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New York City Council
Oversight - Older Adult Centers at NYCHA Facilities
Read summaries and jump into the video at the segment start.
Chris Banks opens the joint hearing of the Committee on Public Housing and Committee on Aging. Council staff gives instructions about electronic devices and appearance cards. The chair is invited to begin.
Susan Zhuang begins by noting a tradition of showing photos from senior centers, but says many centers are afraid to submit pictures. She introduces herself as Chair of the Aging Committee and thanks attendees for the oversight hearing on older adult centers in NYCHA facilities. She thanks co-chair Chris Banks.
Zhuang says OACs provide hot meals, community, and physical and mental well-being. Staff and caseworkers help with services, deed theft education, and elder abuse prevention. She emphasizes these centers help older adults live safely.
Zhuang says OACs face unique challenges when aging infrastructure fails, especially in NYCHA properties. Leaking roofs, failing pipes, HVAC systems, and fire panels disrupt services and can threaten safety. Providers often struggle to remain open.
Zhuang says providers report an unclear division of labor between NYCHA and DFTA when repairs are needed. Some are left to handle damage like burst pipes through their own fundraising. She notes providers can face FDNY fines for unsafe conditions they cannot repair.
Zhuang says the hearing aims to clarify how OAC providers can get needed repairs and where collaboration has failed. She thanks Commissioner Lisa Scott McKenzie and COO Eva Trimble for attending. She looks forward to hearing how the council can help agencies overcome hurdles.
Zhuang describes Intro 1083, sponsored by Councilmember Hudson, which would require a financial literacy advisor in each OAC for at least 20 hours a month. Advisors would provide information on financial literacy, end-of-life preparation, taxes, and avoiding scams. She thanks Hudson for her leadership.
Zhuang thanks her staff and committee staff for preparing the hearing. She recognizes Council Members Anna Strong, Marte, and others attending in person or on Zoom. She then yields to co-chair Chris Banks.
Banks thanks Chair Zhuang and welcomes attendees to the joint hearing. He introduces himself as Chair of the Public Housing Committee. He says older adult centers are critically important for thousands of older New Yorkers, especially public housing residents.
Banks says OACs are forced to provide services in neglected and disrepair conditions. He lists leaking ceilings, broken elevators, pest problems, mold, outdated kitchens and bathrooms. These conditions sometimes force OAC services to be suspended or halted.
Banks says NYCHA has a poor track record maintaining buildings, including facilities used by OACs. While NYCHA has been under federal monitorship since 2019 for residential habitability, there is no such monitor for commercial facilities leased to community providers. He has heard countless complaints about persistent repair problems.
Banks says lack of clear communication about NYCHA versus OAC responsibility causes delays. Some OACs pay for repairs themselves to resume services instead of waiting months for NYCHA. He appreciates NYCHA's stated efforts but says actions must deliver.
Banks says the hearing should establish clarity on how OACs can get timely repairs from NYCHA. He wants to understand the distinction between DFTA and NYCHA responsibilities and what can be done now for immediate relief. He also wants to hear how NYCHA handles repairs during PACT conversions.
Banks thanks his staff Michael Lambert, Kyle Graham, and committee staff Jose, Samia, Charles, Spencer, James, and Noah. He says he wants to work together so older NYCHA residents can live with dignity and community.
Zhuang thanks Banks and announces the next panel of older adults and NYCHA residents. She calls Sarah Morgage as the first witness. This is a procedural transition.
Sarah Morgage testifies as a board member of Riverstone Senior Life Services. She notes she previously worked for Councilmember Robert Jackson and now works at Literacy and Community. She describes Riverstone's location in Washington Heights and its engaging older adult programming.
Morgage says Riverstone offers art classes, pool tables, social services, and a health homes program. It uniquely operates the borough's only bilingual adult day program for dementia. Riverstone turns 40 this year and has been housed at NYCHA's Senior Development at 99 Fort Washington Avenue the whole time.
Morgage explains that under NYCHA management, Riverstone had no rent as a mandated service. Under RAD, the landlord is now a private developer, Pact Renaissance Corporation. She says the relationship has been contentious and nonprofit providers are an afterthought.
Morgage says PRC caused water damage and insisted repairs be claimed against Riverstone's policy. This led to dropped coverage and a deductible increase from $1,000 to $25,000 per incident. Riverstone was without property liability insurance from November 25 through February 26, and later coverage was canceled due to illegal fire panels PRC refused to remove.
Morgage says DFTA initially assured signing a lease was voluntary, but that was reversed and PRC is pressuring Riverstone. The agreement includes eviction if Riverstone fails to maintain insurance coverage, which PRC caused them to lose. She says the template from NYCHA appears framed for for-profit enterprises.
Morgage says the conflict has diverted staff and board time from running the older adult center. She describes PRC as a bottom-line enterprise that underbudgeted its Manhattan RAD properties. PRC once said it needed investor approval to replace a faulty HVAC system, so Riverstone paid for the repair.
Morgage thanks the committee and says she is happy to answer questions about Riverstone's experiences. She offers her organization's involvement in formulating next steps. Chair Zhuang thanks her.
