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HomeMy WebLinkAboutRental Housing Advisory Committee Information 1990-1994 01 IT:4 ;v. .,'f, P(aTF'i(r�, froitaito CITY OF ITHACA 108 EAST GREEN STREET ITHACA, NEW YORK 14080 TELEPHONE: 272-1713 • COMMON COUNCIL CODE 607 MEMORANDUM To: Ben Nichols, Mayor From: Barbara Blanchard, First Ward Alderperso Date: 16 May 1990 Subject: Rental Housing Commission, First Ward Replacement Just to follow up on our discussion re: possible replacements for Dennis Wille on the Rental Housing Commission. I still think that Mary Louise Battisti would be an excellent choice, representing the Housing Authority as the largest local landlord with approximately 800 units counting IHA-owned properties and Section 8 Vouchers/Certificates. Since all of the Authority's units are in the First Ward, her appointment would qualify to fill the slot. The Commission really would get double its money's worth from . this appointment because of the Authority' s involvement and concern with providing housing for low and moderate income families ands individuals. If you cannot accept Mary Louise because of her position as Executive Director of the IHA, I would like to recommend Elizabeth Roscioli, Site Manager of Titus Towers II as the Authority' s representative. This would be an appointment comparable ' to the Commissioner position held by Carol Mallison representing INHS and would, at the same time, . bring in the Section 8 experience. As an alternative, I would recommend that George Frantz, 604 Cliff Street, be appointed to the Commission. George, as you probably know, is a staff planner for the Town of Ithaca and is extremely knowledgeable about zoning issue and other local government factors that affect the price and availability of housing. He also has the very rare talent of being able to look at things objectively and weigh all sides of an issue. Frankly, George is a little too much to the ..� left philosophically to suit me but he would bring a valuable dimension to the Commission and could be counted upon to give it 100 percent. Pierre Clavel can verify his • political leanings. I would appreciate your nomination of any of these candidates . Thanks for the opportunity to recommend. CITY OF ITHACA RENTAL HOUSING COMMISSION 108 E.GREEN STREET ITHACA,NEW YORK, 14850 John Efroymson, Chair MEMORANDUM TO:Members of the Planning Committee From: Mark Finkelstein, Rental Housing Commissioner Date: October 19, 1990 Subject : Proposed Amendment to Area Variance Ordinance; Affordable Housing Criterion As you know, Mayor Nichols established the Rental Housing Commission (RHC) to explore the state of the local rental housing market, and in particular to recommend measures tending to make housing more affordable for residents of our community. In this context, at its meeting of October 18 the RHC considered the draft amendment to the Area Variance Ordinance as attached to Pat Kennedy' s memorandum of June 27, 1990 . At the request of the RHC and its Chair, John Efroymson, I am writing to express the RHC's views with regard to the proposed amendment . As a general matter, the RHC considers that the adoption of an amendment along the lines of the draft would be constructive. In particular, the RHC believes that this amendment provides the Planning Committee and Common Council with an excellent opportunity to contribute to the meeting of Ithaca' s affordable housing needs . For these purposes, the RHC would ask the Planning Committee to consider an amendment to its current draft, establishing affordable housing creation as a 2 criterion to be taken into account by the BZA in its consideration of petitions for area variances . Specifically, we would propose that a new paragraph 7 be added to the draft, to read as follows: "the requested variance will foster the creation of affordable housing. " This approach is consistent with that adopted by the draft with regard to three other criteria: mitigation of negative environmental impacts, fostering of handicap accessibility, and landmark preservation. We would respectfully request that consideration of this proposal be made an agenda item for the November meeting of your Committee . One or more RHC Commissioners would hope to have the opportunity of addressing you at that time on this matter. In the meantime, both John Efroymson and I would be pleased to hear from you to discuss this proposal . cc: Mayor Nichols Charles Guttman, City Attorney Pat Kennedy, Assistant City Attorney Members of the Rental Housing Commission MEMORANDUM To: Rental Housing Commission Date: January 16, 1991 From: Pierre Clavel Subject: Policy Issues Stephanie Fried and I formed a "Policy Group" within the Commission last May, and met