THE HOUSING MARKET ACROSS THE EMPIRE STATE IS IN TURMOIL, WITH ASPIRING HOMEOWNERS, TENANTS, AND PROPERTY OWNERS FACING UNIQUE CHALLENGES.

WE'LL UNPACK THIS LANDSCAPE, NEXT, ON CONNECT NEW YORK.

♪ ♪ ♪ ♪ WELCOME TO CONNECT-NEW YORK, I'M DAVID LOMBARDO - HOST OF WCNY'S THE CAPITOL PRESSROOM, A DAILY PUBLIC RADIO SHOW, BROADCASTING FROM THE STATE CAPITOL.

ON TODAY'S SHOW, WE'RE GOING TO DIVE INTO THE VARIETY OF HOUSING ISSUES THAT STATE AND LOCAL POLICYMAKERS ARE TRYING TO GRAPPLE WITH IN NEW YORK, INCLUDING GROWING THE HOUSING SUPPLY, DEVELOPING NEW TENANT PROTECTIONS, MAKING IT EASIER TO OWN A HOME, AND ENSURING THE RIGHTS OF PROPERTY OWNERS.

AND BEFORE WE TAP INTO THESE ISSUES WITH OUR PANEL OF INDUSTRY STAKEHOLDERS AND EXPERTS, WE'RE GOING TO SHARE A SNAPSHOT OF WHAT'S HAPPENING RIGHT HERE IN THE SYRACUSE-AREA, WHICH HAS HIGH HOUSING COSTS AND DESPERATELY NEEDS TO BUILD NEW HOMES AS THE REGION'S POPULATION IS POISED TO GROW.

CONNECT NEW YORK PRODUCER, ALEC AMBRUSO, HAS THAT STORY.

NEIGHBORHOOD DEVELOPMENT HAS A NUMBER OF FUNCTIONS IN SUPPORT OF HOUSING AND NEIGHBORHOODS WITHIN OUR COMMUNITY, LARGELY WORKING ON THE PROMOTION AND PRESERVATION OF SAFE, QUALITY, AFFORDABLE HOUSING THROUGHOUT ALL OF OUR CITY NEIGHBORHOODS, FOCUSING ON INCREASING ECONOMIC INCLUSION AND OPPORTUNITY FOR RESIDENTS OF PARTICULARLY LOW TO MODERATE INCOME.

AND REALLY HELPING TO ENSURE HIGH QUALITY OF LIFE AND VIBRANCY WITHIN OUR NEIGHBORHOODS.

I THINK WE HAVE A NUMBER OF CHALLENGES IN REGARDS TO OUR HOUSING MARKET IN SYRACUSE.

CHIEF AMONG THEM BEING THE CHALLENGES THAT WE HAVE FROM A HOUSING MARKET GAP STANDPOINT AND FROM A HOUSING AFFORDABILITY GAP STANDPOINT.

>> WE HAVE A SHORTAGE OF HOUSING IN THIS COMMUNITY IN GENERAL AND IN PARTICULAR WE HAVE A SHORTAGE OF AFFORDABLE HOUSING.

WHAT HOME HEADQUARTERS TRIES TO DO IS CREATE OPPORTUNITIES FOR AFFORDABLE HOMEOWNERSHIP BECAUSE WE THINK THAT HOME OWNERSHIP IN AND OF ITSELF WILL HELP STABILIZE NEIGHBORHOODS.

>> IN TERMS OF PEOPLE THAT WOULD BE STRUGGLING ON THE HOUSING AFFORDABILITY GAP SIDE, THERE IS ABOUT 15,000 HOUSEHOLDS RIGHT NOW IN THE CITY OF SYRACUSE THAT ARE NOT CURRENTLY RECEIVING ANY KIND OF HOUSING SUBSIDY ASSISTANCE THAT ARE COST BURDEN SO THEY'RE PAYING MORE THAN 30% OF THEIR INCOME.

THAT'S REALLY THE GAP AT THAT TIME WE WOULD NEED TO CLOSE FOR US TO ENSURE THAT THOSE HOUSEHOLDS CURRENTLY NOT RECEIVING ANY ASSISTANCE COULD BE CAUGHT UP AND NO LONGER CONSIDERED COST BURDEN.

>> HOME HEADQUARTERS RECEIVES A LOT OF FEDERAL FUNDING WE ADMINISTER THROUGHOUT THE OFFICE TO DO A NUMBER OF DIFFERENT HOME OWNERSHIP PROMOTION ACTIVITIES AND OWR PRIMARY DEVELOPERS IN DOING ACTUAL CONSTRUCTION OF NEW HOMES FOR FIRST-TIME HOMEBUYERS.

>> PEOPLE CAN COME HERE AND GET HOME BUYER EDUCATION SO THEY CAN LEARN THEIR RIGHTS AND RESPONSIBILITIES OF HOME OWNERSHIP.

AND PEOPLE CAN ALSO COME HERE TO PURCHASE SOME OF THE HOUSES THAT WE HAVE ON THE MARKET.

WE HAVE BOTH NEW CONSTRUCTION ON THE MARKET.

WE HAVE SUBSTANTIALLY RENOVATED PROPERTIES ON THE MARKET.

AND PERHAPS MOST IMPORTANTLY, HOME HEADQUARTERS HAS LENDING PRODUCTS.

SO WE CAN LEND TO PEOPLE WHO MAY NOT TRADITIONALLY QUALIFY FOR A BANK MORTGAGE OR A MORTGAGE THROUGH A CREDIT UNION.

>> DEFINITELY FEEL A SENSE THAT THERE WAS A TEAM OF COMMITTED PERSONS, EXPERIENCED PERSONS WHO HANDLED EVERY STEP OF THE WAY AND MADE THE PROCESS GO QUICK.

SIMPLE, EASY FROM ACCOUNTS I'VE HEARD FROM OTHER PEOPLE WHO HAVE PURCHASED THEIR FIRST HOME.

I ENJOY THE HOME.

AND MORE IMPORTANTLY, I ENJOY THE COMMUNITY.

IT'S ALIVE.

IT'S KNOWING YOUR NEIGHBORS AND AFTER HAVING PURCHASED THE HOME, I TRULY FEEL AS PART OF THE COMMUNITY.

>> WE HAVE CERTAINLY SEEN IN THE LAST COUPLE OF YEARS, THAT THE GOVERNOR AND THE LEGISLATURE HAVE WORKED REALLY HARD TO PUT HOUSING FRONT AND CENTER IN THE BUDGET.

AS AN EXAMPLE, IN LAST YEAR'S BUDGET, THERE WAS A IN YOU PROGRAM CALLED THE AFFORDABLE HOME OWNERSHIP OPPORTUNITY PROGRAM.

AND FOR THE FIRST TIME EVER, THE STATE PROVIDED A DEEP SUBSIDY FOR NEW CONSTRUCTION OF HOMES THAT WOULD BE SOLD TO FIRST TIME HOMEBUYERS.

AS A RESULT OF THAT PROGRAM, WE ARE BUILDING 40 NEW HOMES IN THE CITY OF SYRACUSE THIS YEAR, CLUSTERED IN VARIOUS NEIGHBORHOODS THROUGHOUT THE CITY.

>> THE SYRACUSE HOUSING STRATEGY IS A PROJECT WE HAVE BEEN WORKING ON FOR THE LAST YEAR AND A HALF NOW.

ONE OF THE IMPORTANT THINGS THAT THE HOUSING STRATEGY ADDS THAT WE HAVEN'T NECESSARILY BEEN DOING PREVIOUSLY IS KIND OF TAKING AN INTENTIONAL ADDITIONAL FOCUS ON NEIGHBORHOODS EXPERIENCING A LOT OF MIDDLE CONDITIONS.

A LOT OF THE FUNDING WE ADMINISTER WITHIN OUR DEPARTMENT TO SUPPORT A VARIETY OF DIFFERENT HOUSING INITIATIVES, A LOT OF REGULATIONS TIED TO WORKING WITH DISTRESSED NEIGHBORHOODS AND THAT'S SOMETHING THAT IS REALLY IMPORTANT AND WE NEED TO KEEP DOING THAT AND WE INTEND TO KEEP DOING THAT.

>> EVERYBODY NEEDS HOUSING.

SOME FOLKS NEED AFFORDABLE HOUSING.

SO TO THE EXTENT THAT WE CAN EXPAND THE HOUSING PRODUCTION THAT WE ARE DOING, AND WE ARE DOING JUST THAT WITH NEW HOME CONSTRUCTION AND CAN YOU BE STANGS REHABILITATION, I THINK IT WILL HELP ALL SHIPS RISE AND WILL BE GOOD FOR THE ENTIRE COMMUNITY.

HOME HEADQUARTERS IS MOVING.

WE ARE NOT MOVING TERRIBLY FAR.

PRETTY MUCH ACROSS THE STREET TO A LARGER FACILITY.

THE REASON WE ARE DOING THAT IS TO GET PRETTY MUCH ALL THE STAFF AT THE SAME SITE SO WE CAN COLLABORATE BETTER AND INCREASE OUR CAPACITY.

AND WE KNOW THAT WE ARE GOING TO BE HIRING MORE PEOPLE.

WE NEED PEOPLE THAT DO LENDING AND HOUSING COUNSELING AND REAL ESTATE DEVELOPMENT.

OUR JOB IS NOT CLOSE TO BEING DONE.

SO I CAN'T WAIT TO GET TO WORK EVERY DAY, ROLL UP THE SLEEVES AND GET TO WORK ON THE CHALLENGES IN OUR COMMUNITY I, FOR ONE THOUGHT HOME OWNERSHIP WAS BEYOND MY REALM.

I NEVER EVEN CONSIDERED IT.

I CAN PERSONALLY SAY FROM MY EXPERIENCE, THAT IT'S DIFFERENT WALKING OUT OF A DOOR THAT I'M RENTING AND WALKING OUT OF A DOOR THAT I OWN.

SOMETHING DIFFERENT TO LOOK AT A LEASE, SAY, HEY, FROM THIS PERIOD TO THIS PERIOD, HERE IS WHAT YOU ARE EXPECTED TO PAY.

COMPLETELY DIFFERENT FROM SIGNING A DEED THAT SAYS TO YOU AND YOUR HEIRS.

IT PROVIDES A SENSE OF PURPOSE, A SENSE OF WORTH.