Patricia Lynch testifies as Older Adult Supervisor at Millennium Development. She says they operate three older adult centers in NYCHA facilities, with a fourth opening next month. She thanks Councilmember Banks and NYC Aging for supporting their programs.
Lynch says older adults come to centers for friendship, meals, activities, and belonging. She says centers work to feel like a second home but constantly deal with building issues with no clear resolution. Leaks and lack of heat force closures of sections and disrupt programming.
Lynch says the main challenge is lack of communication, accountability, and responsibility when problems arise. Providers make calls and emails, get directed from person to person, and time passes without resolution. She says someone must take responsibility for seeing an issue through to the end.
Lynch says RAD/PACT transitions involve budgets and contracts, but the dollar amount can overshadow the people affected. Older adults do not see contracts or management companies; they only know their center is not what it should be. She says behind every repair request is a person.
Lynch says none of their current locations have a place of assembly, and many OACs in NYCHA facilities lack formal MOUs or leases. This affects their ability to make improvements, and capital projects can be delayed. OACs are often written up by NYC Aging and FDNY while older adults lose out.
Lynch says providers are not pointing fingers but need better communication, clear responsibility, and genuine commitment. When there is a leak or no heat, someone must own the issue until resolved. She says older adults should not be caught in the middle of systems that do not communicate.
Lynch says older adults have given much to their families and communities and should enjoy their centers without worrying about building conditions. She says aging in place requires caring for the places they depend on. She thanks the committee for the opportunity to speak.
Council staff asks administration representatives to raise their right hands and affirm to tell the truth. Dr. Lisa Scott McKenzie, Eva Trimble, Kathleen Karadi, and Abigail Fradkin are sworn in. They are told they may begin when ready.
McKenzie introduces herself as Commissioner of the New York City Department for the Aging. She says there are 105 OACs primarily serving NYCHA residents across the five boroughs. She notes OACs provide more than 6.3 million meals and connect older adults to workforce, mental health, and elder justice services.
McKenzie says NYC Aging understands unique repair challenges in NYCHA buildings and works with NYCHA to address complaints. She is joined by NYCHA COO Eva Trimble. The Bureau of Community Services oversees 300-plus OAC and NORC programs and works closely with NYCHA.
McKenzie says NYC Aging has managed OACs in NYCHA facilities since the agency's founding. The first OAC in the nation, William Hodson Older Adult Center, is at Daniel Webster Houses. Additional OACs came from NYCHA to NYC Aging during the Bloomberg administration and again in 2018-2019, with no centers closed.
McKenzie says OACs report issues to NYCHA's Customer Contact Center and receive a ticket number. NYCHA addresses issues through property management or vendors based on complexity. Major issues like roof leaks or flooding are triaged differently based on severity.
McKenzie says NYC Aging and NYCHA liaison Agnes Mack reviews open tickets and needs at individual centers. If a ticket remains open, a second inquiry or visit to the property manager escalates the complaint. NYC Aging can raise issues to NYCHA's Office of Public-Private Partnerships.
McKenzie says NYC Aging completed 56 projects across the OAC portfolio in FY26, many made possible by a $5 million council grant. Collaborations with NYCHA included a kitchen renovation at Bronx River OAC and roof and AC replacement at Samuel Tilden OAC. She says these improvements are impactful.
McKenzie says federal investment in NYCHA facilities is needed as the older adult population grows. About one-third of the OAC portfolio is in NYCHA facilities. NYCHA and NYC Aging teams have committed to meeting quarterly to address persistent and acute issues.
McKenzie says NYCHA pursues RAD through PACT programs. When a development converts, OACs remain with licensing agreements between them and the new landlord. The agreement outlines space needs and interaction between provider and landlord. NYC Aging approaches transitions on a site-by-site basis.
McKenzie says NYC Aging takes seriously NYCHA's relationship with resident association presidents. OACs are required to maintain advisory councils of older adult participants who hear complaints and suggestions. NYC Aging recently convened the first-ever meeting of NYCHA RA presidents to address longstanding issues.
McKenzie says Intro 1083 would require the Commissioner of Aging to designate at least one financial literacy advisor in each OAC for at least 20 hours a month. NYC Aging agrees with the intent to improve older adults' financial livelihood. The agency is reviewing concerns and looks forward to discussions.
McKenzie says NYC Aging is pleased to serve nearly 150,000 older adults through OACs, including in NYCHA developments. She says NYC Aging and NYCHA have a strong relationship and will continue strengthening it. She turns the testimony over to NYCHA Chief Operating Officer Eva Trimble.
Eva Trimble introduces herself as NYCHA Chief Operating Officer. She says NYCHA campuses are home to 77 older adult centers, with an additional 28 at PACT developments. These sites offer recreational, health, community, and cultural programs for NYCHA residents and other seniors.
Trimble says NYCHA and service providers share responsibility for maintaining centers. NYCHA is generally responsible for building systems and coordinating repairs, while providers handle interior maintenance. The PACT program is a critical tool for comprehensive modernization of community centers and apartments.
Trimble says NYCHA joined the mayor and Edenwald Houses Resident Association to celebrate the reopening of Edenwald Senior Center after 25 years. NYCHA participates in the Cabinet for Older New Yorkers and connects seniors to services. The HUD-funded Elderly Safe at Home program offers on-site assistance, home visits, and workshops.