with a series of people after that: Doug Dylla, Mark Finkelstein of our Commission, Burlington VT neighborhood housing person Brenda Torpy, Boston consultant Emily Achtenberg, John Efroymson, Mayor Nichols. In these meetings and conversations we also reflected on the content of our Commission discussions so far. Stephanie is now out of the country anf off the Commission, we took no minutes, but let me share these thoughts: 1. One comment we heard in Commission meetings throughout the year has been the assertion that the softening rental market at the high end has created more housing availability at the low end; yet others (e.g. the Cornell housing professor who advised Bill Kandel on the Southside Survey) noted that the Ithaca market is "segmented". What do we believe? If the market is not segmented or only partly segmented, then do we want to assume that there is essentially no problem for public action? If the market is segmented, then in what segment or segments is there a problem, or not a problem? Which segments have priority? What different actions are required for which segments? 2. More than one person we spoke with described informal and formal "linkage" arrangements channeling funds from private high-end developments of various types, to city housing trust funds, in return for city subsidy or permission to build. There is evidence that after initial opposition, the "developer community" in these places supported such moves. What has prevented Ithaca from pursuing this course? 3. Brenda Torpy and others have argued that without an organized renter base, a city rental housing commission seems futile. Myra Malkin suggested the usefulness -- to landlords and the city generally -- of an organized renter presence. Do we believe these propositions to be true? If so, should not most of our efforts go to stimulating such an organized renter base? 4. Some have suggested that city housing policy be made jointly with county policy: because the housing market is larger than the city; and because there may be support for affordable rental housing initiatives from outside the city, that can help those similar interests within the city. Should we not be investigating this? 1 MEMORANDUM To: Rental Housing Commission Date: December 18, 1991 From: Policy Committee Subj. : Revised Resolution to City Council Finding: There is a serious housing problem in Ithaca affecting rental housing: 1. The ratio of median rents to median income increased markedly from the 1980 to 1990 census, and was consistently higher than the state average and all surrounding counties; 2. A meeting with renters (Renters Speak-Out, July 1991) indicated widespread concern on the part of renters; 3. Testimony before the Commission has indicated a high level of renter- landlord conflict in the city -- several hundred cases per year in small claims and city court; with return of security deposits a major issue. Therefore, the Rental Housing Commission proposes the following actions by City Council: 1. Rental Housing Officer. The city should establish the position of Rental Housing Officer, for the purposes of: a) Provide for public outreach. Arrange meetings of the Commission or other city officials within neighborhood places, like the recent Renters' Speak-Out; b) Provide current information on rental unit availability, pricing and conditions, for purposes of periodic assessment by the Commission and other public bodies; including the performance of a rental housing census. e) Encourage more widespread information to tenants and landlords as to rights and responsibilities, and availability of recourse in the case of disputes, including mediation services and other steps short of legal action. d) Liase with the Planning and Development Committee, Housing Providers Committee and other agencies and units. e) Assist in monitoring and enforcing the provisions of the ordinance. f) Update the rental housing guide and serve as general staff for the Commission. g) The City Council should establish appropriate job qualifications for the position including knowledge of rental property and leases, conflict management, tenant concerns and the applicable law. 2 h) The Rental Housing Officer and associated expenses should be self supporting out of a separate annual fee on rental units; use could be made of the Building Department's computerized fee-billing facilities; $4 per year per bedroom, applied to Ithaca's approximately 19,000 bedrooms under rent would pay $76,000 toward salary, benefits, an annual housing census and office expenses. The fees would be dedicated to the purposes of the rental housing office. The fee system and dedicated amount for the rental housing office would be reviewed by the city council at the end of two years based on a professional evaluation of the services provided related to the fees charged. 