioning the credibility of this data, claiming it was developed by landlords and lacked independent auditing. Landlords, however, say the data inflates their income by incorporating earnings from non-stabilized units, which they say are considerably more profitable.

The state’s housing and community renewal division has found the average rent for a rent-stabilized apartment in Nassau County was $1,474 per month in 2022, resulting in a profit of more than $360 per month for landlords.

Joseph calls this new attempt to raise rents to nothing more than landlord greed, who place profits over people and already charge more than market value for their other non-stabilized properties.

“The problem with treating housing like a commodity is that its value outpaces our wages,” he said.

Some tenants shared with the rent guidelines board their issues with their landlords — specifically Karen Singh and Brandford Mott, who own a large portion of rent-stabilized housing in the county, while they as tenants continue to struggle financially.

Some tenants claimed they were pressured into signing leases without reading them, having their rent randomly raised, and even charging upward of $150 per month for parking.

That has forced some residents, like Melissa Devone, a 62-year-old battling lung cancer, to park three blocks away from her apartment after chemo treatments because she simply cannot afford that additional monthly expense.

Tenants also claimed rodents run rampant through many units, mold, a lack of security and sense of safety, lack of maintenance and upkeep, and an overall lack of quality living.

Although the vote was expected to happen this week, some organizations do offer free legal resources for tenants who might find themselves in an untenable situation. Long Island Housing Services is a private, non-profit fair housing advocacy and enforcement agency serving Nassau and Suffolk counties. They can be reached at LIFairHousing.org.