>> WE NEED TO MAKE SURE THAT WE HAVE A VARIETY OF DIFFERENT HOUSING CHOICES THAT ARE CONDUCIVE TO THE NEEDS OF PEOPLE OF ALL INCOME LEVELS.

SO WITH THE ARRIVAL OF MICRON, THAT'S NO DIFFERENT.

WE REALLY WANT TO MAKE SURE THAT PEOPLE SEE THE CITY OF SYRACUSE SPECIFICALLY AS SOMEWHERE THAT THEY CAN SEE THEMSELVES KIND OF PLANTING ROOTS WITH THEIR FAMILIES AND CALLING HOME.

>> AND NOW WE'RE GOING TO OPEN THINGS UP TO OUR PANEL, AND WE'RE JOINED IN THE STUDIO BY MICHAEL COLLINS, THE CITY OF SYRACUSE'S COMMISIONER OF NEIGHBORHOOD AND BUSINESS DEVELOPMENT, GRETCHEN PURSER, AN ASSOCIATE PROFESSOR IN SOCIOLOGY AT SYRACUSE UNIVERSITY, SAL CURRAN, EXECUTIVE DIRECTOR OF THE VOLUNTEER LAWYERS PROJECT OF CENTRAL NEW YORK, AND JOE RIVELLINO, PRESIDENT OF THE NEW YORK STATE ASSOCIATION OF REALTORS.

SO, MICHAEL, I WANT TO START WITH YOU AND WHAT YOU GUYS HAVE BEEN DOING HERE IN SYRACUSE WITH REGARDS TO ZONING.

CAN YOU TALK ABOUT WHAT WAS THE IMPETUS FOR YOU GUYS TO EXAMINE YOUR LOCAL ZONING AND THE CHANGES THAT YOU FELT WERE NECESSARY?

>> I WOULD BE HAPPY TO.

SO THE ZONING CODE HAD NOT BEEN UPDATED SINCE THE LATE 60s FOR THE CITY OF SYRACUSE.

WE TOOK ABOUT A SEVEN-YEAR PROCESS, ENGAGING THE PUBLIC OVER APPROXIMATELY 100 MEETINGS AND WORKING WITH INDUSTRY EXPERTS, TO BE ABLE TO UNDERSTAND WHAT CHANGES NEEDED TO BE MADE FOR THE WAY THAT OUR POPULATION IS NOW AND THE WAY OUR POPULATION EXPECTS TO GROW.

AFTER ALL OF THAT WORK, WHAT WE'VE DONE IS CREATE A ZONING CODE THAT IS REALLY SET UP TO BE ABLE TO CREATE POSITIVE GROWTH; MEANING WE'VE GOT THE ABILITY FOR CONSTRUCTION OF BUILDINGS THAT HAVE 20 UNITS OR MORE NOW HAVE A REQUIREMENT THAT 10% OF THOSE UNITS THAT ARE WITHIN THAT BUILDING HAVE TO BE AFFORDABLE.

WE'VE GOT THE ABILITY FOR PEOPLE TO BUILD AN ACCESSORY DWELLING UNIT ON TO THEIR HOME TO ADD MORE HOUSING ON TO THEIR SINGLE-FAMILY HOME FOR EITHER INCOME OR TO BE ABLE TO MOVE INTO IT SO THAT PERHAPS OFFSPRING ARE ABLE TO MOVE INTO THE HOME THAT THEY GREW UP IN.

BUT A LOT OF DIFFERENT CHANGES TO BE ABLE TO MAKE SURE THAT WE ARE MOVING FORWARD IN A WAY THAT IS HEALTHY FOR THE CITY.

AND THE OTHER GOAL IS TO MAKE SURE THAT WE DON'T WAIT 55 YEARS BEFORE WE DO IT AGAIN.

SO WE ARE ALREADY PREPARING OUR FIRST SET OF UPDATES TO THE CODE THAT WE ADOPTED BACK IN JULY.

>> ZONING CAN BE A CONTROVERSIAL ISSUE.

SO WHAT WERE THE COMPETING INTERESTS THAT YOU HAD TO BALANCE AND TRY TO NAVIGATE AS YOU WENT THROUGH THIS PROCESS?

>> SO ONE OF THE THINGS THAT WE REALLY LOOK TO DO IS TO MAKE SURE THAT WE COULD CREATE MORE OPPORTUNITIES FOR DENSITY IN MORE AREAS.

AND THAT'S A CHANGE THAT NOT EVERYBODY WAS COMFORTABLE WITH BECAUSE THE CITY DOES LOOK A BIT DIFFERENT THAN IT DOES RIGHT NOW.

ONE OF THE THINGS THAT WE RECOGNIZE IS THE CITY WAS BUILT OUT TO HANDLE ABOUT 225,000 PEOPLE.

RIGHT NOW WE'VE GOT A LITTLE OVER 140,000.

SO WE FELT LIKE THESE WERE CHANGES THAT WE COULD COMFORTABLY HANDLE WHILE MAINTAINING WHAT SO MANY PEOPLE IN THE COMMUNITY CONSIDERING TO BE AN IMPORTANT PART OF THE FABRIC.

THE OTHER PART OF IT REALLY HAD TO DO WITH THE ABILITY TO HAVE THE AFFORDABILITY REQUIREMENTS.

AND SO WE SAW, YOU KNOW, CERTAINLY PEOPLE THAT WERE NOT IN FAVOR OF THAT BECAUSE IT MEANT THAT THAT WAS GOING TO BE SOMETHING THAT MIGHT IMPACT THEIR PROFIT.

OTHERS, FORTUNATELY, ALL THE DEVELOPERS THAT HAVE COME FORWARD SINCE, ALL BUT ONE, HAS SAID THIS IS SOMETHING THAT THEY UNDERSTAND WHY WE ARE DOING IT.

AND WE ARE SEEING SOME PROJECTS PROPOSED THAT WILL WORK WELL.

>> GRETCHEN, I KNOW YOU HAVE TALKED A LOT ABOUT THE AFFORDABILITY ISSUE IN SYRACUSE AND THE REGION MORE BROADLY.

AND I'M CURIOUS WHAT YOU THINK THIS NEW ZONING LANGUAGE COULD MEAN FOR THE INCREASE IN THE SUPPLY OF HOUSING AND WHETHER INCREASING SUPPLY IN THIS CASE WILL RESULT IN LOWER COSTS.

>> SURE, SO I CERTAINLY THINK THAT, YOU KNOW, THE CHANGES TO THE ZONING PROCESS COULD INCREASE SUPPLY OF HOUSING IN SYRACUSE IN PARTICULAR.

I, HOWEVER, WANT TO JUST KIND OF INTRODUCE INTO THIS DISCUSSION THE FACT THAT WE ARE REALLY OR DEALING WITH TWO INTERRELATED ISSUES HERE.

THE FIRST BEING THE CRISIS OF AFFORDABILITY.

BUT THE OTHER ONE BEING THE CRISIS OF HABITABILITY.

AND ONE OF THE CENTRAL PROBLEMS WE FACE HERE IN THE CITY IN PARTICULAR IS THAT THERE IS A HUGE SWATH OF THE HOUSING IS SUBSTANDARD.

IT'S RIFE WITH CODE VIOLATIONS.

AND HONESTLY, TENANTS WHO ARE PAYING AN EXTRAORDINARY AMOUNT IN RENT ARE LIVING IN CONDITIONS THAT NO ONE HERE AT THE TABLE WOULD BE WILLING TO LIVE UNDER.

AND SO CHANGING THE ZONING ISN'T GOING TO ADDRESS SOME OF THE MOST PRECENT ISSUES THAT TENANTS FACE IN THE COMMUNITY WE.

WE FEED A MULTIPRONGED APPROACH TO ADDRESS THE HOUSING CRISIS.

>> AND THE CONDITIONS OF HOUSING NOT UP TO SNUFF IS NOT ONE UNIQUE TO CENTRAL NEW YORK.

SEAN RYAN FROM THE BUFFALO AREA HAS LEGISLATION ENSURING THERE IS A CAPITAL AVAILABLE SO THAT PROPERTY OWNERS WHO HAVE THINGS THAT THEY CAN'T KEEP UP, HAVE MAKE THOSE CHANGES.

AND I HAVE TO IMAGINE THE LEGAL ISSUES SURROUNDING SAY CONDITIONS ARE SOMETHING THAT YOU ENCOUNTER ON A REGULAR BASIS THOUGH.

>> ABSOLUTELY.

YOU KNOW, SINCE THE PASSING OF THE TENANT DIGNITY ACT, THAT JUST WENT INTO EFFECT IN DECEMBER, WE HAVE STARTED A VOLUNTEER LAWYERS PROJECT DOING COUNTERCLAIMS REGARDING HABITABILITY IN A HUGE NUMBER OF THE CASES BECAUSE WAS WE ARE SEEING RIGHT NOW IN THE CITY OF SYRACUSE, WE ARE SEEING THE HIGHEST RATES OF HOMELESSNESS THAT HAVE FER EVER BEEN RECORDED.

WE ARE SEEING MORE PEOPLE BEING BROUGHT FOR TERMINATION OF THEIR TENANCY RATHER THAN FOR NON-PAYMENT.

AND WHEN YOU START DIGGING INTO AS TENANT RIGHTS ADVOCATE, WHAT YOU FIND IS THAT THERE IS A CLEAR TIE BETWEEN WHEN THE TENANT STARTS ADVOCATING FOR THEIR RIGHT TO HABITABLE HOUSING.

I'M NOT TALKING LIKE I WANT A NEW KITCHEN, RIGHT?

I'M TALKING ABOUT SEWAGE IN THE BASEMENT.

I'M TALKING ABOUT RATS, MYSELF, MICE, CHILDREN CLOTHING BEING EATEN BY MICE.

I MEAN SERIOUS AND PRETTY DISGUSTING THINGS.

AND LEAD PAINT EVERYWHERE, YOU KNOW, KIDS THAT ARE AFFECTED BY LEAD PAINT.

AND WHAT WE ARE SEEING IS THAT CODES IS NOT ABLE TO GET THE LEVEL OF ENFORCEMENT THAT IS NEEDED.

IN MANY CASES, CODES CASES ARE OPEN.

THEY HAVE BEEN OPEN FOR MONTHS.

SOMETIMES SIX MONTHS, SOMETIMES LONGER.