2. Annual Housing Census. The city should mandate an annual housing census based on a statistically relevant sample on the supply, condition and cost of housing, including rental housing. A portion of every fee collected in SEC. 1 (h) above is allocated to the Annual Housing Census: to carry it out, analyze its data, and report its results to the Rental Housing Commission and the City Council. 3. Security Deposits. The city should establish enhanced security deposit regulation, within the constraints of state enabling legislation. Steps recommended by the Commission include: a) The property landlord and tenant shall follow a written check-in and check-out procedure: 1) Upon commencement of occupancy (transfer of keys), the landlord shall inform the tenant that the tenant may inspect the dwelling unit and notify the landlord of any damages or defects which existed before the beginning of occupancy. The landlord shall furnish a written checklist in a standard form provided by the city, including an itemized description of any damages or defects, including those for which deductions from the previous tenant's security deposit were made. There should also be a place for both landlord and tenant to sign, indicating approval of the check-in information. A dated, signed copy shall be retained by both parties for purposes of assisting in the resolution of the deposit situation at the end of the lease. Any disagreements may be referred to the rental housing officer for a factual determination to be added to the record by either or both parties. 2) At any time after the commencement of tenancy, either landlord or tenant shall, upon discovery of damages or defects not included in the original checklist noted in SEC. 3 (a) (1) , immediately notify the other party in writing with reference to the original checklist. Any disagreements may be referred to the rental housing officer for a factual determination. 3) At the end of tenancy, the landlord provides a check-out form comparable to check-in forms, containing a clear place for the tenant's forwarding address, and for both to sign. 4) The landlord who has accepted a security deposit must, after termination of tenancy, provide to the tenant as soon as possible and • 3 within not more than 30 days, either in person or by mail, either: ( 1) the full security deposit; or (2) an itemized statement showing the reasons for withholding all or part of the deposit, receipts and estimates, and forwarding any balance of the deposit. 5) Disagreements between landlord and tenant pertaining to items covered in SEC. 3 may be referred to mediation; parties are strongly encouraged to go through such procedure if requested. b) The security deposit is the property of the tenant until proven otherwise. It is the landlord's burden to prove compliance with the provisions of SEC. 3, or forfeits right to the security deposit. c) In the event that the landlord has unreasonably failed to return all or part of the security deposit, treble damages and reasonable attorneys' fees may be awarded. Failure to comply with procedures listed in SEC. 3 (a) may be a factor for the court to consider. d) Past practices of the landlord regarding return of security deposits may be a factor in awarding treble damages and attorneys fees. e) Repeated failure to comply with security deposit sections of ordinance may he cause for court to impose punitive fines. f) Section (3) does not apply in the case of tenants who are not required to pay a security deposit. g) Section (3) does not apply in the case of tenants who have failed to pay the full rent required in the lease by the time of the end of tenancy. MEMORANDUM To: Common Council Date: February 3, 1992 From: Rental Housing Subject: Security Deposits Commission Finding: There is a serious housing shortage in Ithaca affecting rental housing: 1. The ratio of median rents to median income increased markedly from the 1980 to 1990 census, and was consistently higher than the state average and all surrounding counties; 2. A meeting with renters (Renter's Speak-Out, July 1991) indicated widespread concern on the part of renters; 3. Testimony before the Commission has indicated a high level of renter-landlord conflict in the city -- over a hundred cases per year in small claims and city court; with return of security deposits a major issue. Therefore, the Rental Housing Commission proposes the following actions by City Council: 1. Security Deposits. The city should establish enhanced security deposit regulation, within the constraints of state enabling legislation. Steps recommended by the Commission include: a) The