Trimble says NYCHA is proud of its work supporting older adults aging in place with dignity. She says NYCHA is eager to do more in partnership with NYC Aging and the City Council. She offers to answer questions.
Zhuang asks how many seniors are served by the 105 NYCHA OACs. McKenzie answers that 12,686 older adults receiving NYC Aging services live in NYCHA across all programs, including OAC participants. Zhuang expresses surprise at the number.
Zhuang asks what challenges OAC providers in NYCHA facilities report as unique. McKenzie says repair and maintenance issues are not unique because many old buildings have needs. She says NYC Aging has completed 88% of smaller "just do-it" repairs through quarterly meetings with NYCHA leadership.
Zhuang asks what the process is if there is a leak in a senior OAC in a NYCHA building. Trimble says providers first file a work ticket through NYCHA's Customer Contact Center. NYCHA sends a maintenance worker to assess; roof or major pipe leaks are NYCHA's responsibility, while leaks inside the center are the provider's responsibility.
Zhuang asks if Trimble is familiar with LaGuardia and Dyckman Older Adult Senior Center. She says she heard they have a second-floor pipe leak that has not been fixed for years, requiring a bucket when someone showers. Trimble says she can follow up and will check whether it is on their repair list.
Zhuang asks who makes proposals and how NYCHA is looped in when opening a new OAC in NYCHA property. McKenzie says all centers are contracted through an RFP process, and NYC Aging has an OAC RFP scheduled for later this year. New sites would follow the same RFP and contract process.
Zhuang asks if there is a plan to expand the number of OACs within NYCHA facilities as the older adult population grows. McKenzie says NYC Aging has looked at where older adults reside and provided heat maps to council partners. The new RFP process will help identify needs and potential new centers, but nothing is determined yet.
Zhuang asks what metrics or evaluation processes assess the impact of OACs on older adults in NYCHA housing. McKenzie says NYC Aging uses several metrics reported in the Mayor's Management Report and other reports. She mentions surveys on food and programs and recent food town halls.
Zhuang asks what services NYC Aging provides in those locations. McKenzie says many services are provided. She elaborates on food surveys and town halls, noting older adults have given feedback on plant-based meals. Brooklyn's food town hall is scheduled for tomorrow.
Zhuang asks if there are staff shortages or challenges retaining qualified staff at NYCHA-based OACs compared to other OACs. McKenzie says she has not heard specifics about staff not wanting to work in NYCHA facilities. She praises the mission-driven commitment of OAC staff.
Zhuang asks how many case managers are present at OACs in NYCHA facilities. McKenzie says she will have to get back with the number but says staffing is adequate at most centers. She has heard of one or two centers recruiting additional case managers.
Zhuang asks if case managers at NYCHA OACs receive specialized training for the unique experience of older adults in NYCHA housing. McKenzie says all case managers receive customized training based on the site and population served. That extends to NYCHA facilities.
Zhuang asks what the difference is between a case manager working in a NYCHA facility and one not working in a NYCHA facility. McKenzie says training is not based on the facility but on the population served and their unique needs. She says they do not base training on the facility type.
Zhuang asks about the administration's long-term vision for OACs in NYCHA property and how it aligns with supporting the aging population. McKenzie says there is a strong commitment to support older adults and help them live with dignity and respect. She says OACs should be welcoming, safe, and functional.
Zhuang says McKenzie's answer is general and asks for a more detailed vision, such as more food pantries or caseworkers. McKenzie cites food pop-up produce events in August that distributed over 18,000 bags of fresh produce. She says NYC Aging plans to repeat this for the holiday period with 20 pop-up locations.
Zhuang asks how many food bags NYC Aging provides to NYCHA facility senior OACs. McKenzie says they can break that out but did not for this meeting. She notes older adults can pick up food bags at any site regardless of where they live.
Banks asks if any OACs on NYCHA property are considered common areas or commercial spaces. Trimble says they are not commercial spaces; they are community spaces. Banks confirms they are community spaces.
Banks asks if OAC providers are considered tenants. McKenzie says OAC providers are not tenants. Banks notes there is no agreement between them.
Banks asks about dual-use community centers with youth on one side and seniors on the other. He asks if there is any internal framework or agreement between the agencies or entities occupying the center. Trimble says they can check specific co-location sites, but generally there are some license agreements for OACs and mostly no leases.
Banks asks about the specific status of OACs and providers and how it affects NYCHA's work with them. Trimble says NYCHA works closely with NYC Aging and providers to coordinate repair and programming issues. Staff meet regularly, and information is shared through multiple channels.
Banks asks if there have been scenarios where NYCHA or DFTA had to mediate a controversy between a youth provider and an aging provider. McKenzie says she is not aware of any instances. She says the sibling agencies have good relationships and open communication.
Banks asks specifically about responsibilities. McKenzie says it depends on the site, and a handful have different agreements. She says providers are clear that minor repairs inside the site are their responsibility.
Banks asks how many facility-related complaints were filed by OACs in NYCHA buildings over the past year and how many were resolved. Trimble says approximately 1,700 work orders were submitted by older adult centers. Almost all were closed and completed by NYCHA, with about 250 still open, some pending responsibility determination.
