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New York City Council
Oversight - The Mayor’s Housing Plan
Read summaries and jump into the video at the segment start.
Council staff welcomes attendees to the Committee on Housing and Buildings hearing, instructs witnesses to fill out witness slips, and asks all to silence electronic devices. Chair Sanchez is confirmed ready to begin.
Chair Pierina Ana Sanchez welcomes colleagues and the public, frames the hearing around Mayor Mamdani's Block by Block housing plan, and describes the city's profound housing crisis, noting historic low vacancy rates and disproportionate impacts on lowest-income New Yorkers.
Sanchez calls on the administration to explain implementation details beyond the plan's pages, outlining four questioning areas: agency staffing capacity, preservation strategy distinguishing high-road from low-road landlords, homelessness and voucher programs, and accountability benchmarks. She also notes concern about climate resilience gaps in the plan.
Sanchez lists the bills under consideration: Intro 178 (Office of Conversion Assistance, Epstein), Intro 649 (owner identification signs, Restler), Intro 717 (permit sign-off notices, Salaam), Intro 860 (street number enforcement, Brewer), Intro 905 (COPA, Nurse), Intro 1015 (J51 reauthorization, Sanchez), and a preconsidered bill on electronic dwelling registration (Banks).
Council Member Sandy Nurse presents the Community Opportunity to Purchase Act, citing examples of distressed buildings in the Bronx and Manhattan where landlords use deterioration as a strategy to push tenants out. She explains COPA would give mission-driven nonprofits the first right to purchase at-risk buildings before speculators.
Council Member Harvey Epstein describes his bill to establish an Office of Conversion Assistance to facilitate office-to-residential conversions, noting that one-third of new housing permits this year came from conversions. He references the 234 East 42nd Street partial collapse as underscoring the need for technical support.
Council Member Chris Banks presents his preconsidered bill to allow electronic registration of dwellings with HPD, citing property owners' experiences of paper registrations being lost while the $13 fee was always cashed. He describes the bill as modernizing a routine government process for the 21st century.
Public Advocate Williams praises the plan as one of the better housing plans across administrations, highlighting the $22 billion commitment, 200,000 new and 200,000 preserved units, Bronx investments, and the SPEED Task Force. He urges passage of COPA and Intro 717, and raises concerns about NYCHA management alongside funding.
Sanchez thanks her committee and personal staff by name, then committee counsel administers the oath to the administration witnesses preparing to testify.
Commissioner Dina Levy introduces the administration's testimony, outlining four priorities: tenant protections and code enforcement, building 200,000 new affordable units over 10 years, preserving 200,000 existing units, and building equitable neighborhoods including a targeted Bronx plan.
Levy describes the Fix the City initiative targeting 10 highly distressed portfolios, a new OCA directive expediting hearings for vacate order and 7A cases to five days, new heat complaint inspection protocols for the upcoming heat season, and a new code inspection scheduling system for failed access attempts.
Levy details the $100 million city-backed insurance program (22 RFEI responses received, goal of 20,000 homes by end of 2027), the tools program offering low-cost interventions for HPD-regulated building owners, and collaboration with tenant associations on acquisition and rehabilitation of at-risk rent-stabilized portfolios.
Levy outlines production goals of 28,000 affordable homes over two fiscal years including 8,000 extremely/very low-income units, plans to double Open Door homeownership production, launch the Our Home term sheet for cooperative conversions, and increase Home First down payment assistance to serve 600 homebuyers.
Levy addresses climate resilience efforts including the Hollis community response, READY and Resilient Retrofit programs. She then states HPD's support for COPA, Intro 1015 (J51 reauthorization), and the other bills on the agenda, noting alignment with preservation goals.
Commissioner Amin Tagani describes DOB's strategic realignment into the housing and planning portfolio, explaining how this positions DOB to leverage data and expertise to remove barriers to affordable housing and advance equity.
Tagani details DOB's Affordable Housing Hub program expansion, the ADU4U initiative launched in partnership with HPD, and the new Affordable and Efficient Code Reform Task Force bringing together government and industry experts to identify building code changes.
Tagani describes improvements to the DOB NOW online system for job filings and inspections, exploration of drone technology for building inspections, and the launch of the Buildings Tech Lab, a public-private partnership connecting tech companies with DOB experts to develop innovative solutions.
Tagani addresses Intro 717, explaining the proposed notification timeline (7 days after permit issuance, every 90 days, then every 2 weeks near expiration). DOB supports the intent but warns that frequent notifications may cause owners to ignore them as spam, and expresses willingness to work with the Council.