property landlord and tenant shall follow a written check-in and check-out procedure: 1) Prior to occupancy (transfer of keys) , the landlord shall inform the tenant that the tenant may inspect the dwelling unit and notify the lanlord of any damages or defects which existed before the begining of occupancy. The landlord shall furnish a written checklist in a standard form provided by the city, including an itemized description of any damages or defects. There should also be a place for both landlord and tenant to sign, indicating approval of the check-in information. A dated, signed copy shall be retained by both parties for purposes of assisting in the resolution of the deposit situation at the end of the lease. Any disagreements may be referred to the rental housing officerl for a factual determination to be added to the record by either or both parties. 1 "Rental housing officer" as proposed by the policy working group of the RHC has not been ratified by the full Commission. February 3, 1992 Page 2 2) Within 7 days after the commencement of tenancy, either the landlord or tenant shall, upon discovery of damages or defects not included in the original checklist noted in SEC. 1 (a) (1) , immediately notify the other party in writing with reference to the original checklist. Any disagreements may be referred to the rental housing officer2 for a factual determination. 3) At the end of tenancy, the landlord provides a check- out form comparable to check-in forms, containing a clear place for the tenant's forwarding address, and for both to sign. 4) The landlord who has accepted a security deposit must, after termination of tenancy, provide to the tenant as soon as possible and within not more than 30 days, either in person or by mail, either: (1) the full security deposit; or (2) an itemized statement showing the reasons for withholding all or part of the deposit, receipts and estimates available at that time, and forwarding any balance of the deposit. This will not preclude the landlord from later proving additional damages which she or he was not reasonably able to obtain in the 30 day period. 5) Disagreements between landlord and tenant pertaining to items covered in SEC. 1 may be referred to mediation: parties are strongly encouraged to go through the mediation process if requested. b) The security deposit is the property of the tenant until proven otherwise. It is the landlord's burden to prove compliance with the provisions of SEC. 1, or forfeits right to security deposit. c) In the event that the landlord has unreasonably failed to return all or part of the security deposit, treble damages and reasonable attorneys' fees may be awarded. Failure of either tenant or landlord to comply with procedures listed in SEC. 1 (a) may be a factor for the court to consider.The failure of the tenant to comply with the check-in, check- out procedure is a factor which the court may consider in assessing the credibility of the tenant's claim for return of security deposit. 2 "Rental housing officer" as proposed by the policy working group of the RHC has not been ratified by the full Commission. . ' I r February 3, 1992 Page 3 d) Past practices of the landlord regarding return of security deposits may be a factor in awarding treble damages and attorneys' fees. e) Repeated failure to comply with security deposit sections of ordinance may be cause for court to impose punitive fines. f) Section (1) does not apply in the case of tenants who are not required to pay a security deposit. g) Section (1) (b. . .e) do not apply in the case of tenants who have failed to pay the full rent required in the lease by the time of the end of tenancy. cc: Rental Housing Commission Mayor's Office City Attorney To: Charter and Ordinance Committee of Common Council From: Rental Housing Commission Date: April 2, 1992 Subject: Security Deposits The Rental Housing Commission proposes the following actions by City Council: 1. Security Deposits. The city should establish enhanced security deposit regulation for residential,non-commercial properties,within the constraints of state enabling legislation. Steps recommended by the Commission include: a) The property landlord and tenant shall follow a written check-in and check-out procedure: 1) Prior to occupancy(transfer of keys),the landlord shall inform the tenant that the tenant may inspect the dwelling unit and notify the landlord of any damages or defects which existed before the beginning of occupancy. The landlord shall furnish a written checklist on a standard form provided by the city,including an itemized description of any damages or defects. There should also be a place for both landlord and tenant to sign,indicating approval of the check-in information. A dated, signed copy shall be retained by both parties for purposes of assisting in the resolution of the deposit situation at the end of the lease. 