Banks asks if the 1,700 repair tickets are differentiated between the aging side and the youth center side in dual-use centers. Trimble says she is not familiar with how many co-location sites exist. She confirms the 1,700 number is specifically from older adult centers.
Banks asks if there is a breakdown of the facilities for the outstanding 250 tickets. Trimble says they can send that information. Banks moves on to ask about DFTA evaluating infrastructure concerns.
Banks asks if DFTA evaluates infrastructure concerns at NYCHA and coordinates with NYCHA. Trimble says staff meet every two weeks to review open repair requests using a shared tracker. Most repairs come through the CCC; NYCHA assesses and determines responsibility.
Banks asks OAC staff to describe the process for reporting a facility or maintenance issue in a NYCHA facility. Trimble says they call the CCC, NYCHA sends a maintenance worker, assesses the condition, and determines next steps. Banks notes NYCHA has said staff can escalate to the neighborhood administrator if a ticket stays open.
Banks asks about average response time for maintenance and repair requests at OACs and how they are prioritized. Trimble says the average response time is about 12 days. Repairs face similar prioritization as residential units, with leaks and flooding highest and life-health-safety conditions prioritized.
Banks asks about the public housing liaison role since 2021, who the liaison is, how many staff support them, and how often they engage with DFTA and NYCHA. McKenzie says a senior director serves as NYCHA liaison with two or three support staff. The liaison meets biweekly with NYCHA, and senior leadership meets quarterly.
Banks asks what determines whether a NYCHA facility-related complaint is logged into the Older Adult Center Metrics Report under Local Law 140 of 2018. McKenzie says any safety concern or anything that disrupts operations would be reported. She says 88% of "just do-it" complaints have been addressed, but some tickets remain open.
Banks says OAC staff spend hours navigating facility requests and are unsure which agency is responsible. Some report DFTA and NYCHA engage in finger-pointing. He asks which agency handles which infrastructure and repair requests and how they work together.
Trimble says she is troubled to hear providers report finger-pointing and says the relationship with NYC Aging has never been stronger. Staff meet every two weeks with a shared tracker and make site visits. McKenzie says providers are pleased with open, collaborative talks and know they can lean on NYC Aging.
Banks asks for clarity on what requests are handled by DFTA. McKenzie says DFTA handles minor repairs inside the unit, not capital needs or building systems. She gives examples like a broken doorknob or painting a wall.
Banks asks whether HVAC, ceiling holes, floor tiles, and bathrooms are NYCHA responsibilities. McKenzie says HVAC is absolutely NYCHA, ceiling holes depend on extent, floor tiles may be asbestos and go to NYCHA, and bathroom repairs depend on whether it is a plumbing system issue or minor repair. She says she uses her facilities management experience to decide.
Banks asks if McKenzie is aware of a leak issue at LaGuardia that has been ongoing for two years. McKenzie says they need to check outstanding tickets and notes she recently visited Dyckman and saw no leak there. She says they will look at LaGuardia and get back to him.
Banks asks what instructions DFTA and NYCHA provide to OAC staff about which repairs each agency handles. McKenzie says they meet regularly and review open tickets to determine whether NYCHA or DFTA should handle an issue. She mentions 56 completed projects and says some open tickets may have been resolved by capital improvements.
Banks asks for the list of 56 projects and congratulates NYC Aging on the progress. McKenzie thanks the council for the investment and says they have made good use of the money. Banks says more work remains.
Banks asks if DFTA has a formalized process for following up with NYCHA to ensure repairs are resolved. McKenzie says yes, through the same framework. If an issue is not resolved by the two-week or one-month mark, they develop a corrective action plan.
Banks asks if that process would prevent a situation like a leak going on for two years. McKenzie says it should, and if not, they need to find the gap or deficiency. Banks says a two-year situation means the system is not working.
Trimble says they need to look at the specific condition at LaGuardia. She says it is possible NYCHA repaired a leak and it returned because plumbing systems are old and outdated. She says it may be a symptom of ongoing infrastructure problems, not a failure to respond.
Banks asks what the liaison's role is in the repair process. McKenzie says the liaison is critical and sits in the biweekly meeting with the NYCHA liaison. They go ticket by ticket to ensure resolution or explain why tickets remain outstanding. Reports go to senior leadership quarterly.
Banks asks if the division of responsibility is written anywhere. McKenzie says there are functional job descriptions for the liaison and the council mandated the liaison role. She says they use that framework to meet the needs of older New Yorkers.
Banks asks if there is an agreement between NYCHA and DFTA on the responsibility of the liaison. McKenzie says the current framework is better than waiting for an MOU. She says they meet quarterly, liaisons meet, and tickets are reviewed regularly.
Banks notes NYCHA has said it does not have a repair agreement similar to its DYCD agreement. He asks if that is still accurate. Trimble says yes, that is accurate. Banks asks if NYCHA has sent a proposed agreement to DFTA.
Banks asks if NYCHA has sent a proposed agreement to DFTA and if there is a plan to do so. Trimble says it is an ongoing conversation, but in the meantime they are doing what they would do under an agreement. Staff meet biweekly and leadership meets quarterly.