Tagani reports construction injuries fell 42% from FY24 to FY25, details the Mayor's Committee on Construction Safety, and describes DOB's Office of the Tenant Advocate handling 1,579 inquiries and 487 inspections in 2025. He also describes participation in Fix the City alongside HPD and the law department.
Sanchez presses on whether the plan's ambitions are backed by sufficient staffing, asking for budgeted vs. actual headcount and vacancy rates for enforcement staff. Levy reports 993 enforcement staff (up 11% in five years) and 353 development staff (up 19%), with 41 new positions allocated. Tagani reports 604 of 650 budgeted DOB inspectors with 25 in pipeline.
Sanchez raises industry reports of low inspector pay, high turnover, and 70% of inspectors having five or fewer years on the job. Levy reports high morale from office visits and notes pay is negotiated by OLR. Tagani reports average tenure of 6.5 years, says DOB competes with higher-paying private sector, and notes workforce development investments.
Sanchez asks for precise vacancy rates and whether agencies have enough inspectors for roof-to-cellar inspections and checking every heat complaint. HPD reports 6% vacancy (369 inspectors), DOB reports 7% (46 vacancies with 25 in pipeline). Levy says HPD has sufficient staff for new unit-specific heat inspections starting this heat season.
Sanchez asks about the cross-agency enforcement days concept, how portfolios will be defined and identified. Levy explains the goal is to identify portfolios showing early distress signs and coordinate inspections across agencies and tenant associations. Tagani adds the existing Harassment Task Force complements the new approach.
Sanchez asks when each enforcement tool (7A, ERP, criminal charges, COPA, third-party transfer) gets used. Levy explains the layered approach: forcing compliance first, then escalating with litigation, 7A, and new OCA expedited timelines. Tagani discusses jurisdictional strategy between housing court and Supreme Court. Director Weaver adds tenant organization level and financial distress as key factors.
Sanchez asks about litigation division staffing (37 attorneys growing to ~40), Partners in Preservation funding ($5 million, 130+ tenant associations formed), and 7A program scale (27 buildings since 2011). Levy says the OCA expedited calendar will significantly enhance 7A capacity and describes exploring ERP alongside 7A to bring more capital into buildings.
Nurse asks how many preservation deals HPD has made with qualified buyers (Levy estimates 10-20 per year) and what criteria are used to evaluate qualified purchasers. Levy outlines financial capacity, organizational capacity, portfolio conditions, and anti-harassment compliance as key criteria, with annual list refresh.
Nurse and Sanchez discuss the estimated 2,100 COPA-eligible buildings currently, the shift from one-per-unit violation threshold to a three-plus annual daily average, and why the higher threshold better targets physically distressed buildings at risk of speculation.
Nurse asks about funding sources for COPA purchasers. Levy explains HPD cannot finance every deal but PLP, Article 11, and other preservation tools will be available. She describes exploring CDFI partnerships for quick-acting acquisition capital with HPD coming in for a second-stage rehabilitation closing.
Nurse raises the Rent Transparency Act requiring rent stabilization signs in building common areas, showing a copy of the sign and noting it is not very conspicuous. Levy agrees to work on better design and provide data on enforcement actions and 311 complaints about missing signs.
Williams asks why the plan splits evenly between preservation and new production rather than weighting preservation more heavily. Levy explains additional non-capital preservation tools like the tools program supplement the 50-50 capital split. Williams also asks about condo and one-to-two family housing; Levy explains the focus on co-ops due to tax abatement eligibility and affordability targets of 70-120% AMI.
Williams asks about NYCHA management reform alongside PACT/RAD conversions. Director Weaver describes a new $20 million critical repairs initiative modeled after the Omnibus Call Center and continued oversight of PACT buildings. Williams also shares observations from Syracuse on using code enforcement for public safety, which Tagani expresses interest in discussing further.
Epstein asks whether HPD has enough Article 11 funding for the plan. Levy says HPD was granted significant authority, is using Article 11 strategically as a bridge for acquisition with later rehabilitation, and generally targets buildings within statutory Article 11 income limits without seeing AMI as a barrier.
Epstein asks about increasing housing distress and tenant organizing. Director Weaver emphasizes tenant associations as a key tool and the Enforcement Days initiative requiring tenants to raise issues with landlords first. Tagani discusses the existing building code update going into effect July 2026 and DOB's education efforts. Epstein also asks about the 467-M conversion pipeline timeline, which Tagani says is being tracked effectively.
Epstein asks about ADU progress and whether state legislative changes are needed. Levy reports 27 ADU applicants in pipeline with 17 more expected, noting challenges with pre-development work for homeowners. Tagani reports 261 applications under Local Law 27, with 48% for basement/cellar conversions, and says rules for manufactured ADUs and amnesty should be finalized by year-end.