AND NOW THAT WE ARE IN COURT DEMANDING, ON BEHALF OF THE TENANT, THAT THERE SHOULD BE AN ORDER TO COMPEL, SOME OF THESE LANDLORDS ARE STARTING TO MAKE REPAIRS FOR THE FIRST TIME EVER.

SO I DO THINK THAT HABITABILITY IS VCH AT THE CENTER OF TENANT PROTECTIONS, VERY MUCH AT THE CENTER OF TENANT DEFENSE AND AT THIS POINT WE HAVE WHAT WOULD I CONSIDER TRULY A CRISIS IN TERMS OF HABITABILITY HERE IN SYRACUSE AND I'LL TELL YOU, IT IS VERY SIMILAR ACROSS NEW YORK.

TENANT DIGNITY ACT WE ARE PUTTING INTO AFFECT IN ROCHESTER AND ALBANY.

IT IS MAKING AN IMPACT BUT IT'S SAD THAT IT TOOK FROM DECEMBER 2023 FOR THE RIGHT TO SUE THE LANDLORD TO FIX AN APARTMENT.

>> IS IT TAKING PROACTIVE LEGAL ACTION TO MAKE THOSE CHANGES?

OR ARE LANDLORDS AND PROPERTY MANAGERS AROUND THE STATE LOOKING AROUND AND SAYING, HEY, THE WRITING IS ON THE WALL, I MIGHT AS WELL BE A LITTLE MORE PROACTIVE ON THIS?

>> IT TOO SOON FOR THEM TO HAVE BEEN PROACTIVE.

I WILL SAY THAT WE HAVE HAD MULTIPLE EVICTION CASES THROWN OUT AS RETALIATORY.

AND IN EVERY CASE THE LANDLORD SEEMED SHOCKED THAT THEY COULD NOT EVICT THE TENANT FOR CALLING CODES.

AND IT'S, YOU KNOW, YOU ARE LIKE THIS HAS BEEN THE LAW FOR A WHILE, YOU KNOW, BUT IN TERMS OF ACTUALLY FORCING THE REPAIRS, THAT'S TOTALLY NEW.

THAT'S TOTAL GENERALLY HIVE I MEAN IN THEORY, IT HAS BEEN ABLE TO BE DONE BY THE CITY.

BUT THE CITY'S CODE ENFORCEMENT IS UNDER STAFFED, UNDER FUNDED.

THE CORP COUNCIL HAS ALWAYS BEEN UNDERSTAFFED, UNDER FUNDED IN THIS AREA AS WELL.

AND THE HOUSING COURT CALENDARS GO ON FOREVER, ADJOURNMENT AFTER ADJOURNMENT, AFTER ADJOURNMENT.

WE HAVE THE BUREAU OF ADMINISTRATIVE APPEALS THAT HAS HELPED MOVE THINGS ALONG.

BUT IT IS NOWHERE NEAR WHERE IT NEEDS TO BE AND ENFORCEMENT IS NOWHERE NEAR WHERE IT NEEDS TO BE.

>> I WANT TO COME BACK TO CODES IN A BIT.

BUT I WANT TO FOLLOW UP ON THE ZONING ISSUE.

AND I'M CURIOUS, AS SOMEONE WHO IS INTERESTED IN THE AVAILABLE HOUSING STOCK, IS ZONING A BIG ISSUE FOR REALTORS?

ARE YOU RUNNING INTO ROAD BLOCKS WHEN IT COMES TO WANTING TO BUILD MAYBE NEW HOMES OR RESTRICTIONS ON THE TYPES OF HOMES THAT CAN BE BUILT?

>> YEAH, ABSOLUTELY, DAVID.

WE HAVE SEEN RESTRICTIONS AND A LACK OF INTEREST FROM DEVELOPERS BASED ON CHALLENGES THAT THEY'VE SEEN IN LOCAL ZONING LAWS AND HOW TO GET IDENTIFIED PROPERTIES INTO THE RIGHT ZONING TO BE ABLE TO DEVELOP THEM.

WHEN IT COMES TO THE CREATION OF MORE HOUSING, WE'VE SEEN, YOU KNOW, WE HAVE SEEN SOME STATISTICS FROM THE NATIONAL ASSOCIATION OF REALTORS.

WE ARE ABOUT SEVEN-- NATIONWIDE 7 MILLION HOMES SHORT FOR DEMAND AND THEN THAT RATIO IS DOWN INTO NEW YORK AND IT'S A CRITICAL SITUATION.

IT'S EXTREMELY CRITICAL.

THE UNLUCKY 13 IS WHAT I'M GOING TO SAY.

WE ARE NOW, MARCH 2024, EXPERIENCING OUR 13th CONSECUTIVE MONTH IN A YEAR OVER YEAR COMPARISON OF DOWN INVENTORY.

THE LACK OF ACCESSIBILITY, THE LACK OF HOUSING.

AND IT'S A HUGE PROBLEM.

I THINK TO SURE GROWTH, YOU KNOW, ZONING IS DEFINITELY PART OF THAT.

THERE IS NO ONE SIZE FITS ALL FIX.

BUT ZONING HAS A BIG PART.

I THINK THAT STREAMLINING THE PERMITS AND APPROVAL PROCESS NEEDS TO BE REVAMPED AND LOOKED AT TO ALLOW FOR DEVELOPMENT AND ALLOW, ENCOURAGE DEVELOPERS TO DO THAT.

WE ALSO ARE PROBABLY IN INTERESTED IN MORE STATEWIDE AID TO BUILD THE INFRASTRUCTURE FOR THOSE IDENTIFIABLE PROPERTY TO SPUR SOME GROWTH AND OF COURSE TAX INCENTIVES WOULD BE GREAT FOR BUILDERS, TOO.

BUT DEFINITELY THE ZONING IS A PIECE OF THAT.

>> AND IN TERMS OF THE DEMAND, THE NUMBER WE HEAR FROM GOVERNOR HOCHUL IS THAT WE ARE ON PACE IN THE NEXT 10 YEARS TO GROW 400,000 NEW HOMES, WHERE SHE THINKS WE NEED 800,000.

SO WE ARE GETTING HALF WHAT HAVE WE NEED.

YOU MENTIONED TAX INCENTIVES.

WHAT DO YOU THINK ABOUT THE CONDITIONS THAT SOME HOUSING ACTIVISTS WANT TO PUT ATTACKS INCENTIVES ENSURING WHEN THERE IS MAYBE AN APARTMENT BUILDING BEING BUILT THAT NOT JUST MARKET RATE APARTMENT UNITS ARE BEING BUILT BUT AFFORDABLE UNITS ARE BEING BUILT.

IS THAT SOMETHING THAT IS APPETIZING TO YOU IN ANY WAY, SHAPE OR FORM.

>> FOR SURE.

ACCESSIBILITY AND AFFORDABILITY GO MAND IN HAND.

IF DEVELOPERS ARE ONLY GOING TO DEVELOP HIGH END PROPERTIES BECAUSE THAT'S WHERE THEY PROFIT THE MOST, THAT'S GOING TO BE AN ISSUE.

WE NEED WORKFORCE HOUSING.

WE NEED WORKFORCE INFLUX OF CREATION AND I THINK THROUGH TAX INCENTIVES, DEVELOPERS AND BUILDERS WILL HAVE A LITTLE BIT OF PUSH THAT THEY NEED TO BE ABLE TO AFFORD THOSE MORE MEDIAN AND POFERS APPROPRIATES.

>> DO YOU GET THE SENSE THAT LOCAL GOVERNMENTS OR THE STATE MORE BROADLY ARE AGGRESSIVE ENOUGH WHEN IT COMES TO THE INCENTIVES OR RESTRICTIONS THEY MIGHT PUT ON TAX SUBSIDIES OR TAX BREAKS?

DO YOU FEEL THAT THERE IS MORE OPPORTUNITY TO DEVELOP HOUSING AFFORDABLE HOUSING SPECIFICALLY WITH TAX INCENTIVES.

>> I WOULD BE CURIOUS TO ASK OUR COLLEAGUES HERE.

>> ANYONE ELSE WANT TO TAKE AT THAT TIME ONE?

>> I WILL SAY WHEN THE CITY OF SYRACUSE THROUGH THE INDUSTRIAL DEVELOPMENT AGENCIES WHERE YOU HAVE THE TAX BREAKS TO BE ABLE DO THESE RELATED TO A DEVELOPMENT, FOR JOB CREATION OR FOR HOUSING, WITH THE NEW ZONING CODE, THE ONLY WAY THAT YOU ARE GOING TO BE ABLE TO DO A PROJECT IS WITH AFFORDABLE UNITS WITHIN IT BECAUSE IT'S, FRANKLY, THE PROCESS OF GAINING A TAX BREAK IS TOO EXPENSIVE TO DO ON SOMETHING THAT'S REALLY, REALLY SMALL.

THE OTHER WAY IN WHICH WE DO IT, WHEN SOMEONE APPLIES FOR LOW INCOME HOUSING TAX CREDITS THROUGH NEW YORK STATE, WE WILL ALSO DO A TAX AGREEMENT WITH THEM THROUGH THE CITY, THAT SO THAT THEIR REDICTBILITY OF WHAT THEIR TAX PAYMENTS WILL BE DOES MAKE SURE THAT THEY HAVE THE MONEY TO MAINTAIN THE QUALITY OF THE UNIT THROUGH THE TIME THAT THEY HAVE THE AFFORDABILITY REQUIREMENTS ON IT.

AND SO THE COMBINATION OF THE TWO ARE BOTH REALLY POSITIVE WAYS TO MAKE SURE THAT WE'VE GOT AFFORDABLE, QUALITY HOUSING AS OPPOSED TO QUALITY UNAFFORDABLE BUT AFFORDABLE THAT'S NOT SOMETHING THAT WE WOULD WANT TO LIVE?

>> WHAT IS THE TIMELINE FOR THE TAX BREAKS YOU GIVE?

BECAUSE RIGHT NOW AS WE ARE REGARDING, AND, YOU KNOW, VIEWERS, LITTLE TV MAGIC, WE ARE TAPING IN THE MIDDLE OF APRIL, AND THERE IS ACTUALLY STILL A BUDGET BEING DEBATED.

BUT THERE IS LIKELY GOING TO BE A TAX INCENTIVE PROPOSAL IN NEW YORK CITY THAT'S GOING TO HAVE A 40-YEAR LIFESPAN FOR SOME OF THE PROJECTS.