Banks asks what main hurdles prevent outstanding complaints from being resolved. Trimble says it depends on the nature of the complaint. Significant leaks may require tracing or larger plumbing initiatives, and plastering work has significant delays, potentially six months.
Banks asks if NYCHA tracks OAC tickets separately from apartment or common space repair tickets. Trimble says yes, they are marked to the OAC. Banks asks about average time to resolve OAC complaints.
Banks asks the average time from complaint to resolution at NYCHA OACs. Trimble says average days to close a work order at OACs is 12.8 days. She says information is tracked in NYCHA's internal Maximo system, and providers can look up open tickets on NYCHA's service page.
Banks asks how many OACs were closed for repairs in the past year. Trimble says three centers were closed due to unsafe conditions: Glebe Avenue, Latimer Gardens, and Randall Avenue/Balcombe. Banks asks about remediation updates.
Banks asks about remediation at centers, mentioning Cypress Houses and possible mold or asbestos remediation. Trimble says NYCHA is working on lead abatement at daycare centers. She says priority is to maintain center operations during repairs, but life-health-safety issues like asbestos or lead may require closure and relocation.
Banks asks how many times over the past year or five years an OAC was shuttered due to unsafe infrastructure. Trimble cites three examples: Glebe, Latimer, and Randall Avenue. She says Haber Center in Coney Island closed during Sandy and is still working on reopening, now needing a place of assembly permit.
Banks asks if a provider could make a repair proactively and seek reimbursement. McKenzie says it depends on the type of repair and additional funding sometimes allows NYC Aging to move forward. She says when sites shutter, NYC Aging ensures older adults have alternatives, including transportation to nearby sites.
Banks asks if agencies are aware of OAC providers receiving fines or court summonses due to unresolved infrastructure issues at NYCHA properties. Trimble says they are aware of some violations tagged to OACs, some related to NYCHA repairs and some to provider responsibilities. She says NYCHA meets with providers to determine responsibility and cure violations.
Banks asks for a breakdown of violations. Trimble says there are currently 60 FDNY violations and two DOB violations at older adult centers. Banks asks how NYCHA is working to stop this from happening.
Banks asks how NYCHA will ensure this stops happening. Trimble says they cannot fully stop enforcement agency activities but will work with providers to cure violations once aware. Banks says faster response to complaints would help prevent providers from being dragged into court.
Zhuang thanks Banks and says she will give other council members a chance to ask questions. She calls on Council Member Elsie Encarnación. This is a procedural transition.
Encarnación says she is new to older adult issues and asks basic questions about OAC contracts. She asks how funding is allocated for each center—by enrollment, square footage, or development population. McKenzie says it is all of the above and involves many metrics and parameters; NYC Aging can share the criteria.
Encarnación asks which services in the RFP are mandatory across programs. McKenzie says case management, food delivery, and activities/programs are mandatory, among others. She says NYC Aging will share the full list.
Encarnación notes the OAC RFP is coming soon and asks if there are info sessions that inform the RFP with older adults at the table. McKenzie says absolutely, there were several sessions and a concept paper. NYC Aging is still speaking with advocacy groups and elected officials about concerns.
Encarnación asks how long OAC contracts last and if they vary. McKenzie says they vary but are usually a year or two, later correcting that contracts are for three years with yearly extension options. She says there is oversight, audits, and periodic assessments by program officers.
Encarnación asks what top-line assessment points NYC Aging looks at after awarding an RFP. McKenzie says the assessment points are included in the contract and are not a surprise. She lists safety, volume of older adults served, and complaints or issues.
Encarnación says she is glad NYC Aging is looking at meatless options because seniors in her district do not go to centers on meatless day. She says the alternative options are terrible. McKenzie says older adults have been vocal and some travel to sites serving meat, so NYC Aging wants to meet their needs at preferred sites.
Council Member Amanda Farías asks about the JASA Throgs Neck Senior Center, which closed during COVID, reopened, then closed again due to mold and roof/HVAC damage. She says the center has been without a senior center for six years and asks when repairs and reopening can be expected. Trimble says the center is slated for PACT renovation, with project closing later 2027 and construction soon after.
Farías asks about DFTA's mental health initiative in over 80 OACs and wants the split among boroughs and how many are in the Bronx. McKenzie says she will get back on the Bronx split. She describes on-site services, a hub-and-spoke model, virtual services, and mobile options for sites without space.
Farías says other senior centers are closer but not run by JASA, and asks if Throgs Neck seniors can go to Northeast Bronx Senior Center. McKenzie says any OAC participant can attend any of the 308 programs citywide. Farías notes JASA only transports to Co-op City, and McKenzie says NYC Aging will look into other transportation options.
Farías cites DFTA's latest annual report showing 27 documented complaints about living conditions across 109 OACs in NYCHA-owned property. She asks what kinds of complaints were mainly received, how they were resolved, and how long resolution takes. McKenzie says average resolution is 12.8 days; Trimble says top complaints are paint, floors, walls, ceilings, and doors.
Council Member Crystal Hudson recalls visiting William Hodson OAC at Butler Houses and seeing floorboards coming up, holes in ceilings, and lack of heat. She asks how NYC Aging determines a pipeline for OAC facilities needing capital improvements, whether some are prioritized, and how money moves. Trimble says NYCHA does not have a capital improvement pipeline for OACs; funding typically comes from elected officials for specific sites.
