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WWI
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NYC Great Rent Wars
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NYC New Construction Boom
Construction in NYC rises from 95 new buildings per year to 4,600 or 1,000 units to 107,000 units. Vacancy rate increases -
State Rent "April Laws": 25% Cap Existing Renters
State passes 25% Rent Cap for Existing Renters Pre-10/1/1920. Did not protect new renters, causing a potential mass rush of 60,000 evictions 10/1. -
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State Rent Regulation I
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State Emergency Rent Law (ERL): Reasonable Rent Increases & Renewals
State passes court review of reasonable rent increases, shifting burden on landlords & standards to make denial of renewals more difficult. -
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State Deregulation: Removes more buildings
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State Rent Laws Expire: NYC Housing Emergency "Ends" Unofficially
Vacancy Rate Above 5% to ~8% -
NYC Board of Alderman (Council) Fail to Adopt Local Rent Control
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Period: to
WWII
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Federal Emergency Price Control Act (EPCA) of 1942
Creates the Office of Price Administration to impose by regulation or order a maximum price generally fair and equitble to effecuate the act. -
Federal OPA Freezes NYC Rents Retroactively
Office of Price Administration freezes NYC rents to March 1, 1943 -
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Federal Rent Regulation
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Period: to
State Take Over of Rent Regulation II: Rent Control
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State Emergency Housing Rent Law: State Commission to Administer
Ch. 274 of 1946 & Ch. 704 1947, applies to buildings built before 2/1/1947; DHCR empowered to administer regulation in the event federal regulation ends -
Federal Price Control Extension Act 1946: Price Controls Phase Out
Price Controls to Phase Out no later than 6/30/1947 -
Federal Housing & Rent Act 1947: No Regulation on New Buildings 2/1/1947
Replaces Emergency Price Control Act. Regulation only on buildings built before 2/1/1947. Allows States to take over. -
State Rent Regulation II: "Rent Control"
Ch. 704 1947, applies to buildings built before 2/1/1947 -
Federal Housing & Rent Act of 1949: Federal Regulation to Phase Out
Phase Out Federal Regulation if State Takes Over or Deregulates -
State Sets Rent Control Base Date for 3/1/1950- 6 Mo Rent Freeze
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Federal Deadline for State Take Over
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State Joint Legislative Committee to Study Rents & Rental Conditions
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State Rent Regulation III: Enabling Law (ERHCL) Rent Control Legislation for NYC Opt-in
State passes CH 337 of 1961 Emergency Housing Rent Control Law (EHRCL) ends state run Rent Regulation permitting NYC to Enact Local Rent Control Law -
NYC Rent Regulation: Local Emergency Housing Rent Control (LEHRCA)
NYC passes Local Law to continue Rent Control administered by the local housing agency -
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NYC Local Take Over of Rent Regulation Administration
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NYC Rent Stabilization Law (RSL): Creating Second Rent Regulation System (~400k)
NYC passes LL 16 creating a second rent regulation system Rent Stabilization in addition to Rent Control for buildings built post 2/1/1947. Lease based enforcement, right to renew leases, and creates NYC Rent Guidelines Board (RGB) to adjust rents based on price index of operating costs, infation, revenue and other factors. Enrollment & compliance voluntary,failure to register with Rent Stabilization Association (RSA) default to rent control regulation instead. 98% of owners registered w/n 6mo -
NYC Local Rent Control: Min Base Rent (MBR) Set
LL 30 of 1970 Set a minimum base rent or floor for rent controlled units- 15% increases, with phase in until MBR was reached (later max base rent). Following that, there was a NYC campaign to repeal the local law leading to additional state action -
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State Backlash to NYC Local Actions
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State Urstadt Law: Localities Barred from More Stringent Regulaitiona
Ch 372 of 1971 State Urstadt Law: Localities Barred from More Stringent Regulation -
State Deregulation: Vacancy Decontrol
L 1971, ch 371, as amended by L 1971, ch 1012. Gov Rockefeller argued the limitations on the rent stock through regulation stymied NYC housing construction. -
State Temporary Commission on Living Costs & Economy
State Commission recommends repeal of vacancy decontrol that led to spikes in rent -
No New Regulated Buildings (except added by 421a, J51 or other tax/program)
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State Rent Regulation IV: Enabling Emergency Tenant Protection Act (ETPA) of 1974
State passes ETPA Ch. 576 of 1974 replacing ERHCL- permits localities to declare a housing emergency where vacancy rates are less than 5% - led to re-regulating the 400k 1971 decontrolled units and an expansion of Rent Stabilized units. NYC, Nassau, Rockland, and Westchester counties may opt-in -
State Retakes Administration: Omnibus Housing Act of 1983 Amends ETPA
State amends ETPA Ch 403 of 1983 to retake control of rent regulations, removing local administration and restores DHCR as the state regulator statewide. Creates Rent Stabilization Code. Requires landlords to register with DHCR in rent stabilization - removing LL voluntary process -
State DHCR Rent Regulation Review by Governor EO #67
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State Impasse: Short Extension
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State Deregulation: Luxury Decontrol & High Rent Decontrol in Rent Regulation Act 1993
Ch. 253 of 1993 State introduces: luxury decontrol: creating a high rent deregulation threshold ($2000), and a income based threshold (combined income > 250k) for deregulation; Codifies Individual Apartment Improvements 1/40 -
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Aligned Republican Governor & Senate
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Joint Commission on Rental Housing
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State Impasse: Rent Laws Expire
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State Deregulation: Vacancy Bonus, Low Rent Bonus, Longevity Bonus, Easier Luxury Decontrol
Senate Republicans trigger deregulation compromises in Rent Regulation Reform Act of 1997 that:
lowers the income threshold for decontrol to $175,000 from $250,000
allow landlords to increase rents between vacancies "vacancy bonuses"
allow low rent unit & longevity increases
succession rights
criminal & civil anti-harassment
Overcharges SOL 4 yr lookback
demolitions ~878,000 rent stabilized & 70,000 rent
controlled New York City housing units and 47,000 rent stabilized units outside the City -
State Deregulation: DHCR amends Rent Stabilization Code
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State Impasse: Rent Laws Expire After 4 One Day Extenders
Without agreement - the deadline 7/15/03 was pushed to 7/19/03 with one day extenders, and then expired. -
State Deregulation: Senate Pass Gov Prog Extension & Assembly Concedes
Ch 82 of 2003
8 Year Extender to 6/15/2011
Limited NYC Council Regulation
Retained decontrols -
State Impasse: Short Extenders
Ch 78 (5 days) ,and 79,80,93 (1 Day) of 2011 -
State Regulation: Extension & Modest Enhanced Regulation
Ch 97 of 2011
raises the deregulation threshold to $2500 from $2000
raises luxury decontrol from $175,000 to $200,000 in the 2 preceding years
IAIs reduced from 1/40 to 1/60 -
State Impasse: Short Extension
Ch 19 of 2015 -
State Regulation: Extension & Modest Amendment
Rent Act of 2015
Raises deregulation threshold to $2,700 -
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Democratic Rule
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State Regulation V HSTPA: Rent Laws Permanent & Statewide -Removes Decontrol
Eliminates decontrols:
vacancy decontrol
luxury decontrol
high rent decontrol
vacancy bonus
longevity bonus
curtails MCIs and IAIs
6 year overcharge lookback
Preferential rent is a base rent for length of tenancy -
State Rulemaking on HSTPA Adopted