HOW DO YOU GUYS APPROACH THE LENGTH OF SOME OF THE TAX BREAKS THAT YOU OFFER?

>> THERE ARE A COUPLE OF THINGS.

ONE IS TO BE CLEAR ON THE TAX BREAKS, THE BASE PROPERTY TAX THAT IT IS BEFORE IMPROVEMENTS STAYS THE SAME.

SO WHAT WE ARE TALKING ABOUT IS A CHANGE IN THE VALUE ABOVE THAT IN SOMETHING RELATED TO THAT.

TYPICALLY OURS HAVE ONLY BEEN 15 YEARS AND PROJECTS RELATED TO JOB CREATION, IT CAN BE SHORTER.

BUT IF IT'S ONE OF THE CHALLENGES THAT DEVELOPERS WILL BRING TO US IS THE FACT THAT IF THEY'RE USING STATE FUNDS, TYPICALLY THE REQUIREMENT TO KEEP THE UNITS AFFORDABLE CAN BE 30, 40, 50 YEARS.

THAT'S NOT THE LENGTH OF THE EXEMPTIONS THAT WE'VE DONE.

>> I JUST WANT TO SAY, TOO, WHILE I COMMEND THE CITY FOR DOING THE 10%, I THINK THAT GOES NOWHERE NEAR FAR ENOUGH FOR WHAT THE ACTUAL-- WHO ARE THE TENANTS IN OUR CITY.

I MEAN WE HAVE NEARLY HALF OF THE TENANTS IN OUR CITY ARE RENT BURDENED, WHERE THEY'RE ALREADY, EVEN BACK IN THE LAST TIME WE DID THIS STUDY, THEY WERE PAYING OVER 50% OF THEIR INCOME OR OVER 30% AT THE TIME, BUT NOW PROBABLY 50% OF THEIR INCOME, TOWARDS RENT.

SO IF YOU ARE LOOKING AT A POPULATION WHERE 50% OF THE PEOPLE COULDN'T AFFORD THE RENT TO START WITH AND YOU ARE DEVELOPING NEW PROPERTY AND ONLY 10% IS AFFORDABLE, THAT DOESN'T LINE UP.

AND I RECOGNIZE THAT THE CITY CAN'T FIX ALL OF THAT.

BUT YOU'VE GOT A STATE SHELTER ALLOWANCE THAT HAS NOT INCREASED IN 30 YEARS.

YOU'VE GOT A HOUSING VOUCHER PROGRAM THAT EVERYBODY SAYS IS INCREDIBLY POPULAR BUT SEEMS TO BE MISSING FROM THE BUDGET SO FAR.

YOU KNOW, THE TENANT PROTECTIONS ARE JUST NOT COMING ALONG.

THE TENANT HELP IS NOT COMING ALONG AT THE SAME SPEED AS THE HELP FOR THE DEVELOPERS.

SO, YOU KNOW, I DON'T CARE IF YOU ARE DEVELOPING 400,000 NEW UNITS OR 800,000 NEW UNITS IN THE IN EX10 YEARS, IF ONLY 10% ARE AFFORDABLE OR WHATEVER PERCENTAGE IT ENDS UP BEAK, YOU ARE GOING TO HAVE THE SAME ISSUE YOU HAVE RIGHT NOW OF UNPRECEDENTED LEVELS OF HOMELESSNESS.

YOU ARE GOING TO HAVE-- I MEAN HERE IN SYRACUSE, ONE IN 10 KIDS ARE HOMELESS RIGHT NOW.

AND THAT'S NOT LIKE AN ARBITRARY KIND OF LIKE FACT.

I MEAN I GO INTO MY SON'S KINDERGARTEN CLASS AND TWO OF THOSE KIDS ARE PROBABLY SLEEPING IN EITHER A SHELTER OR A HOTEL RIGHT NOW.

I MEAN THERE ARE FACES BEHIND THAT.

AND THE POLITICIANS ARE PUTTING TOO MUCH FOCUS, IN MY OPINION, ON DEVELOPERS AND MAKING IT EASIER FOR THEM WITHOUT DOING THE SAME THING FOR TENANTS AND TENANTS ARE SIMPLY NOT ABLE TO AFFORD THIS.

AND I HAVE TO TELL YOU, HISTORICALLY IN EVICTION COURT, 60% OF THE PEOPLE WE REPRESENTED WERE LIVING AT OR BELOW THE POVERTY GUIDELINES.

60%.

SO, YOU KNOW, WHAT WE ARE GOING TO SEE AS THESE RENTS CONTINUE TO GO UP, 20% YEAR OVER YEAR AND YOU ARE GOING TO SEE NEW BUILDINGS COMING ONLINE, GREAT, BUT NOBODY IS GOING TO BE ABLE TO AFFORD THEM.

>> SO JUST A POINT OF CLARIFICATION.

SO THE REQUIREMENT, AS WE TALKED ABOUT, FOR ANYTHING IS GOING TO BE 10%.

>> THE FLOOR.

>> THAT'S THE FLOOR.

SIGNIFICANT NUMBER OF THE PROJECTS WE SEE COMING FORWARD, THE ENTIRE BUILDING IS AFFORDABLE.

SO MAYOR WALSH HAS PUT FORWARD A PROPOSAL THAT, A GOAL FOR TO US DEVELOP 2500 HOUSING UNITS OVER THE NEXT TWO YEARS THAT ARE, BY THE TIME HE LEAVES OFFICE, FULLY CONSTRUCTED OR AT LEAST UNDER WAY.

AND RIGHT NOW WE ARE LOOKING AT THE PIPE LINE, HALF OF THOSE FULLY ARE AFFORDABLE.

THEY HAVE RESTRICTIONS ANYWHERE FROM THE WORKFORCE DEVELOPMENT DOWN TO THE ABSOLUTE SLOWER INCOME PEOPLE WITHIN THE COMMUNITY.

SO 10%, AGREE, IS A STARTING POINT.

IT IS ALSO NOT EVEN CLOSE TO BEING SOLELY WHERE THE DEVELOPMENT HAPPENS TO BE WITHIN THE STIFF SYRACUSE.

>> AND THAT WILL BE REALLY, REALLY HELPFUL.

AND I THINK WHERE WE ARE GOING TO SEE THE PEDAL HIT THE METAL IS WHERE THE DEVELOPMENT HAPPENS.

HISTORICALLY IN THE CITY OF SYRACUSE, THIS IS PROBABLY A ZONING ISSUE WITH THE SURROUNDING COMUNTSZ, BUT HISTORICALLY WHERE WE PUT THE HOUSING THAT'S 100% AFFORDABLE IS IN THESE POCKETS OF EXTREME POVERTY TO START WITH.

AND WE ARE REINFORCING SEGREGATED POVERTY IN OUR COMMUNITY.

I KNOW THE CITY IS AWARE OF IT AND HAS A MIND TOWARDS IT BUT WE'LL SEE WHERE THE PEDAL HITS THE METAL.

>> AND I'LL BUILD ON THAT BY SAYING, WE KIND OF RESOUNDINGLY KIND OF CRITIQUE CONCENTRATED POVERTY, RIGHT, THE SOCIAL CONSTRUCTION OF CONCENTRATED POVERTY, BUT I THINK WHAT SAL IS SPEAKING TO, IS THAT WE REALLY NEED TO THINK ABOUT AND PUSH ON THE ISSUE OF CONCENTRATED AFFLUENCE.

RIGHT?

I THINK THAT'S WHAT YOU ARE TALKING ABOUT.

HOW DO WE BUILD AFFORDABLE HOUSING IN COMMUNITIES THAT HISTORICALLY AND CONTEM PRAYERLY RESIST IT.

>> ONE OF THE WAYS TO BUILD MORE AFFLUENT GENERATIONS IS TO BECOME A HOMEOWNER AND BUILD UP WEALTH THAT WAY: JOE, WE'LL PIVOT TO TO YOU.

WHAT DO YOU SEE AS MISSED OPPORTUNITIES OF CREATING THE NEXT GENERATION OF FIRST-TIME HOMEOWNERS.

WHAT ELSE SHOULD THE STATE, LOCAL GOVERNMENTS OR NON-PROFITS BE DOING THAT ISN'T BE BEING DONE RIGHT NOW AS WE SEE REAL CHALLENGES WHEN IT COMES TO BUYING A HOME, AS WE SEE A LACK OF SUPPLY AS WELL AS SKY HIGH MORTGAGE RATES.

>> THAT'S A GOOD QUESTION.

THE STATE ASSOCIATION HAS BEEN LOBBYING AND HAD THIS A PRIORITY SINCE 21.

NEW YORK HAS FACED SOME OF THE HIGHEST CLOSING COSTS ON THE NATION FROM SOME FIXED EXPENSES AS WELL.

YOUR MORTGAGE TAX DEDUCTIONS AND , YOU KNOW, THE TRANSFER TAXES.

SO WHEN YOU CALM THAT WITH THE LACK OF SUPPLY, HIGH INTEREST RATES AND CURRENT OWNERS, AS A MATTER OF FACT, FIRST OF ALL MORTGAGE RATES HAVE DOUBLED SINCE 2022, THAT HAS MADE THE AFFORDABILITY PIECE THAT MUCH MORE WORSE.

ACCESSIBILITY AND AFFORDABILITY GOING HAND IN HAND, THE CURRENT RESIDENCE OF PROPERTIES WHO WANT TO GET OUT OF THEIR PROPERTY ARE NOT GOING TO GO AND DOUBLE THEIR MORTGAGE RATE TO MOVE AND ALSO PAY A PRICE BASED ON SUPPLY AND DEMAND THAT HAS BEEN ELEVATED.

THE HOUSING PRICING IS GOING UP AND THE MORTGAGE RATES SH GOING UP SO THE CURRENT HOMEOWNERS ARE NOT REALLY WANTING TO GET OUT OF THE PROPERTIES RIGHT NOW.

SOME THINGS THAT HAVE BEEN SUPPORTING THAT NYSAR IS AWARE OF ARE THE PROPOSALS FOR STATE DEDUCTIBLE SAVINGS ACCOUNTS.

SO A STATE CONTROLLED SO IT WOULD BE CONTROLLED BY THE NEW YORK STATE COMPTROLLER, AND THE PROPOSAL IS THAT COUPLES COULD SAVE UP TO $10,000 A YEAR AND INDIVIDUALS $5,000 A YEAR AND THEY COULD MAX THEIR ACCOUNT UP TO 100,000 DOLLARS OVER THE LIFE OF THE ACCOUNT BY HAVING THAT TYPE OF ABILITY TO HAVE THAT ACCOUNT.