Hudson asks if there are emergency funds for immediate needs. Trimble says emergency immediate repairs are different from comprehensive capital improvements. Life-health-safety repairs are responded to by NYCHA based on severity, but comprehensive improvements depend on allocated funding.
Hudson asks how much has been invested or set aside for William Hodson OAC. Trimble says she is not sure if she has that information for the specific center but can check and get back to her. Hudson asks her to follow up.
Zhuang follows up asking whether leaks are emergency funding or regular capital. Trimble says it depends. Most leaks are repairs NYCHA will respond to, especially leaks from above in piping or roof. Leaks inside the center, like under a sink, are the provider's responsibility.
Council Member Gale Brewer asks how RAD/PACT conversions impact repairs at OACs. Trimble says NYCHA works to include comprehensive modernization of centers in PACT financing, but it is not always possible. Section 8 rents cannot support community center renovation, so city subsidy is required.
Brewer asks how many conversions have included senior centers where NYCHA was able to do that. Trimble says she can confirm that number for her. Brewer moves to another question.
Brewer notes it took five years to get the kitchen at Clinton at Harborview and asks how NYCHA handles proactive requests for new things. She asks how they plan for more seniors and needs like expansion or kitchens. McKenzie says NYC Aging has a running list of projects they are seeking funding for and will share it with the chair.
Brewer asks what metrics are used to assess the well-being of OAC infrastructure. McKenzie says DFTA uses an environmental checklist including leaks and plumbing, and program officers perform assessments. She says the information is included in the evaluation process and public portal. Trimble says NYCHA tracks open work orders and has a physical needs assessment estimating over $900 million in OAC capital needs.
Brewer notes many centers have apartments above them and asks if individual apartment complaints are part of the discussion. McKenzie says DFTA only gets involved if it impacts the center, like a leak. She says caseworkers would escalate NYCHA-related issues for older adults through the biweekly meetings.
Council Member Lincoln Restler asks about the status of a pause on council allocations for NYCHA capital projects a few years ago. Eva Trimble calls up Deputy Chief Asset and Capital Management Officer Abigail Fradkin. Fradkin says NYCHA is accepting all council capital funding now; a temporary pause due to staffing shortage has been resolved.
Restler says Brooklyn Borough President allocated $6 million in FY24 for upgrades to older adult centers, primarily on NYCHA campuses, but has received no updates. He asks if it is standard to have no updates two years later. Fradkin says that is not standard and asks for the specific list to look into it. Restler says he will provide it and expects updates this week.
Council Member Chi Ossé asks how the lack of federal investment in public housing tangibly impacts older adult centers on NYCHA campuses. Trimble says HUD appropriations were cut by 14% last year, making it harder for NYCHA to maintain operations. Repair needs at OACs compete with the same plasterers and plumbers needed for resident apartments, so response times may lengthen.
Ossé asks how many HVAC inspections NYCHA conducts at older adult centers, especially in his district, and how often. Trimble says NYCHA does not conduct HVAC inspections; HVAC is mostly the provider's responsibility. McKenzie adds that NYC Aging performs pre-tests before cooling and heating seasons and has not identified issues preventing heat this winter.
Ossé asks how often mold inspections occur at older adult centers. Trimble says NYCHA inspects based on a mold request work ticket and will provide the response timeframe. McKenzie says DFTA does surface inspections during environmental checklists but asks NYCHA to confirm mold.
Zhuang asks how power outages at OACs are handled. Trimble says NYCHA emergency services works with providers, sends robocalls, and coordinates with NYC Aging to make accommodations. During this summer's outages, they sometimes referred people to nearby centers. Zhuang asks if NYCHA or DFTA handles it; Trimble says it is a partnership.
Zhuang asks if all OACs on NYCHA campuses are ADA compliant. Trimble says no, they are not all ADA compliant. Zhuang asks if there is a plan to bring facilities up to standard. McKenzie says as many as possible, but it requires capital investment; interim measures are used where needed.
Zhuang asks if ADA compliance can be put in next year's budget. McKenzie says if the council is willing, absolutely. Zhuang asks how many of the 105 NYCHA OACs are not ADA compliant. Trimble says they do not have that number but can see if they have the information.
Zhuang asks how DFTA coordinates with NYCHA to ensure ADA compliance and make necessary changes. McKenzie says through capital enhancements and available funding. Zhuang asks for details on funding needed, how many centers are compliant, and costs. McKenzie says not at the moment; they would need to assess each site with NYCHA.
Zhuang asks what security protocols protect older adults at OACs on NYCHA property. Trimble says NYCHA does not provide security at OACs. McKenzie says most sites collaborate with NYPD for patrols and use door locking mechanisms, intercoms, or swipe systems. Staff receive training and communicate with NYPD about neighborhood issues.
Zhuang asks for an outline of the current state of facilities housing OACs and measures taken to address infrastructure concerns. She asks how many are in good condition versus not. McKenzie says they can share that information but do not have it on hand today.
