On Halloween, dozens of tenants holding spooky signs rallied at City Hall to bash landlords as vampires if they engage in predatory equity.
The event was held prior to a City Council hearing on a package of bills that were aimed at stopping the practice.
Predatory equity is generally defined as when a landlord purchases a property with a high level of debt that could only be expected to be paid if the owner aggressively tries to get rid of rent-regulated tenants and replace them with higher paying ones.
Tactics that could be considered aggressive by landlords include harassment via frivolous lawsuits, a lack of basic maintenance, illegal fees, constant buyout offers or construction that’s unsafe or seems gratuitously disruptive.
One of the City Council members pushing legislation, Dan Garodnick, gave the example of Stuyvesant Town’s sale to Tishman Speyer a decade ago as a prime example of predatory equity.
“This is when landlords overpay for buildings with the speculation that they will be able to deregulate units and drive out tenants,” he said. “You’re not making them enough money, so they will try anything to get you out of there. This is harassment.”
The other council members pushing bills were Ben Kallos, Ritchie Torres, Vincent Gentile, Helen Rosenthal and Jumaane Willians, who’s also chair of the council Housing Committee. One of the bills would require the Department of Housing Preservation and Development (HPD) to create and maintain a watch list of owners who’ve engaged in predatory activity.
Private developments are popping up right alongside the construction of MTA contractors. Councilman Ben Kallos (D-Manhattan), whose district encompasses the new Upper East Side subway line, has watched two new developments rise from across the street of his district office.
Kallos said the line brings concerns, like the scale of new buildings, pricing out of residents and potential overcrowding at schools if the greater accessibility attracts more residents—“Not only are our trains crowded, but so are our schools,” he said.
“A concern is protecting my residents and making sure that those residing in rent-regulated housing are protected,” Kallos said, noting that his office will be open to all constituents with lease questions.
“For the businesses that survive the construction, they’ll have the benefit of increased foot traffic,” he added. “Sadly, for those who didn’t, we hope to see many of the empty storefronts revitalized.”
Commute times of Second Avenue residents could increase between 10 and 15 minutes, Streeteasy estimates show. Transit experts fear that villainizing mass transit as a driver of rent hikes or gentrification is counterproductive to building a more equitable city.
An analysis of data collected by the NYPD shows the success of several recent bicycle safety measures.
The study, performed by Council Ben Kallos’ office, looked at the NYPD’s “Details of Motor Vehicle Collisions in New York City” data from July 2012 to September 2016 for the 17th and 19th precincts.
Kallos and Council Member Daniel Garodnick, whose districts include these precincts, have led a push for greater bike safety and education programs in response to continuing concerns from residents between E. 26th and 96th Streets.
“I am deeply concerned about whether a patronage-run Board of Elections can run an election properly,” Councilman Ben Kallos (D-Manhattan) said on Monday.
Kallos, who chairs the council’s Government Operations Committee, added that he left an oversight hearing last month still believing voters are in for long lines and snafus, despite recent efforts to increase the number of poll workers to 36,000 and boost voting technology at the 1,205 poll sites.
Michael Ryan, the agency’s executive director, brushed the criticism aside, telling The Post he and his staff are more than ready for the big day.
“The presidential elections have made it hard for me to sleep,” says Council member Ben Kallos who is deeply disturbed by the national discourse.
“It is hard for me to believe that so many people in a country that I love are responding to some of this speech,” he said, referring to the hateful speech and incitement on the part of Donald Trump.
“My grandparents came to this country as immigrants… my wife is an immigrant. This is a nation of immigrants and the rhetoric around immigration is of huge concern to me.” He is concerned that “[a Trump presidency] would be a problem for Roosevelt Island which has one of the larger immigrant populations in my district, let alone the city.”
We sat down with the Councilmember to get his take on a variety of issues concerning the Island.
The New York Junior Tennis and Learning winter program is supported by the generosity of New York City Council and Council Member Ben Kallos. If you’d like to thank him for his efforts, please stop by the club on Saturday, November 19 at 7 am, when he’ll be playing with us and having breakfast with our kids. Breakfast is a regular event at our site with the cooperation of NYJTL parents.
“No more having to peer through bars to see our beautiful waterways at the 90th Street pier thanks to our new park. I am committed to examining every inch of the East Side to find more park space that residents can use year round,” Council Member Ben Kallos said in a statement.
Councilman Ben Kallos, a Manhattan Democrat, and others have said the board should be nonpartisan. Political parties hold too much sway in the appointments, he said.
“At the end of the day when you have an institution run by patronage, where people are there because of who they know and not what they know, I will never be confident that they will be able to run a smooth election,” said Mr. Kallos, who leads a council committee that has oversight of the board.
In terms of funding for these waterfront projects, $35 million has been secured from Mayor Bill de Blasio, $10 million from Rockefeller University, $6 million from the City Council, and an additional $2 million from Councilmember Ben Kallos.
“We are dedicated to getting every single square inch of park space that we can,” Kallos said. “Because even with this addition, this district is still going to rank amongst the bottom according to New Yorkers for Parks in terms of the Open Space Index.”