A NEW HOME BUYER, FIRST TIME SPECIFICALLY WOULD BE ABLE TO TAKE THAT INVESTMENT AND BUY DOWN THEIR DOWN PAYMENT, INCREASE THEIR DOWN PAYMENT WHICH WOULD GET RID OF THE PMI, THE PRIVATE MORTGAGE INSURANCE.

WE ALL KNOW THAT A LARGER DOWN PAYMENT IS GOING TO GIF YOU A HOA-- IS GOING TO GIVE YOU A BETTER INTEREST RATE.

AND OF COURSE BACK TO THE CREATION OF NEW HOMES, MAKING THE HOMES A LITTLE BIT MORE AFFORDABLE FOR THEM.

SO I THINK THAT'S A REALLY STRONG PROPOSAL THAT WE HAVE BEEN REALLY HOPING TO GET THROUGH.

>> WHEN YOU THINK OF THE TIMELINE FOR SEEING CHANGES OF THE KIND WE ARE TALKING ABOUT, IS THIS SOMETHING THAT WILL TAKE YEARS BECAUSE WHETHER IT'S SAVING FOR A HOME AND CREATING ACCOUNTS BY THE STATE COULD TAKE YEARS.

IF WE ARE THINKING ABOUT INTEREST RATES FROM THE FEDS, THEY'RE SIGNALING THINGS THAT ARE TAKING A LENGTHY TIMELINE.

IS THERE ANY REASON TO BELIEVE THAT THERE IS HOPE RIGHT AROUND THE SNUT.

>> THERE IS ALWAYS HOPE.

>> I'LL HAVE WHAT YOU ARE DRINKING.

>> AS FAR AS AROUND THE CORNER, I'M NOT SURE HOW FAR THE CORNER IS, BUT, YEAH, I DO BELIEVE THAT THERE IS A TIMING ISSUE ON THIS AS WELL.

WE ARE IN, LIKE I MENTIONED EARLIER, A VERY CRITICAL STATE RIGHT NOW.

SO THESE PROPOSALS, THESE INCENTIVES, THE THINGS THAT WE ARE SPEAKING ABOUT, THEY REALLY NEED TO TAKE PLACE NOW AND WE NEED TO START SEEING SOME CHANGE.

>> SAL, IT'S NOT JUST ABOUT GETTING INTO A HOME.

IT'S CHALLENGING IN STAYING IN YOUR HOME.

>> ABSOLUTELY.

>> ONE OF THE THINGS THAT WE ALWAYS TALK ABOUT IN THE CAPITOL PRESS ROOM IS THE HOME OWNERSHIP PROTECTION PROGRAM.

>> THANK YOU.

>> AWE UNDERSTAND THE ADVOCATES ARE CONSTANTLY THIS YEAR, AND THE PROGRAM PROVIDES LEGAL AND COUNSELING SERVICES.

CAN YOU TALK A LITTLE BIT ABOUT WHAT THAT DOES.

WHAT THE STATE INVESTMENT IN HOP MEANS FOR A LOT OF PEOPLE AROUND THE STATE?

>> ABSOLUTELY.

SO THE HOMEOWNER PROTECTION PROGRAM PROVIDES LEGAL DEFENSE AGAINST FORECLOSURE.

AND IT'S CRITICAL.

IT'S REALLY THE ONLY DEDICATED SOURCE OF FUNDING TO PREVENT HOMEOWNERS FROM LOSING THEIR HOUSING.

AND AS WE KNOW RIGHT NOW, IF YOU LOSE YOUR HOUSING, IT'S NOT LIKE YOU ARE GOING TO BE ABLE TO REPLACE IT.

YOU ARE NOT GOING TO BE ABLE TO GET INTO AN AFFORDABLE RENTAL, YOU KNOW, SO IT'S CRITICAL FUNDING AND THE LAST TWO YEARS IT WAS LEFT OUT OF THE EXECUTIVE BUDGET AND IT'S BEEN PUT BACK IN THE BUDGET THIS YEAR, BUT WE JUST FOUND OUT TWO DAYS AGO THAT THE WAY THAT THE EXECUTIVE IS PROPOSING PUTTING IT BACK IN THE BUDGET IS BY ESSENTIALLY TAKING MONEY FROM THE INTEREST ON LAWYERS ACCOUNT.

SAYING WE ARE NOT GOING TO FUND IT BUT THIS ACCOUNT THAT IS SUPPOSED TO BE USED FOR SIMPLE LEGAL REPRESENTATION, CIVIL LEGAL REPRESENTATION, WE ARE JUST GOING TO TAKE A LITTLE BIT OF THAT MONEY, TAKING $15 MILLION FOR THE EXISTING EVICTION.

SO THEY'RE SAYING NEVER MIND, WE ARE NOT GOING TO FUND IT.

WHO IS GOING TO FUND IT IS WHEN YOU BUY A HOUSE AND PUT THE MONEY IN ESCROW, THAT'S WHAT IS GOING TO FUND IT AND CUT DOWN THE FUNDING WE HAVE AVAILABLE IN FUTURE YEARS.

SO THAT IS JUST A LITTLE GRANDSTANDING ABOUT THE FRUSTRATION ABOUT THAT BECAUSE WE HAD A LOT OF NEGOTIATIONS AROUND THE INTEREST ON THIS ACCOUNT FUNDING AND WANTING TO PROTECT IT SO THAT IN YEARS WHEN THE INTEREST RATES GO BACK DOWN, WE CAN STILL HAVE STABLE FUNDING FOR CIVIL LEGAL SERVICES REGARDING ALL THE ESSENTIALS OF LIFE WHETHER IT'S DOMESTIC VIOLENCE, HOUSING BENEFITS, WHAT HAVE YOU.

BUT I GUESS SO THAT'S THE NEGATIVE.

THE PRO IS THAT THE HOMEOWNER PROTECTION PROGRAM WAS SAVED THIS YEAR AND IT NEEDS TO BECOME PART-- IT SHOULD NOT BE ON THE CHOPPING BLOCK EVERY YEAR, YOU KNOW WHAT I MEAN?

BECAUSE WE ARE SEEING AN INCRESS IN THE KNEAD, NOT A DECREASE RIGHT NOW WITH ALL OF WHAT IS GOING ON.

AND IT IS CRITICAL THAT THOSE HOMEOWNERS BE ABLE TO STAY IN THOSE HOMES, YOU KNOW, AND THEN EVEN IN TERMS OF NEW OWNERS, WE REALLY, THE LEGAL AID COMMUNITY REALLY TALKS ABOUT THE LOW INCOME COMMUNITY MEMBERS.

THE MEMBERS OF THE COMMUNITY THAT MIGHT NOT HAVE A LOT OF EXTRA RESOURCES BUT THERE ARE-- THERE HAVE BEEN IN THE PAST, SOME WAYS THAT PEOPLE COULD USE LIKE SAY A SECTION 8 VOUCHER TO HELP PAY FOR THE HOUSING COSTS.

THE PROBLEM IS THAT IT IS COMER-- CUMBERSOME, THE COMMUNITIES NEED TO SUPPORT IT, THE HOUSING AUTHORITY NEEDS TO SUPPORT IT AND HELP PEOPLE THROUGH IT AND THERE NEEDS TO BE ONGOING SUPPORT PROGRAMS LIKE WE HAVE WITH HOME HEADQUARTERS TO HELP WITH IMPROVEMENTS TO HOMES.

IF THEY'RE BUYING ONES THAT NEED IMPROVEMENT.

ALL OF THESE SYSTEMS, WHILE IN THEORY SOME OF THEM EXIST, ARE EXTREMELY DIFFICULT TO NAVIGATE, AND ARE FURTHER MADE DIFFICULT BY SLOW PAYMENTS BY THE STATE TO ORGANIZATIONS THAT ARE TRYING TO PROVIDE THIS ASSISTANCE, MAKE CAN IT SO THAT THEY DON'T HAVE THE CASH TO DO THE ASSISTANCE THEY NEED TO DO.

SO WHAT I WOULD SAY IS THAT THERE NEEDS TO BE, AS WE ARE TALKING ABOUT NEW HOMEOWNERS, THERE NEEDS TO BE A GREATER FOCUS, AGAIN, ON WAYS THAT LOW INCOME COMMUNITY MEMBERS CAN BUILD THAT INTERGENERATIONAL WEALTH THAT WE KNOW THROUGH HISTORY AND YOU CAN PROBABLY SPEAK AT LENGTH ABOUT THAT, HOME OWNERSHIP IS PROBABLY ONE OF THE MOST IMPORTANT WAYS TO CREATE INTERGENERATIONAL WEALTH AND BREAK THE CYCLE OF POVERTY SO WE NEED TO BE ABLE TO BE TALKING ABOUT VOUCHERS FOR RENTAL AND TALKING ABOUT THE VOUCHERS BEING AVAILABLE FOR HOME OWNERSHIP.

>> AND I WANT TO HAMMER A POINT HOME ABOUT HOME OWNERSHIP PROTECTION PROGRAM, WHICH IS THAT THIS IS NOT MONEY THAT IS DESIGNED TO HELP SOMEONE CATCH UP THEIR TAXES.

IT'S NOT HELPING THEM CATCH UP ON THEIR MORTGAGE PAYMENTS.

THIS IS LITERALLY SO THAT A LAWYER OR COUNSELOR CAN COME IN AND SAY HERE, WE ARE GOING TO HELP YOU GET BACK ON TRACK.

WE ARE GOING TO HELP YOU FIGURE OUT HOW TO GET BACK ON YOUR FINANCIAL FOOTING, RIGHT?

>> THAT'S RIGHT.

>> SO I WANT TO COME BACK TO ANOTHER ISSUE YOU BROUGHT UP IN PART OF THAT CONVERSATION A LITTLE WHILE AGO, IF WE CAN REMEMBER BACK TO SHELTER ALLOWANCE AND YOU POINTED OUT HOW THE FORMULA HAS NOT BEEN REVISED, I BELIEVE, FOR FAMILIES IN WHAT THREE DECADES?

>> YES.

>> AND MAYBE I'M WRONG HERE, BUT I READ A LOT IN THE NEWS ABOUT HOUSING COSTS GOING UP SINCE THEN.