Zhuang cites reports that Latimer Gardens OAC, serving around 700 seniors, was closed due to persistent roof leaks. She asks how NYCHA and DFTA responded. Trimble says the facility was closed and programming relocated. Fradkin says the roof project is not currently funded; if funded, it would take about four years.
Zhuang asks if there is a plan to inspect every OAC on NYCHA campuses to prevent similar situations. Trimble says there is no plan to inspect each site, but NYCHA's physical needs assessment estimates OAC capital improvement costs at approximately $900 million. Zhuang then asks for borough breakdown of the 105 OACs.
Zhuang asks how many OACs are in each borough. Trimble says the 105 breaks down as Bronx 26, Manhattan 30, Brooklyn 35, and Queens/Staten Island 14. Zhuang confirms Brooklyn has 35. She then asks how many are at PACT sites versus Section 9.
Zhuang asks how many OACs are at PACT sites and how many remain in Section 9. Trimble says 77 centers are in NYCHA's Section 9 portfolio and 28 are in the PACT portfolio. As PACT conversions continue, the number in Section 9 will decrease and PACT will increase.
Zhuang asks how many older adults are served by OACs on NYCHA property. McKenzie provides citywide breakdown: Bronx 8,212 (35.5%), Brooklyn 8,314 (22.3%), Manhattan 14,540 (41.7%), Queens 6,490 (14.1%), and Staten Island 2,095 (32.8%). Zhuang then asks for meal and mental health service breakdowns.
Zhuang asks how many meal services, mental counseling, and other related services are provided in each center or borough. McKenzie says NYC Aging will provide a breakdown. She notes they provide 6.3 million meals overall and will break out mental health services.
Zhuang asks whether older adults typically live in the NYCHA facility where the OAC is located or travel from elsewhere. McKenzie says NYC Aging wishes more participants were residents of the NYCHA facilities, but there has been a dip in participation from people living in the building. Centers are serving more of the surrounding community, and NYC Aging convened tenant association meetings to address barriers.
Zhuang asks the current ratio of staff to OAC members at NYCHA campuses. McKenzie says she does not have the ratio and will get it. Zhuang asks how the city ensures staff meet older adults' needs and what role DFTA plays in staffing.
Zhuang asks how the city ensures staff meet older adults' needs and DFTA's role in staffing. McKenzie says DFTA has staff on site daily, weekly supervisory staff, and the commissioner visits centers. She recently onboarded DFTA's first chief quality officer to analyze data and focus on outcomes.
Zhuang asks if feedback from NYCHA and OACs is shared with NYCHA. McKenzie says yes, at senior leadership meetings they discuss issues impacting OACs and ways to improve. She gives examples: 88% of escalated issues resolved, some faster than 12.8 days, and collaboration on capital projects.
Zhuang asks how often NYC Aging does outreach to engage older adults in NYCHA residents at OACs. McKenzie says on the DFTA side it is continuous. She mentions the first-ever meeting with the tenant association and residents to better understand needs.
Banks returns to fines and asks if an OAC provider pays a fine, are they reimbursed. Trimble says it depends on the specific incident and whether the violation is the provider's responsibility. Banks asks about NYCHA-caused violations; Trimble says she is not familiar with reimbursement and NYCHA would work to correct it.
Banks asks if NYCHA coordinates with the new private management company to ensure OAC services are maintained post-rehabilitation. Trimble says yes, NYCHA conducts extensive outreach before conversion and connects community facilities with the incoming development team. Centers do not experience a gap in operations because they are funded by NYC Aging.
Banks says Boulevard Houses had a gap of about a year and a half outside its center, with services moved to an apartment. He asks what NYCHA is doing to assist community entities in getting services back and what conversations are happening with the RAD/PACT partner. Trimble says they are not forgotten and work to ensure continuity, but relocations may be needed during modernization.
Banks asks if the deals or agreements for community centers in each RAD/PACT program are shaped the same. Trimble says no, they are very deal-specific. Banks then asks how many of the 28 PACT developments have been rehabbed.
Banks asks how many of the 28 PACT developments have gone through renovation. Trimble says she will have to get that number. Banks asks if rehab of community centers is part of the agreement or a requirement. Trimble says it is not required, but it is always NYCHA's intent to improve community spaces alongside apartments.
Banks asks how the RAD/PACT partner deals with needed investments in centers that have not been rehabbed. Trimble says the new landlord would be responsible for making repairs to ensure continuity of services. Banks says it is interesting that rehabbing centers is not a requirement.
Banks asks what happens to capital funds allocated by the council for an OAC site if the development later transitions to RAD/PACT. Trimble says it is case-by-case and eligibility varies. Fradkin says if work has begun, it continues; if not begun, NYCHA works with the funder to determine whether funding continues or is repurposed.
Banks asks if there is a possibility the center could lose funding during a conversion that is supposed to help the development. He notes there may not be enough funding for center rehabs. Trimble says anything is possible, but NYCHA's intent is to leverage all resources for community and residential properties. She cannot guarantee no site has ever lost money.
Banks notes NYCHA has said PAC partners and OAC providers sign lease agreements assigning repair responsibilities. He asks how many are in effect. Trimble says only a handful are in place; it is not required but encouraged. NYCHA shared a template with NYC Aging.