2) Within 7 Days after the commencement of tenancy,either the landlord or tenant shall, upon discovery of damages or defects not included in the original checklist noted in Sec. 1 (a) (1),immediately notify the other party in writing with reference to the original checklist. 3) At the end of tenancy, the landlord provides a check-out form comparable to check-in forms,containing a clear place for the tenant's forwarding address,and for both to sign. 4) The landlord who has accepted a security deposit must,after termination of tenancy, provide to the tenant as soon as possible and within not more than 30 days,either in person or by mail,either: (1) the full security deposit;or(2)an itemized statement showing the reasons for withholding all or part of the deposit,receipts and estimates available at that time,and forwarding any balance of the deposit. This will not preclude the landlord from later proving additional damages which she or he was not reasonably able to obtain in the 30 day period. 5) Disagreements between landlord and tenant pertaining to items covered in Sec. 1 may be referred to mediation: parties are strongly encouraged to go through the mediation process if requested. b) The security deposit is the property of the tenant until proven otherwise. It is the landlord's burden to prove compliance with the provisions of Sec. 1,or forfeit right to security deposit. 1 c) In the event that the landlord has unreasonably failed to return all or part of the security deposit,treble damages and reasonable attorneys' fees may be awarded. Failure of either tenant or landlord to comply with procedures listed in Sec. 1 (a) may be a factor for the court to consider. The failure of the tenant to comply with the check-in,check-out procedure is a factor which the court may consider in assessing the credibility of the tenant's claim for return of security deposit. d) Past practices of the landlord regarding return of security deposits may be a factor in awarding treble damages and attorneys'fees. e) Repeated failure to comply with security deposit sections of ordinance may be cause for court to impose punitive fines,. f) Section (1) does not apply in the case of tenants who are not required to pay a security deposit. g) Section (1) (b...e) do not apply in the case of tenants who have failed to pay the full rent required in the lease by the time of the end of tenancy. cc: Rental Housing Commission Mayor's Office City Attorney Common Council to 2 Rental Housing Commission Supply-side Sub-Committee City Hall 108 Green Street Ithaca ,NY 14850 To: Rental Housing Commission From: Colin Forth Date: 6/7/94 Regarding: Creation of Affordable Rental Housing Units: Selection of Target Neighborhoods Purpose: Attempts to create more affordable rental housing through changes in the zoning code must specify the zones, and thus the neighborhoods, that are most in need of such housing. The selection of such neighborhoods in the case of Ithaca must take into account factors beyond the vacancy rate and absolute price of rental housing in the area. Method: Data compiled by the City Planning Department from the 1990 census has been used to isolate the neighborhoods most in need of more affordable rental housing. Neighborhoods were selected according to immediate need and the long term benefit to the city provided by promotion of welfare in those neighborhoods. The census data provided by the Planning Department had divided the City into 19 neighborhoods, as shown on the cover map. These neighborhoods do not correspond with the current zoning of the city, but they do give a rough approximation of conditions in areas dominated by a single zoning designation. The factors used to select neighborhoods were: median gross rent as a percentage of household income, the per cent of households receiving public assistance, the percentage of population in college, median annual income, and the vacancy rates. Findings: The 19 Neighborhoods of Ithaca are extremely varied in terms of the composition, affordability, and quantity of rental housing contained in them and the populations which comprise them. Few generalizations can be drawn which hold even partially true for each neighborhood. The large number of university and college students (55% of the population) create a unique situation for the city of Ithaca, but as figure 1 shows the direct consequences of this are concentrated in specific neighborhoods, with secondary repercussions for the entire city. % POPULATION IN COLLEGE 100.0%-# o v 90.0%- 80.0%- 0 70.0%- ° 60.0 /°- ,� a pected Vaiu