SO... >> JUST A LITTLE BIT.

>> SO WE ARE TRYING TO GIVE PEOPLE LATE 90s RATES FOR SHELTER ASSISTANCE AND EXPECTING THEM TO BE SUCCESSFUL IN THE 2024 MARKET?

>> ABSOLUTELY.

AND I MEAN YOU HAVE PEOPLE, TENANTS I WAS REPRESENTING THE OTHER DAY, THEY'RE PAYING OVER 2,000 A MONTH IN THEIR RENT AND, YOU KNOW, THE SHELTER ALLOWANCE, EVEN THOUGH IT'S A LARGE FAMILY ONLY COVERS LESS THAN HALF OF THAT AT THIS POINT.

AND YOU KNOW, LIKEWISE, WE SEE A LOT OF PEOPLE WHO, YOU KNOW, THEIR OTHER BENEFITS HAVEN'T GONE UP, EITHER.

BUT THE SHELTER ALLOWANCE ONE IN PARTICULAR IS REALLY STARK WHEN YOU SEE THE INCREASES IN THE HOUSING.

AND I THINK THAT THE PART THAT ISN'T DISCUSSED ENOUGH IS THAT WHEN WE DON'T AFFIRMATIVELY PROVIDE HELP FOR THOSE WHO NEED HELP WITH HOUSING, THE COST TO THE COMMUNITY AFTERWARDS ARE PROBABLY 10 FOLD, YOU KNOW, LIKE IF YOU DON'T HELP PEOPLE WHO ARE IN A CRISIS PROVIDE, YOU KNOW, HELP THEM AND PROVIDE THEM SHELTER, THEN THEY END UP AN EMERGENCY SHELTER, WHICH IS 10 TIMES MORE EXPENSIVE OR EVEN WORSE, WHEN YOUR EMERGENCY SHELTERS ARE ALL FULL LIKE THEY ARE RIGHT NOW, THE COUNTY ENDS HAVING TO PAY FOR INDIVIDUAL HOTEL ROOMS.

AND SO LIKE YOU LOOK AT THE COST OF THAT VERSUS JUST DOING A LITTLE BIT MORE SHELTER ASSISTANCE UP FRONT, THE TAXPAYERS ARE PAYING THE BURDEN OF OUR LACK OF INVESTMENT IN AFFORDABLE HOUSING.

AND OUR LACK OF INVESTMENT IN MAKING IT SO THAT PEOPLE HAVE THE CASH TO JUST MAKE THEIR RENT EVERY MONTH.

>> I'M HAPPY TO JUMP IN ON THAT.

IT ALSO IS THE CASE THAT NATIONWIDE, THE MAJORITY OF TENANTS WHO QUALIFY FOR SOME FORM OF HOUSING ASSISTANCE ARE NOT RECEIVING IT.

SO WE ARE IN A SITUATION WHERE THE VAST MARKET OF MAJORITY OF TENANTS AT AN INCOME LEVEL WHO QUALIFY FOR HOUSING ASSISTANCE ARE GETTING NO ASSISTANCE WHATSOEVER AND THE COST OF IT, AS SAL JUST SAID, ARE NOT JUST LIKE LIMITED TO THE COST THAT WE ARE PAYING FOR EMERGENCY SHELTER, BUT ALSO THINGS LIKE EMERGENCY ROOMS BECAUSE WE KNOW THAT THERE IS A VERY STRONG CORRELATION BETWEEN PEEP'S HOUSING CONDITIONS, RIGHT, AND THE PREDICAMENT OF HOMELESSNESS AND HEALTH DISPARITIES IN OUR COMMUNITY.

SO WE ARE ALL PAYING FOR IT.

AND IT GOES WAY BEYOND THE ISSUE OF HOUSING.

>> EDUCATIONAL DISPARITIES, THE DISRUPTION IN EDUCATION, I MEAN IT GOES ON AND ON.

I COULDN'T AGREE WITH YOU MORE.

>> GRETCHEN, WHEN IT COMES TO RENTERS AND THE PRICES THAT THEY'RE PAYING FOR THEIR APARTMENTS, ARE THERE ADDITIONAL SAFEGUARDS YOU THINK SHOULD BE PUT IN PLACE TO ENSURE THAT THEY'RE ABLE TO AFFORD THEIR HOME?

>> YES, ABSOLUTELY.

SO FIRST OF ALL WE NEED REALLY, REALLY STRONG GOOD CAUSE EVICTION PROTECTION.

WE THEY'D TO REALLY LIMIT RENT INCREASES.

AND SO I THINK ALL OF US AT THE TABLE ARE VERY CURIOUS TO SEE WHAT IS GOING TO, YOU KNOW, HAPPEN WITH THE CURRENT BUDGET NEGOTIATIONS AND WHAT IS HAPPENING WITH THAT BILL GOOD CAUSE.

>> LET ME INTERJECT IF I CAN PREDICT THE FUTURE WHEN THIS AIRS, A VERSION OF VERY TAILORED NARROWED RESTRICTIONS ON HOW MUCH RENT CAN BE INCREASED IN CERTAIN SITUATIONS AND THE INCREASES THAT WILL BE ALLOWED WILL BE ABOVE AND BEYOND WHAT HAS BEEN PROPOSED IN A 2019 BILL CALLED GOOD CAUSE EVICTION, WHICH I THINK ALLOWS FOR RATES OF 3% OR 1.5 TIMES CRAIP SO THAT'S-- CPI PUTTING ON MY CRYSTAL BALL FOR A SECOND WHAT SYSTEM DO YOU THINK MAKES SENSE?

>> WHAT I WAS GOING TO SAY IS JUST TO SPEAK A LITTLE BIT FROM LIKE THE RESEARCH SIDE OF THINGS.

THE RESEARCH SHOWS THAT ACTUALLY A LOT OF LANDLORDS WHO ARE PROVIDING LIKE SLUM HOUSING, RIGHT, THE HOUSING THAT IS IN THE WORST CONDITION THAT IS JUST RIFE WITH CODE VIOLATIONS THAT IS TOTALLY UNINHABITABLE ARE ACTUALLY PROFITING THE MOST, THEY'RE THE MOST PROFITABLE.

IT'S NOT THE CASE THAT THOSE LANDLORDS ARE JUST, YOU KNOW, SCRAPPY MOM AND POPS WHO ARE BARELY GETTING BY, ET CETERA.

THE SYSTEM-- THE SYSTEM OF RENTAL HOUSING IS ONE THAT IS BASED ON THE PREDATION OF THE POOR.

SO, YEAH,... >> I CAN JUST BUILD ON THAT, TOO, AND SAY THAT, YOU KNOW, THAT'S PART OF WHY RIGHT TO COUNSEL-- I KNOW WE HAVEN'T TALKED ABOUT RIGHT TO COUNSEL AND EVICTION YET BUT I'M GOING TO SQUEEZE THAT IN, IT IS SO CRITICAL BECAUSE IT IS THE LAST STOP GAP OF MAKING SURE THAT TENANT PROTECTIONS ARE ACTUALLY UPHELD.

SO, FOR EXAMPLE, I WAS REPRESENTING A TENANT A COUPLE MONTHS AGO WHO WAS ILLEGALLY LOCKED OUT OF HER APARTMENT BECAUSE SHE HAD BEEN COMPLAINING ABOUT THE SEWAGE IN THE BASEMENT, RIGHT?

AND DURING THE FIVE WEEKS THAT THE LANDLORD KEPT THE TENANT LOCKED OUT-- AND MIND YOU, WE WERE IN COURT AT THAT TIME-- BUT THE LANDLORD KEPT ON SAYING OH NO, THEY CAN GET IN.

THEY COULDN'T GET N. OH THEY HAVE A KEY.

THE KEY DID NOT WORK.

I MEAN IT WAS JUST FLAYING RABBIT.

AND-- IT WAS JUST FLAGRANT.

AND IN THE PROCESS, THE LANDLORD THREW OUT-- WE DON'T KNOW IF IT WAS THROWN OUT OR GIVEN AWAY TO THEIR FRIENDS.

IT IS GONE.

6,000 PROPERTY GONE, WORKING CLASS MOM.

SO THE PROTECTIONS WE HAVE, IF THERE WAS NO ATTORNEY REPRESENTING HER, SHE WOULD HAVE LOST THAT MONEY, SHE WOULD HAVE LOST HER HOUSE AND THAT WOULD HAVE BEEN IT.

INSTEAD, WE GOT AN ORDER, NOT ONLY TO RESTORE HER TO HER HOME, BUT THAT THE LANDLORD HAD TO PAY TRIPLE DAMAGES AND WE EVEN GOT SOME PUNITIVE DAMAGES THROWN IN.

SO, TO ME, THOSE-- THAT'S WHAT I'M TALKING ABOUT WHEN YOU ARE TALKING ABOUT, YOU KNOW, PREDATORY THINGS HAPPENING.

THERE IS NO WAY TO STOP IT IF YOU DON'T HAVE A LAWYER THERE TO SAY, NO, THIS PERSON HAS GOT RIGHTS AND THIS PERSON, YOU KNOW, WHETHER IT'S THAT KIND OF CASE OR IT'S, YOU KNOW, A TENANT COMPLAINING TO CODES ABOUT ISSUES THAT HAVE BEEN EXISTING FOR TWO YEARS AND LITERALLY THE NEXT DAY THE LANDLORD SERVES A TERMINATION NOTICE.

YOU GOT TO HAVE ATTORNEYS THERE TO BE ABLE TO REPRESENT THE TENANTS TO UPHOLD THOSE RIGHTS BECAUSE THE POWER IMBALANCE IS SO SEVERE.

>> AND I WOULD JUST ADD TO THAT, I MEAN, YOU ARE KIND OF PLAYING A GAME OF WHACK A MOLE, RIGHT?

>> YES.

>> BECAUSE IT'S CONSTANT.

IT'S NEVER ENDING, RIGHT?

THERE IS A NEVER ENDING LINE OF TENANTS WHO NEED YOUR SERVICES AND YOU ARE PROVIDING VITALLY NECESSARY SERVICES.

THE OTHER THING THAT WE NEED IS THAT WE NEED GREATER PROTECTIONS FOR TENANTS TO ORGANIZE.

WE NEED GREATER PROTECTIONS FOR TENANTS TO ORGANIZE AND NOT JUST BRING INDIVIDUAL CLAIMS, COMS WHICH IS REALLY CHALLENGING FOR THEM TO DO.

