Housing: Meeting Basic Survival Needs for Tenants to Prevent Homelessness

If you live in Jamaica, South Jamaica or any other part of South East Queens close to the rapidly changing downtown Jamaica Center, your rent may have climbed significantly over the last few years or you are paying more for services if you are a public housing tenant. If you live in private housing, you are likely paying higher rent than ever before for the same size space. Presently, the difference between having a roof over your head and homelessness is the ability to pay one's rent and to pay it on a timely basis-- affordability is not a part of the equation presently for most working people. Because of rising housing costs and salaries that have not kept up with the cost of actual living expenses, paying rent and meeting other basic needs is becoming more of a challenge each month for a growing number of people. The majority of people living in New York City have a rent expense that far exceeds the former standard of rent being equivalent to thirty percent (30%) of one's income. When rents were lower and 30% of one's income being spent for rent was the standard for most housing, there was money remaining from one's paycheck to reasonably meet other living expenses. Those days, it can be said, are long gone!

In the 2017 report: "Out Of Reach: The High Cost of Housing" compiled by the National Low Income Housing Coalition (NLIHC) an organization whose work documents the gap between renters’ wages and the cost of rental housing, United States Rep. Keith Ellison (MN) states, in the report's preface after describing how a young woman and her husband spend more than half of the money they earn in a month on rent leaving little for basic needs like food, medicine and diapers, "Across the nation, millions of America’s families are struggling to pay their rent each month. Growing numbers of low income seniors, people with disabilities, families with children, and other vulnerable people have more month than money. The problem is systemic and is reaching almost epidemic proportions. Rents are soaring in every state and community at the same time when most Americans haven’t seen enough of an increase in their paychecks."

Further, the extensive report provides wages and fair market rental (FMR) figures for every county in every state from 2016 statistical data. Based upon the standard of rent being 30% of one's income, the 2017 national housing wage i.e., an average of the wages of every state, would be $21.21 earned in wages per hour necessary to meet the rent expense for a two-bedroom rental home. You might wonder how much of a hourly wage one might need to earn in order to pay the rent for a two-bedroom apartment in New York City at the 30% of income standard? The national wage to be earned to pay rent equivalent to 30% of one's income for a two-bedroom apartment in New York State is $28.08 per hour. For Queens county in New York City, the reported amount is $31.48 earned per hour or an annual earned income of $65,480 to pay a fair market rent of $1,637 monthly (see Report, page 174). Last time we checked online rent boards and websites for advertised privately rented apartments, two-bedroom privately offered apartments in the Jamaica area were almost all more than $2,000 per month and higher in other parts of Queens. (see Report at: http://nlihc.org/sites/default/files/oor/OOR_2017.pdf; also, see the Power Point Narrative: http://nlihc.org/sites/default/files/oor/OOR17_MembersLaunch_Webinar_060917.pdf)

In the 2014 report: "Overlooked and Undercounted: The Struggle to Make Ends Meet in New York City" prepared for the Women’s Center for Education and Career Advancement with support from the United Way of New York City, The New York Community Trust and City Harvest, the cost of meeting basic needs that included housing as the greatest expense, demonstrated that costs are rising all over New York City. In the Executive Summary it stated that "more than two in five New York City households—over 940,000 households—lack enough income to cover just the necessities, such as food, shelter, health care and child care." The summary also emphasized that the efforts of these residents "are aggravated by the reality that the costs of housing, health care, and other living expenses continue to rise faster than wages in New York City." The numbers have undoubtedly increased since 2014. In New York City, the minimum wage increased in December, 2017 to its current $12.00 per hour for businesses with 10 or fewer employees, and $13.00 per hour for businesses with 11 or more employees. At the end of 2018, it will increase to $13.50 and $15.00, respectively. Looking at these two minimum wage salaries makes it clear that someone would either have to have two (2) full-time jobs or would pay twice the 30% i.e., close to 60% or more of their income for rent each month for a two-bedroom apartment. Neither of these realities change the affordability of rent to be paid to sustain one's housing. What is occurring is that people are doubling up in apartments; older working children not earning enough to move out on their own remain at home with a parent where they are needed to help contribute to pay the rent providing a roof over more than one head. The writer of this article knows a young man who has three (3) jobs, two full-time and one part-time, working as a Security Guard at three different locations so he can "pay the rent."

One of the key findings in the report was that "more than two out of five New York City households lacking enough income to meet their basic needs." The problem of inadequate income is extensive, affecting families throughout the city, in every racial/ethnic group, among men, women, and children and in all neighborhoods. Nevertheless, inadequate income is concentrated disproportionately in some places and groups." Among these groups, four out of five households with inadequate income are people of color, with Latinos being the group most affected. Being foreign-born increases the likelihood of having inadequate income. Households with children are at a greater risk of not meeting their basic needs, accounting for more than half of households with inadequate income. Households maintained by single mothers, particularly if they are women of color, have the highest rates of income inadequacy (see Report at: http://depts.washington.edu/selfsuff/docs/NYCity2014.pdf)

In 2012, 43% of the households in Queens fell below the standard for self-sufficiency ( U.S. Census Bureau, 2010 American Community Survey). Presently in 2018, homelessness in New York City is at an all-time high of nearly 77,000. Much of this housing is private e.g., apartments in buildings and in two-or more family dwellings. When considering the options for those in public housing, twelve (12) NYCHA housing developments exist in South East Queens i.e., located South of Jamaica Avenue to Far Rockaway. Combined, the number of apartments in these developments totals five thousand, nine hundred and forty-two (5,942) apartments. (https://en.wikipedia.org/wiki/List_of_New_York_City_Housing_Authority_properties) As such, NYCHA is the biggest landlord of affordable housing in this area. While the eviction rate is unknown presently between these specific developments, any family being evicted and thus becoming homeless will face the harsh reality of difficulty within the homeless shelter system especially if a family with children. When searching for another apartment, given the shortage of affordable housing in the communities of South East Queens and throughout New York City, the selection of housing options narrow. There is an issue when presenting housing vouchers to Landlords and Section 8 certificates are scarce. In a market where some people can pay rent without either of these public housing assistance supports, Landlords have become skittish and are demonstrating that they can act in a discriminatory manner when refusing either. Waiting for an apartment within NYCHA seems to be complicated by unrealistic expectations unless one's circumstances are considered a "priority" for expedited placement. The wait list for NYCHA housing availability as of March 2017 is 257,143 families citywide.