Banks asks if NYCHA monitors compliance with these agreements. Trimble says NYCHA is not a party to those agreements. NYCHA provides oversight of the PACT program and escalates issues about OACs if they arise. Banks asks how many disputes have been reported.
Banks asks how many disputes have been reported. Trimble says she does not have information on any disputes and will see if NYCHA has that information. Banks then asks if there are surveys of centers converted to RAD/PACT.
Banks asks if surveys have been taken at centers converted to RAD/PACT to assess whether the experience has been good or bad. McKenzie says NYC Aging has not surveyed yet, but she has visited some converted centers and older adults were thrilled. She says the environment is greatly enhanced by RAD/PACT.
Zhuang asks about large city capital funding for NYCHA, such as $221.9 million for lead abatement in FY27, and whether any is used for OAC repairs. Trimble says those line items are mostly for apartments, not community centers. Community centers primarily benefit from direct allocations from elected officials, not NYCHA's capital plan.
Zhuang notes the FY27 executive budget added $20 million for critical repair initiative and $10 million for mold and leak complaints. She asks if that money can be used for Latimer Gardens OAC. Trimble says no, those allocations are for apartment repairs, not OAC capital improvements. Zhuang says it does not make sense given earlier testimony.
Zhuang says it seems NYCHA has nothing allocated to older adult centers in its budget. Trimble says OAC allocations are discretionary from elected officials, and NYCHA's priority is resident apartments. Zhuang says that contradicts earlier statements about repairing leaks at senior centers. Trimble clarifies repairs are different from capital improvements.
Zhuang asks what DFTA's capital budget allocation was for NYCHA this year. McKenzie says DFTA does not have a capital budget and does not affect capital projects on its own. Projects come from elected officials or discretionary funds. Zhuang asks how much DFTA allocated to NYCHA OACs for capital; McKenzie says DFTA only covers minor repairs.
Zhuang shifts to Intro 1083 and asks what financial support DFTA currently offers older adults. McKenzie says DFTA has several programs for long-term care planning, protecting retirement funds, and preventing fraud and scams. She agrees with the intent of having a financial literacy advisor at every site but needs to review implications and cost.
Zhuang asks if DFTA case managers are already equipped to assist older adults with financial concerns or if the bill would require new staff or training. McKenzie says it would probably require someone new because finance is a specific discipline. Case managers can help find programs but typically are not financial experts.
Zhuang asks what implementation of Intro 1083 could look like financially and how much it would increase costs per OAC. McKenzie says preliminary numbers put it at about $2 to $3 million to roll out across all sites, but they are not confirmed and are still reviewing.
Zhuang asks if there is another way to help seniors if DFTA cannot place a financial literacy advisor in each center. McKenzie says perhaps; they could have someone move between sites or share an advisor among centers, similar to mobile geriatric mental health services. They need to review all options.
Banks says a briefing suggested giving money to the sponsor because NYCHA is slow on capital improvements. He asks if that would work better. Fradkin says for substantial capital work, NYCHA prefers to manage it, and capital work typically takes about four years due to design and procurement. Banks says some repairs have taken longer and are dire.
Banks says many centers are not ADA accessible and asks if giving money to a sponsor would be faster and more efficient. Fradkin says if the work rises to capital level, such as making bathrooms or spaces wheelchair accessible with structural changes, NYCHA would manage it. A ramp outside the center might be covered by the provider.
Zhuang says she wants to see more NYCHA centers fixed and does not want to hear about leaks. She thanks everyone for their testimony. The administration witnesses thank the committee. Zhuang announces the hearing will move to public testimony.
Zhuang opens the hearing for public testimony and reminds the public that decorum must be observed. She explains that witnesses have two minutes to speak on the oversight topic or legislation. She gives instructions for submitting written testimony and appearance cards.
Bridget Lee testifies on behalf of the Weinberg Center for Elder Justice, which serves older adults experiencing mistreatment and financial exploitation. She supports Intro 1083 and says financial security is an elder justice issue. She urges the council to strengthen the bill by requiring advisor training in elder abuse, financial exploitation, scam intervention, and consultation with elder justice providers.
Anita Kwok, policy analyst at United Neighborhood Houses, says many member OACs in NYCHA facilities face unresolved repairs and unclear site control. Providers must choose between paying for repairs without resources or chasing NYCHA contacts. She calls for a strong interagency approach, leases that fairly divide responsibilities, and dedicated capital funding.
Christopher Leon Johnson supports Intro 1083 and suggests amending it to require at least 40 hours a month. He says family involvement can create vulnerabilities for older adults when money is involved. He also raises poor cell signal and Wi-Fi at NYCHA centers and asks the city to allocate capital funding for towers or boosters.
Rosemary Salazar, program director at University Settlement, asks NYCHA to take responsibility for fire panel systems at older adult centers on NYCHA property. She says NYCHA previously monitored the fire panel but now refuses responsibility, saying it belongs to the community-based organization. She says the fire panel at the Neighborhood Center is not connected to FDNY or a monitoring company.
Zhuang thanks everyone who testified and asks if anyone else present or on Zoom wishes to testify. Seeing no one else, she notes written testimony may be submitted to the record up to 72 hours after the hearing by emailing testimony@council.nyc.gov. She thanks attendees and closes the hearing.