BECAUSE THEY FACE RETALIATION CONSISTENTLY.

I HAVE BEEN DOING LOTS OF RESEARCH ON TENANTS AND IF THERE IS ANYTHING THAT IS CONSISTENT, IT IS THIS PREDICAMENT OF WHENEVER THEY BRING FORWARD ANY KIND OF COMPLAINT AROUND HOUSING CONDITIONS, THEY FACE RETALIATION.

SO THERE ARE REALLY INTERESTING EXAMPLES OF LEGISLATION THAT HAS BEEN PASSED IN OTHER COMMUNITIES LIKE, FOR EXAMPLE, IN CALIFORNIA, THERE IS A BILL THAT IS CALLED UNION AT HOME.

THE UNION AT HOME ORDINANCE, WHICH ALLOWS FOR COLLECTIVE ORGANIZING AMONG TENANTS, THE FORMATION OF TENANT UNIONS AND ACTUALLY MANDATES THAT LANDLORDS ON A QUARTERLY BASIS ENGAGE IN COLLECTIVE BARGAINING LIKE A COLLECTIVE BARGAINING SYSTEM WITH THE TENANT ASSOCIATIONS THAT ARE FORMED.

AND I THINK WE HAVE TO DEVELOP THOSE KINDS OF COLLECTIVE STRUCTURES BECAUSE OTHERWISE, LEGAL SERVICES ARE-- I MEAN THEY'RE THROUGH THE ROOF.

THERE IS NO END TO THE NEED FOR YOUR SERVICES.

>> I WANT TO PIVOT TO YOU, JOE.

I KNOW THE NEW YORK STATE ASSOCIATION OF REALTORS IS NOT A FAN OF THE QUOTE UNQUOTE GOOD CAUSE LEGISLATION AS IT WAS PROPOSED BY SENATOR SALAZAR AND ASSEMBLYMEMBER HUNTER WITH A DE FACTO RENT CAP AND LANGUAGE WITH AUTOMATIC LEASE RENEWALS.

AS YOU THINK ABOUT WHAT MAKES SENSE FROM A PROPERTY OWNER OR PROPERTY MANAGER PERSPECTIVE, WHERE IS THE GIVE AND TAKE THAT MAKES SENSE IN TERMS OF ANY SORT OF RESTRICTIONS ON RENT GROWTH OR GUARANTEES OF LEASE RENEWALS?

IS THERE ROOM TO NEGOTIATE?

>> I THINK THERE IS ROOM TO NEGOTIATE, BUT, YOU KNOW, WE ARE ALL ABOUT TENANT PROTECTION.

THE STATE IS-- NYSAR IS ALL ABOUT TENANT ROUTES, I THINK THE RIGHT TO COUNCIL IS UJ.

I THINK THERE SHOULD BE STATEWIDE, ESTABLISHED STATEWIDE PROGRAMS THAT ALLOW FOR COUNCIL AND THE EVICTION PROCESS AND RIGHT BACK TO OUR PREVIOUS CONSERVATION ABOUT HOME OWNERSHIP.

I THINK THERE NEEDS TO BE LEGAL REPRESENTATION FOR HOMEOWNERS THAT ARE FACING THAT AS WELL.

YOU KNOW, WE MENTIONED THIS IN THE OTHER ROOM, BUT THE INVESTORS THAT ARE NOT ENTICED TO INVEST WHEN THEY FEEL THAT THEY ARE NOT GOING TO GET A RETURN ON THEIR INVESTMENT, HAS CAUSED A SLOWDOWN IN THAT AREA.

SO TENANT PROTECTION, GOOD DOERS DESERVE GOOD ACTIONS, ABSOLUTELY.

AND, YOU KNOW, FOR THOSE CASES, WE REALLY STRUGGLE WITH FINDING THE BALANCE OF THIS GOOD CAUSE.

PERPETUAL LEASE IS AN ISSUE.

I THINK THAT'S AN ISSUE FOR ALL INVESTORS TO DISCUSS, YOU KNOW, AN ALTERNATIVE TO SOMETHING LIKE THAT.

>> AND WHAT WE ARE SEEING BEING DISCUSSED RIGHT NOW AS WE TALK IN ALBANY WITH REGARDS TO TENANT PROTECTIONS IS A PROPOSAL THAT WOULD EXCLUDE NEW CONSTRUCTION FOR THE FORESEEABLE FUTURE.

DOES THAT MAKE SENSE?

IS THAT, FOR YOU, MAKE THIS GRAND BARGAIN ON HOUSING HOWEVER IT MAY EMERGE, A LITTLE MORE PALATABLE?

>> I GUESS I'M NOT SURE HOW TO ANSWER THAT BECAUSE I HAVEN'T SEEN WHAT GOOD CAUSE IS ACTUALLY GOING TO DO.

SO I'LL CURB BY DISCUSSIONS UNTIL WE HAVE A LITTLE MORE CLARITY AROUND IT.

>> WELL, I WANT TO PIVOT TO ANOTHER ISSUE THAT SAL BROUGHT UP, WHICH WAS CODE ENFORCEMENT.

AND MICHAEL, IS THE GOVERNMENT OFFICIAL HERE, WE'VE HAD TALK ABOUT CODE ENFORCEMENT AT THE STATE LEVEL.

THERE HAVE BEEN HEARINGS ABOUT WHETHER LOCAL OFFICIALS NEED MORE AUTHORITY, WHETHER THERE NEEDS TO BE STRONGER EFFORTS TO IMPOSE PENALTIES, RECOUP MONEY.

WHAT IS THE CODE ENFORCEMENT WORLD LIKE FOR YOU IN SYRACUSE?

>> SO CODE ENFORCEMENT IS ONE OF THE DIVISIONS WITHIN THE DEPARTMENT THAT I'M THE COMMISSIONER FOR, AND WAS WE FOUND IS WE REALLY, IN THE PAST FEW YEARS, ESPECIALLY WITH ALL THE THINGS THAT TIM AND TROY HAD DONE HERE IN SYRACUSE, IT WAS INCREDIBLY PREDATORY TOWARDS TENANTS, FIND NEW CREATIVE WAYS TO MAKE SURE OUR TENANTS ARE PROTECTED.

WE HAVE DONE A FEW THINGS THAT WE HAVE HAD SUCCESS WITH.

BUT WE STILL HAVE SOME OF THE CHALLENGES THAT HAVE BEEN BROUGHT UP AROUND THE ABILITY FOR FINAL ENFORCEMENT ON IT.

ONE IS WE HAVE BEEN WORKING WITH WE FUND A NON-PROFIT ORGANIZATION PEACE MAKING CENTER THAT PROVIDES COMMUNITY AMBASSADORS THAT ARE ABLE TO CONNECT WITH TENANTS THAT ARE HAVING ISSUES.

WHERE THEY MAY NOT TRUST THE GOVERNMENT TO BEGIN WITH OR THEY MAY HAVE CONCERNS AROUND RETALIATION.

SO WHAT THEY LOOK TO DO IS TO MAKE SURE THEY CAN HOLD THE HAND OF THE TENANT, WITH US, CONNECT THEM WITH SAL'S ORGANIZATION, LONG TIME SUPPORTER THROUGH OUR EMERGENCY SOLUTIONS GRANT THAT WE DIRECT THROUGH HUD DOLLARS THAT ARE DIRECTED THROUGH OUR DEPARTMENT, FOR EXACTLY THE EVICTION DEFENSE.

THAT HAS BEEN A CRITICAL COMPONENT OF THIS AND ALSO WITH NEW PROGRAM RELATED TO TENANTS BEING ABLE TO GO AFTER THEIR-- BE ABLE TO RECEIVE SOME MONEY BACK FOR THE CONDITIONS THAT THEY HAVE BEEN IN, WE ARE PROVIDING MORE SUPPORT, MORE DATA ON THOSE CODE ENFORCEMENT ISSUES TO THE LAWYERS AND TO THE COURTS, WHICH IS AT THEIR REQUEST, WHICH HAS BEEN GREAT.

BEFORE THAT STARTED-- SO LAST YEAR WE CREATED OUR OWN PROGRAM THAT WAS REALLY DESIGNED TO KEEP PEOPLE FROM FACING THESE EVICTIONS DUE TO HOUSING CONDITIONS, WHERE WE NOW HAVE THE ABILITY, WHEN A LANDLORD DOES NOT ADDRESS AN ISSUE, TO GO INTO THE HOME, FIX THE ISSUE WITH A PRIVATE CONTRACTOR, CHARGE THE LANDLORD PLUS 15% ADMINISTRATION FEE FOR EVERYTHING THAT WE HAD TO GO THROUGH TO DO THAT.

AND IF THEY DON'T PAY THE BILL, WE ROLL IT ON TO THEIR TAXES SO WHETHER WE GET IT BACK THROUGH TAXES OR CEDES THEIR PROPERTY FOR BACK TAXES.

WHAT WE HAVE FOUND-- WE ESTABLISHED THAT IN MARCH OF 2023.

WE JUST FINISHED THAT UP, THE FIRST YEAR OF THAT, IS OUT OF ABOUT 90% OF THE CASES DIDN'T HAVE TO-- WE WERE ABLE TO ADDRESS THEM THROUGH THREAT OF A LETTER SAYING THIS IS WHAT IS GOING TO HAPPEN.

THEY HAVE TO ADDRESS IT WITH QUALITY F. WE HAVE TO GO BACK FOR THE SAME CODE VIOLATION FOR MULTIPLE TIMES, THEN WE SAY YOU DIDN'T FIX IT RIGHT.

AND SO NOW, AGAIN, WE ARE GOING TO GO IN AT THE PROPERTY OWNER'S COST: THERE IS A SCALE ISSUE.

AND THERE IS AN ISSUE AROUND, YOU KNOW, ONCE THE CITY CITES AND WE DO BRING IT INTO THE BUREAU OF ADMINISTRATIVE ADJUDICATION OR BRING IT TO COURT, HOW LONG DOES IT TAKE TO GET THROUGH THAT PROCESS.

AND WHEN YOU ARE LIVING IN THE CONDITION, EVERY DAY IS TOO LOCK TOO LONG THAT YOU ARE OR DEALING WITH IT AND WE TALKED ABOUT SOME OF THE OTHER EFFECTS OF BEING IN SUBSTANDARD HOUSING.