or City 5 5 .4 ga,.0 0/0- 40.0%- o 30.0%- oQ, 20.0%- p q 0 10.0% 1 N c CC) CO N. co O O , N 1 LO CO N• CO (3) figure 1 As would be expected the number of college and university students renting units is extremely high. This is shown in the high correlation of the percentage of a neighborhoods population in college and its percentage of renter occupied housing-- a correlation of 73%. Figure 2 shows the percentage of renter occupied housing. % RENTER OCCUPIED HOUSING 100.0%-• 4=74:7c, o ° 80.0%- EX'EC,EIC PERCENTAGE FOR CITY v v - 60.0%- o ° 40.0%- 0 20.0%- 0.0% w n l S S S S ` S S S ! r t S ` c ! '7 N M d cO h. 00 0 0 N CO LO co r- as 0 NEIGHBORHOOD Figure 2 The neighborhoods that contain a large percentage of college students are clustered around the colleges. These neighborhoods, having a higher than the 55% of population in college that is expected tend to have lower vacancy rates and higher median rents. The geographic proximity to Cornell, number of students bidding for units, and aversion to commuting have fueled these higher rents. Figure 3 shows the unevenness in median rent throughout the city (please note that these figures are not adjusted for number of bedrooms, and thus are useful only as a relative benchmark). Median Monthly Rent $1 ,200 $1 ,000 $800 $600 $44. I I$200$0 s OW1111111111 a a N c9 Cf) CO I- co 0 0 • • N CY) CO CO N. co 0) Neighborhood Number figure 3 Neighborhoods with fewer than expected college students tend to have higher vacancy rates, lower median rents, and lower percentages of renter occupied housing. These neighborhoods also have a higher percentage of the population receiving public assistance. Conclusions For the purposes of this report the 19 neighborhoods have been loosely agglomerated into categories. Three classifications of neighborhood, affluent/non- student,affluent mixed, and university controlled, show no demand for affordable housing or are not in the directs control of city zoning. The remaining three types, working class/mixed, working class/non-student, middle income/student, and lower income/non-student. merit immediate attention. The policy implications for each type of neighborhoods in regard to the creation of affordable housing are different and complementary. The conditions prevailing in each classification of neighborhood merit policy designed specifically for it, these policies at a city level should create more quality housing at increasingly affordable rates. Five neighborhoods classified as lower-income/non-student have higher vacancy rates and a higher percentage of median income devoted to housing costs. The need for housing is not pronounced, the need for affordable housing is. Creating quality affordable housing in neighborhoods with higher vacancy rates than the area's mean will require innovative policies. some considerations would included incentive and floating zones. The two neighborhoods classified as working class /mixed have near mean vacancy rates and near the expected share of college students. Policy that would allow for the conversion of existing oversized units to single family housing with accessory apartments would seem to be in order. The creation of more housing for students would also free up some units and allow for poorer families to move into these neighborhoods. The five neighborhoods which are predominantly student have extremely low vacancy rate and median rental rates far above the expected for the city. The demand for more student housing in these neighborhoods is high. Unit creation in this area, regardless of its affordibility will ease demand on the rest of the city's housing stock and lower prices and raise quality. Issues of parking and transportation must be resolved however--though it must be noted that residence near the colleges generates fewer trips as students are able to walk. Each of these categories of neighborhood will be investigated in more depth in subsequent reports. Rental Housing Commission Supply-side Sub-Committee City Hall 108 Green Street Ithaca ,NY 14850 To: Rental Housing Commission From: Colin Forth Date: 6/12/94 Regarding: Creation of Affordable Rental Housing Units: Specification of Neighborhood Types Purpose: This memo will attempt to specify the exact neighborhoods that comprise each of the neighborhoods types presented in the previous memo. The neighborhood types are working classlnon-student, working class/mixed, middle incomelstudent, and lower incomelnon-student. These classifications are only generalizations drawn from census data and are relative only within the City of Ithaca. They will not hold true for most individual households within neighborhoods. However, this classification will allow policy to be devised to better meet the