Caban asks about the Our Home program for converting rental buildings to cooperatives, whether COPA-eligible buildings could use Our Home funding, and what financing combinations are available. Levy explains Our Home targets 10-40 unit buildings, recommends COPA buildings work with a sponsor for stabilization before conversion, and confirms multiple financing tools (PLP, Article 11, Neighborhood Pillars) could be combined.
Riley asks whether HPD has sufficient bond cap for ambitious production goals. Levy cites the 25% test change and significant capital commitments. Riley then raises delays in HPD project manager assignment for HDFCs aging out of regulatory agreements. Levy discusses the expiring DAMP tax cap affecting ~1,000 HDFC co-ops and ~250 under HPD regulatory agreement, offering to follow up on specific sticking points.
Riley questions how HPD will work with City Planning to plan for hundreds of thousands of units in already dense neighborhoods, and how to protect existing Black and Brown residents from displacement. Levy acknowledges the 700,000 figure is aspirational, with HPD committing to 200,000 over 10 years, mentions two rezoning plans and micro-neighborhood plans, and points to the strategic equity framework's anti-displacement section.
Joseph asks how council members can hold qualified entities accountable and about private financing capacity for COPA. Levy explains the annual list refresh process and describes CDFI partnerships (CPC, Enterprise) as potential acquisition capital sources. Joseph also asks about renovation timelines; Levy estimates ~18 months from construction loan closing to completion, with relocation plans required before starting.
Sanchez notes only ~44 ADU units in pipeline versus City of Yes projections of 1,800 per year. Levy explains the pre-development challenges for homeowners and explores manufactured ADU models. Tagani says rules for manufactured ADUs and amnesty/ATR program should be finalized by year-end, and notes LPC released its ADU map in June.
Sanchez raises that one-third of evictions were in affordable housing buildings and questions the tools program's response to the 70% one-shot deal denial rate. Levy describes tools as upstream intervention including clearing back rent through grants/loans to free capital for better management. Director Weaver adds the tenant support helpline fielded 21,000 calls last year.
Sanchez asks how many LiTECH properties lack 420C abatements. Levy says HPD is analyzing the universe and will follow up. Sanchez then asks about tools for Mitchell-Lamas and HDFCs. Levy acknowledges this is a missing piece, describes plans for new contracts with co-op specialists like UHAB, and discusses different strategies needed for Mitchell-Lamas versus HPD-subsidized stock.
Sanchez asks about the insurance program scale and market impact. Levy targets 20,000 units insured by end of 2027 and 100,000 by 2030, expecting competitive pressure to drive down market premiums. On water assistance, Levy defers to DEP but notes plans to serve 75,000 residents next year, up from 50,000.
Sanchez asks when the Bronx will feel the Bronx Plan's impact. Director Weaver confirms interagency conversations have begun with MOPT, Mayor's Office of Equity, Deputy Mayor for Community Safety, and NYCHA, with community engagement planned for late fall. Sanchez urges inclusion of the Deputy Mayor for Community Safety.
Sanchez raises sheds as magnets for dangerous activity in her district. Tagani proposes mapping shed addresses, case management with owners, enforcement canvassing, and new rules reducing shed permit duration to 90 days with owner representation requirements. He also discusses Thornton Tomasetti report recommendations for longer inspection cycles for newer buildings.
Sanchez questions the 57,000 vacant rent-stabilized units reported by HCR and why the Unlocking Doors program failed. Levy cautions against overstating warehoused units, notes the Housing Vacancy Survey will provide better data, and says J51 reauthorization will be a major tool for bringing vacant units back online.
Sanchez asks about HVS methodology changes now that Census Bureau isn't conducting it. Levy says no changes are anticipated that would complicate comparisons. Sanchez then asks for specific benchmarks distinguishing high-road from low-road landlords. Director Weaver describes metrics around qualified purchaser criteria, willingness to work with tenants, and smoothing the relationship between enforcement and preservation programs.
Restler asks if HPD supports Intro 649 (LLC disclosure); Levy confirms general support with follow-up needed on enforcement and veil-piercing. Restler then raises poor conditions in new 421A construction in his district. Levy notes HPD has high design standards for financed projects, and Tagani says DOB continues updating building codes and construction sign-off processes.
Restler raises 5,200 expiring EHV vouchers, noting 2,000 HPD households are being converted to HOME TBRA and 1,700 NYCHA households moved to HPD, but 3,400 remain with NYCHA only offered applications for Section 8/9 units. Levy says NYCHA has an 81% response rate. Restler expresses skepticism that families will actually be placed before December expiration.