BUT WHAT WE KNOW IS THAT THERE IS A REAL ISSUE WHEN IT COMES TO PEOPLE-- OR FAMILY'S ABILITY TO SUPPORT THE CHILD THROUGH EDUCATION, PARENTS ABILITY TO KEEP THEIR OWN JOB, TO GO LOOK FOR A NEW JOB THAT'S GOING TO PAY MORE.

THOSE BECOME ALL CHALLENGES WHEN THE BASE SITUATION OF YOUR HOME IS UNDER THREAT.

SO HOW DO WE ADDRESS THAT OVERALL?

IN THE CITY WE HAVE BEEN LOOKING AT EVERY CREATIVE WAY WE CAN DO IT.

THAT'S SOME OF THE EXAMPLES WE'VE IMPLEMENTED FORTUNATELY TO GREAT SUCCESS.

>> JUST TO JUMP IN ON THAT.

I MEAN THE PROBLEM THOUGH WITH THAT ARRANGEMENT IS THAT THE VAST MAJORITY OF TENANTS ARE ABSOLUTELY TERRIFIED TO CALL CODES.

THEY'RE TERRIFIED.

THERE IS A POWER DYNAMIC WITH THEIR LANDLORDS.

THESE ARE THEIR HOMES, THIS IS WHERE THEY LIVE EVERY DAY AND RIGHT NOW BECAUSE OF THE AFFORDABILITY CRISIS, SO MANY OF THEM CANNOT AFFORD TO MOVE.

SO WHAT THEY'RE DOING IS JUST-- YOU KNOW, THIS IS KIND OF TALKING ABOUT NEGOTIATING NEGLECT.

THEY'RE PUTTING UP WITH NEGLECT.

THEY'RE PUTTING UP WITH BEING POISONED AND SO WE HAVE TO MOVE TO A MORE PROACTIVE FORM OF CODE ENFORCEMENT.

IT CAN'T BE RELYING ON THIS REACTIVE LIKE TENANT INITIATED CODE ENFORCEMENT PROCESS.

SO I'M WONDERINGINGS HOW IS THE CITY TRYING TO ADDRESS THAT?

>> IT IS BOTH REACTIVE AND PROACTIVE.

SO IT COMES TO US THROUGH A FEW DIFFERENT WAYS.

WHEN WE HEAR ABOUT ISSUES, AND AGAIN REACTIVE BUT NOT NECESSARILY FROM THE TENANT, THAT'S WHEN WE ENGAGE THE COMMUNITY AMBASSADORS.

SO THAT THEY CAN REACH OUT AS NON-GOVERNMENT OFFICIALS AND BE ABLE TO CONNECT THEM TO LEGAL SERVICES OR TO CODE ENFORCEMENT OR WHEREEVER THEY MAY GO AND SAY HERE ARE YOUR OPTIONS.

THE OTHER IS IF YOU ARE IN A BUILDING WITH THREE UNITS OR MORE, YOU HAVE TO HAVE A CERTIFICATE OF COMPLIANCE.

THERE IS A THREE-YEAR CERTIFICATION WHERE EVERY SINGLE APARTMENT IS INSPECTED.

IT'S NOT A PICK AND CHOOSE.

IT'S EVERY ONE.

>> EXCEPT WHAT PERCENTAGE OF REPRESENTAL PROPERTIES ARE ON THE RENTAL REGISTRY?

>> I'M TALKING ABOUT THREE OR MORE, A CERTIFICATE OF COMPLIANCE.

RENTAL REGISTRY IS FOR ONE OR TWO UNITS.

WHEN WE STARTED-- WHEN I STARTED THIS JOB IN 2020, IT WAS A PERCENTAGE OF ABOUT 12%.

WE ARE OVER-- WE ARE ABOUT 55% RIGHT NOW AND CONTINUING TO GROW AND WORKING TOWARDS HOW CAN WE CONTINUE TO GET INSIDE AND DO THE INTERIOR INSPECTIONS.

SO WE'VE GOT THAT IN FRONT OF US.

THERE ARE A FEW OTHER THINGS WE'VE DONE RELATED TO QUALITY AND THAT IS YOU BROUGHT UP LEAD BEFORE.

AND LEAD IS A SERIOUS ISSUE HERE.

SO IN THE AREAS WHERE THE HEALTH DEPARTMENT HAS BEEN ABLE TO SHOW THESE ARE THE AREAS THAT HAVE THE HIGHEST LEVELS OF CHILDREN THAT HAVE BEEN POISONED, NOW YOU HAVE TO HAVE A THIRD PARTY DEMONSTRATE THROUGH THAT THE PLACE IS SAFE FROM LEAD, THAT IT HAS BEEN REMEDIATED OR ABATED TO THE POINT WHERE THERE'S NO LEAD HAZARD IN THERE.

YOU CANNOT-- YOU MUST HAVE THAT.

IF YOU ARE OUTSIDE OF THAT AREA, AND OUR INSPECTIONS SHOW ANY CHIPPING OR PEELING PAINT, THEN, AGAIN, YOU HAVE TO HAVE THAT AS WELL.

SO WE HAVE BEEN VERY PROACTIVE ABOUT HOW DO WE FIND NEW WAYS TO MOVE FORWARD.

WE ARE CERTAINLY NOT THERE YET, NOT EVEN CLOSE.

BUT WE HAVE MADE SIGNIFICANT STRIDES YEAR OVER YEAR IN HOW WE CAN BE IN A PROTECTIVE POSITION WITH THE TENANTS.

>> I THINK THE POLICIES ARE THERE.

THE PRACTICE ISN'T THERE, UNFORTUNATELY.

YOU KNOW, I THINK THERE IS NOT-- >> I DISAGREE WITH THAT.

>> YOU THINK THERE IS ENOUGH CODE ENFORCEMENT OFFICERS?

>> SO SAYING THAT PRACTICE ISN'T THERE IS VERY DIFFERENT THAN SAYING WE'VE HAD ENOUGH.

SO I AM IN THESE HOMES.

I DO GO... >> I THINK WHERE IT HAPPENS ON THE WHOLE, IT'S GOOD BUT THERE IS NOT ENOUGH CODE ENFORCEMENT OFFICERS.

IT'S NOT CONSISTENTLY ENFORCED.

WE HAVE, YOU KNOW, I HAD A CASE LAST WEEK WHERE IT'S A SIX-UNIT BUILDING THAT IT WAS KNOWN TO HAVE LEAD TWO YEARS AGO.

THIS LANDLORD FINALLY, WITH WE SUED HIM TO COMPEL REPAIRS, REPLACED THE WINDOWS ON ONE APARTMENT ON THE FIRST FLOOR.

THERE ARE FIVE MORE APARTMENTS, RIDDLED WITH LEAD AND, YOU KNOW, THE CITY HAS KNOWN AND SO IT'S LIKE I THINK THE ISSUE ISN'T-- I SUPER APPLAUD THE CITY FOR WHAT HAS HAPPENED.

THE CITY REGISTRY HAS BEEN PHENOMENAL.

THE LEAD ORDINANCE HAS BEEN TRANSFORMATIVE AND I THINK WE ARE REALLY TRYING TO PUT THAT INTO EFFECT.

BUT I DO THINK THAT THE DIFFERENCE BETWEEN WHAT I'M HEARING YOU SAY AND WHAT RHYME SEEING ON THE GROUND WITH TENANTS IS THERE.

>> IS THAT A STATE ISSUE?

DOES THE STATE NEED TO GIVE THE CITY OF SYRACUSE MORE RESOURCES.

SYRACUSE IS AN EASY MUNICIPALITY TO WORK WITH BECAUSE THEY HAVE A PROFESSIONAL CODES DEPARTMENT AND SOME OF THE TOWNS AND VILLAGES, YOU KNOW, THERE MAY BE NO TRAIN SKILLED CODE INSPECTORS OR IF THERE ARE, THEY HAVE FOUR OTHER HATS THEY'RE WEARING.

ALSO THEY MIGHT BE BEST BUDDIES WITH THE BIG LANDLORD IN TOWN.

AT LEAST WITH SYRACUSE, IF WE CALL CODES, WE KNOW WE ARE OR DEALING WITH A PROFESSIONAL OPERATION AND SOME TOWNS AND VILLAGES THAT IS NOT THE CASE.

I DO THINK THERE COULD AND SHOULD BE A BETTER AMOUNT, LIKE BETTER FUNDING AND BETTER STANDARDS FOR WHAT IS EXPECTED IN TERMS OF CODE ENFORCEMENT ACROSS THE STATE.

>> IT 150E789S LIKE THERE IS-- IT SEEMS LIKE THERE IS A GENERAL ACCEPTANCE THAT SYRACUSE IS IN THE RIGHT PLACE BUT THERE ARE MUNICIPALITIES AROUND THE STATE WHO ARE CLEARLY NOT ON THE SAME PAGE.

SO DOES THE STATE HAVE A RESPONSIBILITY TO STEP IN IN THOSE CASES?

DO YOU THINK THERE IS A ROLE FOR THE STATE TO PLAY IN ALMOST DIRECTING MUNICIPALITIES TO DO A BETTER JOB IN ADDITION TO GIVING THEM THE RESOURCES TO DO THAT BETTER JOB?

>> YOU KNOW, I'M GOING TO QUOTE THE GOVERNOR HERE AND I'M GOING TO SAY HOUSING IS A HUMAN RIGHT.

SO IF HOUSING TRULY IS A HUMAN RIGHT, THE WAY THAT GOVERNOR HOCHUL HAS REPEATEDLY SAID AND AS WE AGREE, THEN THE STATE ABSOLUTELY HAS A RESPONSIBILITY FOR ENSURING THAT OUR HUMAN RIGHTS INCLUDING HOUSING ARE UPHELD.

>> UNFORTUNATELY THAT'S ALL THE TIME WE HAVE TODAY.

IT GOES BY FAST.

MY THANKS TO MICHAEL COLLINS, GRETCHEN PURSER, SAL CURRAN AND JOE RIVELLINO.

I'M DAVID LOMBARDO AND YOU HAVE BEEN WATCHING "CONNECT NEW YORK" IF YOU WOULD LIKE TO REVISIT THIS EPISODE OR DIG INTO OUR CONNECT ARCHIVES, VISIT WCNY.

.ORG/CONNECT NEW YORK IT HAS BEEN A PLEASURE THANK YOU FOR WATCHING.