Under another law, introduced by Councilman Ben Kallos, HPD’s third-party transfer program — which allows the city to foreclose and sell distressed buildings to pre-qualified third parties — would be expanded to include buildings whose owners have incurred large numbers of unsatisfied building violations.
The legislation aims to put pressure on landlords who fail to address recurring building problems and fail to pay the fines incurred on those violations.
HPD officials have been working with the Council as part of a task force on how to reform the sales of distressed properties and said they hope to study the issue further based on the group’s findings.
Council Member Ben Kallos, chair of the committee, posed questions aimed at debunking Schulkin’s claims about voter identification requirements. Ryan, in response, reiterated that New York State does not require any identification for voting, only a signature. Only in rare instances, first-time voters may be required to produce identification if their voter registration is incomplete.
When Kallos asked if Schulkin’s claims about voters being bussed to multiple polling sites held any water, Ryan said, “Those issues have never come to my attention, not during my time as a commissioner going back to 2010 or in the three-plus years that I’ve been the executive director.” The state attorney general’s office also told Gotham Gazette earlier this month that the AG’s office has not received complaints of widespread voter impersonation fraud that Schulkin mentioned.
“Uber engages with regulators and complies with regulation,” City Council member Ben Kallos said. “And Airbnb does whatever it wants in violation of the law.”
Councilman Ben Kallos, whose district includes the East 80s, said he would have preferred the subway to open years ago, as it's been planned since the 1920s, but now is better than never.
But Kallos said he thinks while "100 years is a long time to wait for a subway," when the line finally opens it will be a welcome sight.
"The Second Avenue Subway will [lure] a lot of the riders from Lexington over to," said Kallos. "Businesses that are now here will have the benefit of more traffic, both foot traffic and subway traffic. The neighborhood will get Second Avenue back."
To the relief of many Upper East Siders who have wanted the change for years, the Department of Transportation (DOT) has disallowed left turns onto E. 79th Street for cars heading north on York Avenue.
Though there was never a turn signal at that intersection, the light would remain green for drivers going north on York after the other three lights had turned red so the northbound cars could make a left turn. This confused pedestrians, who would think all lights were red and would cross the street without realizing some of them were in the path of the northbound cars who still had a green light.
“This is an intersection where I myself have felt unsafe,” said Council Member Ben Kallos, who helped accomplish the safety improvement. “I brought the concern to the Department of Transportation and we went over multiple different options.”
After deciding that eliminating left turns all together was the best move, Kallos and the DOT took it to the East 79th Street Neighborhood Association for a vote.
Betty Cooper Wallerstein, president and founder of the neighborhood association, is happy to see the intersection made safer, but frustrated that it took more than four years to do so.
“People are used to, when the traffic stops, crossing,” Wallerstein said. “The streets have to be safe for blind people, too. It never, never, never should have taken so many years to correct that mistake.”
City Council Member Ben Kallos, chair of the council’s Committee on Governmental Operations, which oversees the CFB, said in a statement last week that he hoped to see a “a thorough and open search for a new chair who will be independent, non-partisan, and non-political” in their role.
“It is of supreme importance that the next chair be someone who has the stature and integrity to not only stand up to candidates and any elected officials but guide the board through election years independently,” Kallos said.
Notably, de Blasio was faced with a somewhat similar choice when selecting a chair for a mandated commission to study and reccomend compensation levels for the city's elected officials. De Blasio chose Schwarz, Jr. in what was a universally applauded decision.
Unless you’re standing right in front of Maz Mezcal, on E. 86th Street between First and Second Avenues, you’ll probably miss it. The restaurant is hidden from view from most directions, due to extensive fencing and machinery. That’s all part of the construction of the Second Avenue subway, which has had a negative impact on business.
“It’s been horrendous,” said Mary Silva, owner of Maz Mezcal. “Business – at least mine and most everyone’s that I’ve spoken to – has dropped anywhere from 30 to 50 percent.”
In order to offset the financial consequences Maz Mezcal and its peers are facing, the Department of Finance is offering them the opportunity to have any fines forgiven that they’ve racked up during the construction. Council Member Ben Kallos encouraged the community to take advantage of the program, which will allow Second Ave. business owners and buildings to have any penalties and interest voided for violations such as snow on the sidewalk, working without a permit, improper trash disposal and failure to conduct required inspections, among others.
“It’s an opportunity for them to get to square one ahead of some legislation I’ve introduced that would actually put their businesses at risk if they haven’t been good neighbors,” Kallos said.
At Kallos’ press conference last week, Finance Department Commissioner Jacques Jiha said almost 700,000 violations have gone into judgment since the construction on the subway began.
The end result is that anyone who's ever been brought into housing court by their landlord ends up penalized, and tenants are discouraged from classic methods of protecting their rights, such as withholding rent. While there's been some movement to improve the lists—City Council memberBenjamin J. Kallos has introduced legislation to include more information about the actual cases, for instance—is there any reason we can't do away with this practice altogether?