Brewer presents her bill to authorize HPD and FDNY to inspect buildings for required street numbers during routine inspections, create a 311 complaint pathway for missing numbers, and take enforcement action. She traces the issue back to 1929 and her 2017 Local Law 26, noting that a decade later there is still no clear enforcement responsibility.
Nurse asks about four publicly owned sites in Bushwick that have community board support but have stalled for years. Levy says HPD is prioritizing public sites, with three more RFPs expected this year. Nurse also urges HPD to improve design guidelines for bedroom and living space sizes, describing cramped conditions for families in subsidized units.
Sanchez reads Salaam's statement explaining that Intro 717 addresses the problem of property owners unaware of open permits, which surfaces years later during sales or refinancing. The bill requires DOB to email owners about permit sign-off requirements. Tagani echoes support and says DOB will follow up with data on open permits.
Sanchez asks how many homeowners have used pre-approved ADU plans (none yet, as they suit standalone units which are rare) and when DOB will promulgate manufactured ADU rules (by end of year). Tagani confirms LPC released its ADU map in June with fact sheets for historic districts.
Sanchez describes a tenant from 165 West 197th Street who asked for help organizing for repairs. Weaver outlines MOPT's approach: checking for tenant association meetings, connecting with community-based organizations, providing strategy support, and offering Talk to Tenants NYC 101 trainings.
Sanchez raises the lack of comprehensive voucher discussion in the plan and asks about HOME TBRA duration (2-year renewable awards) and right to counsel expansion ($55 million, increasing covered cases from 20K to 26K annually). Director Weaver notes the expansion also reduces provider caseloads.
Sanchez raises landlord complaints about housing court delays where nonpayment cases take months to get a judge assigned while arrears accumulate. Director Weaver says the issue is on their radar, they are working with OCA and Office of Civil Justice on upstream interventions to prevent cases from reaching court.
Levy confirms no concerns with J51 reauthorization (Intro 1015) and suggests additional fixes to the property registration system alongside Banks' bill. On Housing Connect, Levy describes shortening lottery periods from 60 to 21 days, simplifying income document waterfalls, eliminating redundant inspections, and longer-term technology system upgrades.
Sanchez asks about CHAP excluding buildings with regulatory agreements and how to supplement support for those affordable properties. Levy discusses getting out of federal voucher shortfall and using tools program interventions. On homeownership, Levy projects 300 Open Door units, 150 Our Home conversions, and 300 Home First down payment assistance awards for FY27.
Sanchez rapidly checks status of 25+ commitments promised for 2026: roof-to-cellar inspections (buildings selected, not yet launched), 7A expansion (OCA announcement done), ERP expedited (not yet), criminal charges coordination (yes), OCA litigation (yes), inspection scheduling (yes), every heat complaint (starting heat season), legislative task force (in progress), NYCHA community engagement (started spring), Bronx Plan (late fall), and more.
Brewer asks about vacant unit warehousing enforcement; Levy says HPD is working on technology to inspect vacant units. Brewer raises mandatory inclusionary housing for as-of-right development and the takings issue; Levy notes mandatory inclusionary zoning exists but acknowledges Brewer's concern. Brewer also asks about affordable housing on Wards Island; Levy agrees to continue discussions.
Sanchez asks about pipeline prioritization framework (Levy describes four clear priorities communicated to developers), TIL/ANCP status (64 buildings remaining, 20 in pre-development), construction safety committee invitation (Tagani confirms), housing recovery and Back Home unit data sharing, and fine collection capacity improvements including new legal strategies with the law department.
Sanchez thanks colleagues for their participation in the lengthy Q&A and looks forward to further conversation before transitioning to public testimony.
Sanchez announces public testimony procedures: two minutes per witness, no video recording from the witness table, written testimony accepted within 72 hours, and calls the first panel.
Tauber expresses BP Reynoso's support for COPA, concerns about Intro 178 potentially encouraging manufacturing-to-residential conversions, and describes Brooklyn's interagency housing task forces as a model for Block by Block's code enforcement goals. She also urges scheduling a hearing on Intro 250 for tenant relocation assistance.
Luft urges expanding the list of rent-impairing violations to include mold, lead, leaks, and pests. She calls for NYCHA PACT succession rights reform, access to HPD for NYCHA tenants without judicial intervention, and supports Intro 649 as a tenant organizing tool to build coalitions across bad landlords' portfolios.
Freeman urges the city to commit to 12,000 deeply affordable units per year for homeless and extremely low-income households, noting that 73% of extremely low-income households are severely rent-burdened and that current affordable housing units often target households earning 130% AMI.