specific needs of each neighborhood, and thereby the overall needs of the city in regard to the creation of affordable housing. Method: The criteria used to classify neighborhoods into general types are: median gross rent as a percentage of household income, the per cent of households receiving public assistance, the percentage of population in college, median annual income, and the vacancy rates. Findings: Of the nineteen neighborhoods contained in the 1990 census report, fifteen fall into the four categories outlined above. These fifteen neighborhoods should be targeted for the creation of more affordable housing. Table 1 shows the neighborhoods, their numbers which correspond to the census map, their designations and their type classifications. rJe1ghhsrhood `Jeighhcehood It Designation Type Lower Northside 1 0 Lower Income/N.S. 1 Western South Hill 1 1 Lower Income/N.S. 1 Northside Triangle 13 Lower Income/N.S. 1 Southside 1 4 Lower Income/N.S. 1 Titus Flats 1 5 Lower Income/N.S. 1 Fall Creek 6 Working Class/N.S. 2 C.B.D. 7 Working Class/N.S. 2 West End 1 8 Working Class/N.S. 2 Lower East Hill 9 Working Class/Mix 3 Eastern South Hill 1 7 Working Class/Mix 3 Collegetown 3 Middle Inc./Student 4 Cornell Heights 4 Middle Inc./Student 4 Lower Collegetown 8 Middle Inc./Student 4 North Campus 1 2 Middle Inc./Student 4 University Hill 1 6 Middle Inc./Student 4 Table 1 TYPE 1 NEIGHBORHOODS Five neighborhoods can be classified as Type 1. They are Lower Northside, Western South Hill, Northside Triangle, Southside, and Titus Flats. As the map shows these neighborhoods are all geographically adjoining and concentrated on either side of Route 13 near the Southwestern portion of the city. They comprise some 30% of the city's area and hold 20% of the city's population. These neighborhoods are characterized as having lower than expected median incomes, a higher percentage of the population receiving public assistance, and a low percentage of residents in college. Figures 1 & 2 show the dire economic straits of type 1 neighborhoods. Percent Below Poverty Level and Receiving Public Asst. 50.0%- 40.0% — Percent Below Poverty d 30.0%- 0 m 20.0%— ❑ % Households w/ public a assistance 10.0%- 0.0% 10 11 13 14 15 Neighborhood Number Figure 1 Median Family and Non-Family Income $25,000 ii $20,000 E ° $15,000 C c '/ ❑ Family °° $10,000 / '; E Non-Family , ,,%;'f: %////,.Vi114 F//l j:, $0 - %I fii „/ 10 11 13 115 Neighborhood Number figure 2 These income factors weigh heavily into the exceptionally high percentage of income that is devoted by residents of these neighborhoods to housing. Figure 3 shows that each of the type 1 neighborhoods is above the normative goal of 30% income devoted to rent. Median Gross Rent as % of HH Income 36.0%-/. 35.0%- / /J 34.0%- / / 33.0%- 32.0%- 31 .0%- / / ❑ Median gross rent as % of 30.0%- HH Income 29.0%- 28.0% /r 10 11 13 14 15 Neighborhood Number Figure 3 A neighborhood average rent of $384 compared to a city average of $444 would seem to suggest that exorbitant rents are not the paramount cause of type 1 neighborhood's housing concerns. However it must be understood that although the average rent level in type 1 neighborhoods is 14% lower than that of the city, the average family income is 35% lower--thus the high percentage of income devoted to rent. It must also be noted that qualitative issues have not been factored into relative rent prices. Vacancy rates in these neighborhoods fall both above and below the city average. However, high vacancy rates in type 1 neighborhoods may only indicate poor quality housing, and not a lack of demand for affordable housing. The percentage of the populations in college is far below that of the average for the city due to the geographic location of these neighborhoods in regard to Ithaca College and Cornell University. The percentage of population in college is shown in Figure 4.Therefore, any policy which attempts to assuage market pressures on rental housing by creating more student housing will have little effect in these neighborhoods. • Percentage of Population in College / 20.0%J / / /— / / 15.0%J 10.0%-/ — — 5.0%J / 0.0% / 10 11 13 14 15 Neighborhood Number figure 4 Conclusions: Policy in regards to the creation of affordable housing in type 1 neighborhoods must be design to meet the specific need of each neighborhood. The creation of more student housing will have little effect on the cost of rental housing in type 1 neighborhoods, given the low number of college student who have chosen to live there. The lower average family income of these areas must be considered in any policy decisions, not only the average price of housing. While in some of these neighborhoods there may be no need for a drastic