The letter — signed by Councilman Ben Kallos, State Senator Liz Krueger, Congresswoman Carolyn Maloney and State Assembly members Dan Quart and Rebecca Seawright — listed several reasons why East 72nd Street deserves select bus service.
"With high bus-dependent populations, infrequent local service, crosstown bus service, hospitals, community support and opening of the Second Avenue Subway with a station at 72nd Street, now is the perfect opportunity to increase ridership by restoring M15 Select Bus Service at 72nd Street," read the letter.
During Wednesday night's meeting the board also voted to adopt a resolution to ask NYC Transit for increased local bus service to the stop for the next six months. Since select bus service was instituted on the M15 line, local bus service has deteriorated, in some cases being four times as slow as before select bus service, according to a press release.
“Residents feel abandoned by our buses. Watching five Select Buses go by what used to be a Limited stop makes seniors with limited mobility feel abandoned as they wait for a local bus that never seems to come,” said Kallos in a press release. “Seniors and children live in one-third of the households near 72nd Street and they must be able to rely on bus service to get where they are going.”
Although the community board was in overwhelming favor of both resolutions, the body is simply advisory. The ultimate decision on whether to extend select bus service to East 72nd Street must be made by NYC Transit.
Councilman Ben Kallos, who heads the committee on governmental operations, said he hopes the mayor will appoint “a person of stature who can stand up to any elected official and any candidate, who is nonpartisan and nonpolitical.”
“The turnstiles should be a pathway to economic opportunity, not another barrier,” Raskin said. “It means people are not able to use public transportation to access jobs and economic opportunity and the life of the community. And that is wrong.”
Advocates, including Council Members Ben Kallos and Ydanis Rodriguez, said the city has enough money to pay for the program.
“That is a reasonable price to pay to keep the trains and buses accessible for every New Yorker who must depend on mass transit to get to work and job interviews, attend college and job training programs, obtain needed health care, and enable their families to take advantage of the richness of the city’s cultural life,” wrote the officials in a joint letter to the mayor signed by 27 council members.
The board voted to support that request and Councilman Ben Kallos, who names 79th and York Avenue a dangerous intersection in his "Livable Streets" report, worked with them to get the DOT to solve the issue over the past six months.
“Every day I saw pedestrians crossing York Avenue getting caught by surprise as they dodged northbound cars that barreled through the intersection at 79th Street,” Kallos said in a statement.
State agencies can now leverage an open source tool to help ensure that individuals eligible for income-based human service benefits actually receive them.
The software is Benefit Assist, and it was first launched in 2015 by Intuit for that company’s TurboTax users. Benefit Assist sifts through tax information to help determine a person’s eligibility for benefits from programs such as the Supplemental Nutrition Assistance Program, Medicaid and Medicare.
Now, Intuit has partnered with New York City Council Member Ben Kallos and the federal government's Centers for Medicare and Medicaid Services (CMS) to make its eligibility software free and open source code, according to the company.
An online tool from tax preparation company Intuit that can easily determine whether an application is eligible for food stamps or other benefits is now freely available through a federal agency to states, local governments or nonprofit organizations.
Councilman Ben Kallos has been pushing for legislation that would require the city to use income tax filings to determine eligibility for public benefits.
Last year, Intuit made the Benefit Assist tool available to help users of TurboTax determine whether they were eligible for an array of programs, including SNAP, Medicaid, Medicare and many others.
Borelli, who sits on the Council’s governmental operations committee, which has oversight of the Board of Elections, wrote to committee chair Ben Kallos, a Democrat from Manhattan, requesting the hearing. Kallos told Gotham Gazette on Thursday that he disagrees with Borelli about the need for a state voter identification law and said that he will bring up the fraud allegations by BOE Commissioner Alan Schulkin at an already-planned elections oversight hearing in October.
Council Member Kallos told Gotham Gazette he “fervently” disagrees with Borelli. “I do not believe that we need voter identification,” he said. “I believe it is a tool used to disenfranchise voters.”
Kallos said he was “troubled and concerned” about Schulkin’s comments in the video and would bring the issue up at an oversight hearing already in the works before Borelli sent his letter -- the City Council holds a hearing ahead of election administration.
“Everything that was said is troubling,” Kallos said of the video, which released the same day that Kallos hosted an IDNYC pop-up registration event on Roosevelt Island. “We hope to have oversight of the BOE...to find out what happened, whether any of these views had an impact in the conduct of any of the presidential primary elections or any election since this man has been appointed to the BOE.”
The Centers for Medicare & Medicaid Services said it has teamed with financial software maker Intuit
(Washington, DC) The Centers for Medicare & Medicaid Servicessaid it has teamed with financial software maker Intuit to release the company's Benefit Assist software as free, open source code on GitHub. The move will allow anyone to freely use, share and improve upon Benefit Assist. The goal is to help people more easily determine eligibility and apply for income-based government benefits such as the Supplemental Nutrition Assistance Program (SNAP)/Food Stamps and free mobile phone service.