Estes praises the plan's preservation focus, urges proactive outreach for the tools program, calls for housing court diversion for 100% affordable housing, raises concerns about the public insurance option's timing and scale, and urges passage of COPA as a valuable preservation tool.
Manley strongly supports Intro 1015 (J51 reauthorization), explaining it helps over 2,000 co-ops and condos with Local Law 97 carbon emissions limits afford energy efficiency upgrades, extends the program through 2036, and empowers HPD to update covered project lists biannually.
Rico urges expanding the NYC 1515 Rental Assistance RFP to include state-administered contracts, making the match pilot permanent, and closing the CHAP gap that excludes rent-stabilized buildings with regulatory agreements, which prevents domestic violence survivors in those buildings from accessing rental assistance.
Moy warns of $200 million in potential HUD cuts through the Continuum of Care program, urges converting HASA units to NYC 1515, expediting sealed unit openings with NYPD, and expediting one-shot deal applications for supportive housing tenants to reduce court filings.
Sanchez asks Manley for the full universe of units that could benefit from J51 expansion beyond the 310,000 with Local Law 97 limits. Manley agrees to research. Sanchez asks Rico about the administration's response on CHAP exclusions; Rico says they are unsatisfied and want buildings housing domestic violence survivors to be eligible.
Steinberg acknowledges COPA improvements but says additional revisions are needed on lawsuit limits, timeline clarity, and administrative extensions. He strongly opposes Intro 649, arguing existing law already requires ownership disclosure and the bill raises privacy concerns by requiring public disclosure of beneficial owners including minors and passive investors.
Nussbaumer recommends funding one year of stability services for vouchered households to prevent evictions, contracting housing navigators to help voucher holders secure units, and three additional recommendations including allowing nonprofit staff to sign off on City FEPS inspections.
Gomez cites 96,000 people in shelters nightly, 73% of extremely low-income households severely rent-burdened, and only 21% of new affordable units available to extremely low-income households over the last decade. He calls for 12,000 units per year for five years reserved for homeless and extremely low-income New Yorkers.
De la Iglesia describes absentee landlords extracting profit from East New York buildings while tenants live with unsafe conditions, and urges passage of COPA to give community land trusts the opportunity to purchase at-risk buildings and keep housing affordable.
Balgobin describes threats to Indo-Caribbean communities in Queens from speculative corporations and predatory landlords, reports engaging 2,500 community members and collecting 300 postcards supporting COPA, and urges the Council to pass it.
Amal describes a tenant named Enrique trapped in his building by a broken elevator, tenants who organized, called the city, went to court, and withheld rent but still face neglect. He argues COPA would give tenants a real chance to shape what happens when buildings are sold.
Hassan describes how corporations buy rent-stabilized buildings as assets rather than homes, using deterioration as a strategy to push out low-income tenants of color. He argues COPA would disrupt this speculation cycle and allow community ownership.
Jordan urges requiring project labor agreements for affordable housing construction and warns that 485X creates incentives to stay at 99 units to avoid stronger labor requirements. He argues public subsidy should require family-sustaining jobs, not poverty wages.
Grunner briefly connects CM Restler's earlier complaint about subpar new construction to the need for union labor, stating 'if you want better buildings, build union.'
Gilligan urges strict adherence to building codes, opposes plastic piping (PEX) due to Legionella and microplastic contamination risks, warns against creating a 'cheaper, dangerous code for affordable housing,' opposes unchecked modular/prefabrication as transferring work away from New Yorkers, and urges PLAs on subsidized construction.
Palumbo describes the incentive to build 99-unit buildings to avoid construction wage requirements under 485X, arguing this hurts the middle class and that the housing crisis should not be solved by pitting workers against housing.
Sanchez asks for specific recommendations on the 99-unit loophole. Grunner suggests preventing subdivision of parcels to create multiple 99-unit buildings and requiring developers to build what the property can hold. Jordan notes shared foundations and driveways as red flags. Gilligan requests seats on advisory committees. Sanchez asks for written follow-up on shared infrastructure issues.
Azam strongly supports Intro 1015 (J51 reauthorization), noting it would benefit 350,000 homeowners and help them comply with Local Law 97 clean energy transitions. She urges the Council to pass it immediately.
Sickles supports J51 reauthorization, comparing today's modernization crisis to the one that led to J51's original 1955 enactment. She notes rising construction and operating costs, and that as federal and state climate support retreats, J51 becomes even more critical.
Swanson describes 6,000 homeless youth with only 1,000 shelter beds, asks DOB to create exceptions for overnight sleeping in drop-in centers, and requests a priority review process for nonprofit housing providers. She reports 20 newly developed beds sitting empty for months while 450 youth wait, due to DOB approval delays.