increase in the number of affordable housing units available, the city would do well to address qualitative issues in all. These issues, however, must be addressed in a manner that promote the general welfare without infringing on supply and thus cost of available units. SQUYRES/CORNELL U TEL No .607-255-5907 Jun 13 ,94 12 :48 No .002 P .02 TO: Rental Housing Advisory Commission FROM: George Musser and John Efroymson SUBJECT: Draft List of Tenants'Rights and Responsibilities DATE: 14 June 1994 Rights Freedom from discrimination. The landlord cannot deny you housing or charge higher rent based on your race,color,national origin,religion,creed,sex,age,disability,marital status,or sexual preference.The landlord may not ask you questions about any of these attributes. Speedy return of security deposit. When you move out,the landlord must return your secu- rity deposit within 30 days. The landlord can keep part or all of the deposit in order to repair dam- ages beyond normal wear and tear, or to reimburse unpaid rent. But if the landlord does keep the deposit,he or she must write you a letter explaining why and specifying the cost of each repair.This is the law of the City of Ithaca, and if the landlord breaks this law, he or she may be ordered by a judge to pay you three times the amount of the deposit,plus any court and lawyers fees. Interest payments from security deposit.The security deposit is your money. If the landlord deposits it into a bank and earns interests from it,the interest is yours and the landlord must turn it over to you, In buildings with six or more apartments, the landlord must deposit your money into a interest-bearing account. Decent living conditions. The landlord must clean the apartment before you move in, make sure public halls and stairways are adequately lighted,keep the building free from insects and ro- dents,and keep the heating,plumbing,and electric system in working order. Privacy.The landlord may enter your apartment to perform repairs or show the apartment to prospective renters,but only at a reasonable time and after advance notice.The landlord cannot re- strict visitors or overnight guests. Protection from arbitrary eviction. You cannot be evicted by your landlord without an oppor- tunity to tell your story to a judge.To terminate a month-to-month lease, the landlord must give you one month's notice. Heat. From October 1 to May 31, the landlord must keep the room temperature at least 680 be- tween 6 a.m. and 10 p.m.,and 55°from 10 p.m. to 6 a.m. Protection from retaliation.The landlord can't evict, harass, or penalize you if you complain about problems with the apartment,participate in a tenants'organization,or otherwise try to uphold your rights.New York State law guarantees your right to complain, and you can take the landlord to court if he or she violates that right. Responsibilities Renting is a two-way street. If you want the landlord to respect your rights,you have to pay at- tention to your responsibilities.When tenants trash a house,they hurt future tenants who may have to pay higher rents and deal with stricter leases, For example,because some tenants have left town without paying the last months rent,landlords now require payment of the last month's rent in ad- vance. Taking care of the apartment. You must keep your apartment clean and safe. You must oper- ate appliances and fixtures responsibly, store flammable materials properly, and keep exits and stairways clear so you can get out in an emergency.You should repair any damage to the apartment that you caused. If you don't take care of the apartment,you're hurting yourself, since you may wind up losing your security deposit. Keeping landlord informed. You should tell your landlord of any problems with the dwelling, Occupancy limits. The City of Ithaca limits the number of people who can live in an apartment. These limits are meant to protect tenants from unsafe living conditions, and you should abide by them, Trash. You should bag and take out your trash. You should separate recyclable materials from the trash bags and put them in special containers. If garbage collectors or trash inspectors find recy- clable materials in your trash,you may have to pay a fine. Suggestions Read your lease (which must be written in plain, non-technical language) and make sure all promises and agreements with your landlord are made in writing. When you move in, walk around and make up a list of problems with the apartment. Check the windows, fridge, toilet, and sinks. Give a copy of the list to your landlord, so you won't be blamed for any damages done before you ar- rived. Call the City of Ithaca's Rental Housing Hotline, 274-7- -" (274--;-- ) If you have problems or further questions.