Connors supports Intro 657 (Safer Homes Act), Intro 178 (Office of Conversion Assistance), and the housing plan's inclusion of shared housing and citywide TOD. He urges the Council to ensure more housing is built near transit and that wealthy neighborhoods stop being 'frozen in amber' at the expense of communities of color.
Sanchez asks Swanson if she has experience with DOB's third-party inspector pilots. Swanson says they have not but supports anything that speeds up approvals.
An unnamed Mason Tenders speaker describes how labor brokers charge clients $30-50 per hour per worker while paying workers near minimum wage, relying on mass incarceration and poverty to suppress wages, and urges the city to take a 'no labor broker pledge' and expand the $40 CJA wage standard.
George describes inconsistent NYCHA processes where some developments vote on PACT/Trust/Section 9 options while others are selected for PACT without resident votes, creating confusion and distrust. He urges requiring transparent resident elections before any major conversion model proceeds.
Favor describes how the Construction Justice Act is already working with responsible developers paying $40/hour, but some developers use labor brokers paying poverty wages on subsidized projects. He specifically names Marin Workforce/Apex Labor Solution working on Hudson Companies projects, noting some workers live in shelter while building affordable housing.
Williams shares her personal experience winning a $1.5 million settlement for sexual harassment at a labor broker company, describes being paid $15/hour while pregnant and miscarrying without health insurance, and urges enforcing the Construction Justice Act to protect vulnerable workers from predatory labor brokers.
Kaprowski notes older adults are mentioned only twice in the plan, warns that the 1,000-unit senior guarantee is unclear on which program it falls under, that SARA financing has stalled due to Section 8 shortfall, and urges the city not to abandon 100% senior housing in favor of multi-generational models.
Rayside shares his personal story of moving from a low-wage labor broker to union construction, describing the economic stability, dignity, and safety he gained. He argues publicly funded projects should not use low-wage labor brokers.
Rodriguez describes working for labor broker Marin on affordable housing projects developed by Hudson Companies, making $21/hour with inconsistent pay, delayed paychecks, and fear of speaking up about safety or treatment for fear of losing work.
Perry shares his story of eight years incarcerated and three years in shelter before finding construction through Pathways to Apprenticeship and Local 79. He urges the city to ensure the housing plan creates middle-class jobs, not poverty-wage labor broker positions, especially for people coming home from incarceration.
Baker describes witnessing landlords abandoning tenants to mold and cold for profit, and how Our Bronx has successfully intervened in buildings like 2205 Davidson Avenue using community land trust models. He urges passage of both COPA and the Safer Homes Act.
Thomas describes years of no heat, broken elevators, water leaks, stolen packages, roaches and mice at her building, and recounts being told by the owner's son to 'move' if unsatisfied. She urges passage of COPA and the Safer Homes Act.
Tenko, a 64-year Bronx resident, describes 16 years of inconsistent heat, broken elevators, and leaks under owner Ved Park Cash, who was named one of the worst landlords. He states that if COPA and Safer Homes had been in place earlier, his building might not have ended up in its current state.
Garcia describes Safer Homes as intervening when landlords fail and buildings fall into severe distress, and COPA as breaking the cycle when buildings change hands. He argues both bills address the housing crisis at two critical points and urges passage.
Sanchez clarifies that 3435 Giles Place is under a stipulation agreement requiring the owner to address B and C violations, with two buildings being sold and the rest under monitoring. She asks tenants to keep her office posted on progress and notes the Trigold transfer.
Garcia, a 25-year Bronx resident, describes a crumbling roof, leaks in every rain, and slow repairs under new owners. She urges passage of COPA and the Safer Homes Act to remove negligent landlords and improve building conditions. Testimony delivered in Spanish with translation.
Eligio describes mold, collapsed ceilings, cockroaches, and a son with allergies, noting the building was sold overnight without tenant knowledge. She argues COPA would have given tenants and community organizations a chance to participate before the building passed to a new landlord. Testimony delivered in Spanish with translation.
Solorzano, representing Fundación Venezuela Nueva Esperanza, argues that housing must come with employment, training, and community building, not just repairs. He sees COPA as an opportunity to preserve communities and fight displacement, urging the city to build housing and community together. Testimony delivered in Spanish with translation.
Atheneos argues that government policies (frozen rents, rising expenses, housing court delays) create the financial distress that triggers COPA eligibility, then the government uses that distress to justify transferring properties. He urges preserving the economic viability of small property owners rather than regulating them into distress.
Dunbar endorses COPA for creating tenant ownership opportunities, supports J51 reauthorization for Local Law 97 compliance, and urges the city to be more ambitious on affordable homeownership production beyond the 4% minimum, including through the Our Home program and CLT operating funds.
Rabinovich thanks CM Banks for the electronic registration bill, describing how HPD loses paper registrations while always cashing the $13 fee. He opposes Intro 649, arguing ownership is already documented with HPD and DHCR, and lobbies are not the place to list beneficial owners who have no operational role.
Karuma, a lifelong Bronxite, describes 217 violations in his building in one year and argues the housing crisis is total, pressing on every household. He urges the committee to lead by passing COPA, giving community organizations a real say in building management.
Hirsch announces the successful removal of a negligent landlord from 88 homes in Crown Heights after nearly a decade of tenant organizing, HPD enforcement, and legal services. She argues COPA and Safer Homes could have intervened years earlier, before total abandonment occurred.
Spisak, coordinating the NYC Community Land Initiative, argues COPA is proven in San Francisco, carefully adapted to NYC context (covering under 300 buildings sold last year, about 1% of transactions), and backed by a broad coalition including labor, CDFIs, and hundreds of tenant associations. He states 'COPA has the votes' and urges passage.
Peterson, a 42-year resident of 2170 University Avenue, describes fighting for repairs, high rents, and neighbors who don't know their rights. She testifies in support of COPA to give residents the opportunity to own and manage their buildings and stay in their community.
Davis describes COPA as protecting buildings from large investors and Safer Homes as holding landlords accountable for dangerous conditions. She envisions a Bronx where families stay in their communities, seniors remain in their homes, and tenants have a real voice in housing.
Santiago, a lifelong Bronxite and Community Board 7 member, argues that New Yorkers pay enough rent to buy their apartments twice over and should have a renting-to-buy option. He advocates for COPA to allow New Yorkers to stay in their communities for life.
Abinder presents data showing nearly 200 Bronx buildings selected for AEP more than once, over a third of COPA-eligible buildings in Sanchez's district sold in 10 years, and 148 multifamily foreclosure filings in the first nine months of 2026. He urges passage of both COPA and Safer Homes.
Schneider presents data showing 80% of buildings in East New York/Brownsville purchased by outside investors, and that over 75% of COPA-eligible buildings are in majority Black and Brown communities. He argues COPA is a targeted tool for both housing and racial justice.
Tatarski contrasts tenant experiences under predatory landlords with the Cooper Square CLT model, where residents pay below-market rents and have democratic control over repairs. He argues COPA would expand this model and give tenants a fair chance at preservation before buildings are lost to speculation.
Poole represents the Council of New York Cooperatives and Condominiums, noting over 730,000 co-op and condo households in the city. She argues these homeowners were largely excluded from the Block by Block plan, thanks the Council for J51, and raises concerns about Thornton Tomasetti report recommendations not helping older co-ops.
Wolf shares the story of Luis, a 30-year Queens tenant whose child faced danger from falling paint chips and whose family went without heat. He argues COPA gives vetted nonprofits a fair opportunity to purchase distressed buildings and keep them safe and affordable, urging passage.
Butler describes working on concrete conversion projects for $25/hour while struggling to pay for health insurance, facing silica dust exposure, delayed paychecks, and near-miss safety incidents. He argues workers on complex conversion projects deserve $40/hour protections.
Andrade describes injuring his foot on a non-union demolition job, being told by his supervisor not to report it, and relying on public hospital care because he had no insurance. He urges the city to enforce the Construction Justice Act and not exclude workers on office-to-residential conversions. Testimony delivered in Spanish with translation.
Gonzalez Duran describes accumulating $30,000 in medical debt from an emergency appendectomy while working non-union, contrasting it with full coverage through his union. He urges full enforcement of the Construction Justice Act to lift subsidized housing construction workers out of poverty.
Fang, representing 750,000 AARP members in NYC, notes older adults are the fastest growing homeless population, with 60% of older renters rent-burdened. He argues COPA would help older adults age in place by preserving affordable housing and preventing displacement from neighborhoods they've called home for decades.
Smith, representing WFSSH which serves 2,500 extremely low-income older adults, warns that the housing plan does not address senior needs at scale. She urges the city to find alternative subsidies for SARA housing during the Section 8 shortfall and not abandon 100% senior housing.
Davidson, representing a housing rights legal services organization in Brooklyn and Queens, describes seeing predatory landlords force out families for profit daily. She argues COPA evens the playing field for qualified nonprofits to compete for at-risk buildings and provides a secure bedrock for communities.
Daniel delivers an unconventional testimony about electronic registration requirements for dwelling deeds, insurance certificates, and property tax allocation, providing his contact information for legal questions.
Colon, a lifelong South Bronx resident and lead housing organizer at Our Bronx, describes her daily commute struggles including a $100 bus ticket for being unable to reach the fare scanner, and connects this 'tax on poverty' to the systemic neglect tenants face. She urges passage of COPA and the Safer Homes Act.
Sochi describes working with tenants whose buildings face foreclosure, explaining that tenants live through the consequences but have no input on decisions. She describes spending hours researching court documents to explain situations to tenants, and argues COPA and Safer Homes provide needed intervention pathways.
Sikora praises J51 as fantastic for helping working-class co-ops comply with Local Law 97 while saving money and creating jobs. He urges expanding the $2 million heat pump budget to $20 million and supports COPA. He also compliments the sergeants for being nice.
Nurse, returning to testify as a member of the public, raises foreclosure fraud, deed theft, and predatory equity as deep issues affecting Black and Latino homeowners for generations. She calls for 'clean hands' requirements and state and federal involvement to stop fraud.
Sanchez announces she must leave to pick up her children and hands the chair to Council Member Carl Wilson, who will call remaining panels and remote testimony.
Delaney, a CASA community leader, describes unsafe living conditions, building sales without tenant notice, and the need for lower insurance costs, self-certification for repairs, and wraparound services. She urges passage of COPA and Safer Homes to allow New Yorkers to age in place.
Lee, from Volunteers of America, urges using every tool to address housing instability, supports the match pilot program, calls for HPD headcount investments especially for CHAP given the limited fiscal year timeframe, and supports COPA and Banks' registration bill.
King-Mattis, an East New York property owner and CLT member, argues housing is increasingly treated as a commodity by professional real estate investors rather than as community assets. He supports COPA as structurally empowering organizations that understand housing as community assets.
Escoto, a tenant leader at 1187 Anderson Avenue in the Bronx, describes six years of bed bugs, rats, no heat, and no hot water. Her building was sold on February 1, 2026 with no tenant notice, and the new owner immediately started court cases. She argues COPA would have given a nonprofit the first opportunity to buy the building.
Mackey, an organizer and community leader, expresses frustration at testifying repeatedly for COPA over years, references former Mayor Adams' veto of the bill, and demands the Council pass COPA, saying tenants are 'sick and tired of being sick and tired' of living in slum conditions.
Valderrama, a campaign organizer with We Stay/Nos Quedamos in the South Bronx, describes COPA as creating a qualified list of mission-driven nonprofits with a right of first refusal for at-risk buildings, noting over one-third of New Yorkers are rent-burdened and over half in the South Bronx.
Korczak, SPONY board president, thanks CM Banks for the electronic registration bill and CM Salaam for Intro 717, but opposes COPA, arguing government policies create financial distress that then justifies COPA intervention. She also opposes Intro 649, noting federal and state corporate transparency laws already collect ownership data securely.
Wilson supports Intro 649 based on her personal experience of being displaced from her apartment of 30 years through a partnership with UHAB and BFC, arguing that disclosure requirements should be included in COPA to prevent vetted developers from making mistakes that harm tenants.
Shaw describes Chinatown's housing crisis, with 15% homeownership rate, 1,150 evictions in 2024 (five times neighboring Lower Manhattan areas), and immigrant tenants facing language barriers. He argues COPA gives tenants and nonprofits tools to fight speculative buyers and preserve affordable housing.
Johnson opposes COPA, calling it unconstitutional and a 'communist bill' that allows the city to take properties from landlords. He supports the Safer Homes Act (Intro 657) and raises concerns about 248 Arlington Avenue building conditions.
Rivera argues New York cannot build its way out of the affordability crisis, that preserving existing affordable housing is more efficient, and that COPA gives certified nonprofits a real chance to compete for at-risk buildings. He notes the model's success in San Francisco and over five years of Council deliberation.
McCleary, a staff attorney at Goddard Riverside's law project, describes working with distressed buildings where landlords are negligent or claim inability to afford repairs. He argues COPA would ensure the next owner is communicative and accountable, and sees it as infrastructure to incentivize more responsible ownership.
Ems raises concerns about Resolution 519, the largest tax exemption ever awarded for preservation housing, costing $359 million to Cedar Bridge Management. He argues the owner should not receive such exemptions and raises concerns about payments to individuals who provided material support to terrorist organizations.
Council Member Carl Wilson, having presided over the final public testimony panels and remote witnesses, checks for any remaining registered speakers, finds none, thanks the administration and public, and adjourns the hearing.