In order to stave off a rising eviction rate not just within NYCHA but within the five (5) boroughs of New York City, the New York City Council produced a bill i.e., 214-B also known as the "Access to Counsel" bill to provide low-income New Yorkers with access to counsel for evictions in housing court proceedings. Signed by Mayor de Blasio in August, 2017 (http://www1.nyc.gov/office-of-the-mayor/news/547-17/mayor-de-blasio-signs-legislation-provide-low-income-new-yorkers-access-counsel-for#/0) over the next five years it is anticipated that up to 400,000 residents could potentially make use of these legal services that may result in their being able to keep their housing. Prior to the creation of this bill, City agencies had been funded to assist some going to court through a variety of legal assistance agencies. Presently, Access to Counsel aka Right to Counsel is only available to some residents. In Queens, only residents living in the following zip code areas have access to the legal assistance services provided under the bill: 11433, 11434 and 11373 (see: http://www.righttocounselnyc.org/how_rtc_works; find out about eligibility: https://d3n8a8pro7vhmx.cloudfront.net/righttocounselnyc/pages/32/attachments/original/1512417603/QUEENS_tenants_rights_flyers_on_RTC_Spa.pdf?1512417603). In the meantime, the housing courts are filled and so is PATH; for families with children it is the Department for Homeless Services' (DHS) Prevention Assistance and Temporary Housing Center located in the Bronx to serve all new homeless family situations in New York City. Other City agencies i.e., Legal Aide Society, Queens Legal Services still serve as resources for representation before going to housing court. Emergency assistance exists for some through the Human Services for Administration or Catholic Charities Homebase Homeless Prevention program. When an infusion of cash to cover rent in arrears is possible a potential eviction gets averted, but invariably this resolution becomes short-lived or temporary if and/or when the rent increases again or one's wages fall short. Rents are not lowering; they are increasing and on the rise. Jimmy McMillan frequently stated as a part of his platform during the 2010 campaign for Governor of New York State "the rent is too damn high!" Seven years hence, the rent is much higher than it was in 2010 and there is little to no increase in the availability of affordable housing.

On Monday, January 22, 2018 the South East Queens Muslim Collective (SEQMC) in response to growing awareness and apparent need i.e., an increasing urgency for the sharing of critical information that might assist community residents to avoid becoming homeless, hosted a forum themed: "Meeting Basic Survival Needs for Tenants to Prevent Homelessness." The forum brought together representatives from various City agencies, community-based organizations and elected officials at the State University of New York's Queens Educational Opportunity Center located in downtown Jamaica. The event allowed for spoken presentations and tabled information that would explore and be informative about homelessness prevention up front. SEQMC President Abdus-Salaam Musa, welcomed all in attendance with opening remarks as to the intent of the evening after an opening prayer led by SEQMC Board Member Imam Aiyub Abdul Baki. The moderator for the evening was SEQMC Board Member Musaalih Bey.

South East Queens New York City Council members I. Daneek Miller, 27th CD and Donovan Richards, 31st CD, both attended the forum and provided remarks at its start to apprise and update the audience concerning issues under review by the City Council and also specific issues related to housing and the impact of gentrification and the lack of affordable housing in their respective districts. Both referenced public housing concerns and rising rental costs that are increasing the degree of hardship being experienced by community residents. Also in attendance representing local elected officials were were Jamal Wilkerson, Chief of Staff for Council member Adrienne Adams and Amir Abbaddy, representing Senator Leroy Comrie. Community Board #14 Housing Chairman, Al Moore and Baisley Houses Tenant Association President A.U. Hogan also responded to the invitation and were present.

Council member I. Daneek Miller speaks to forum audience.

31st Queens Councilmatic District Councilman Donovan Richards updates audience members.

The South East Queens Muslim Collective (SEQMC) perceives and has delineated housing as a particular area of critical need and focus among other aspects of its mission. Information reports produced by numerous federal and state agencies reviewed by SEQMC Board of Director members point to a growing crisis as Queens undergoes gentrification. As in the neighboring boroughs of Manhattan and Brooklyn, the number of affordable housing stock is in decline. Exacerbated by documented Landlord greed for higher rents as communities observe the arrival of Starbucks and other big box shops, a growing number of infrastructure projects are evident as displacement is underway. More and more apartments are turning over for a new population of prospective tenants who can afford to pay higher rent. In particular, Jamaica is a major transportation hub with connections to all parts of New York City and Nassau and Suffolk counties via a very busy Long Island Railroad (LIRR) Station and the not yet fifteen (15) years old JFK Air Train that connects Metropolitan Transit Authority (MTA) subway and bus routes with JFK International Airport. Major plans for the re-development of the JFK Airport are also underway, part of Governor Cuomo's commitment to building a better New York State.

Yvonne Reddick, District Manager of Community Board #12 spoke about how a changing Jamaica is bringing about increases in homelessness in the communities within the board's boundaries. She discussed the impact as primarily effecting households with children. She expressed concern about children's erratic school attendance which is the result of an unstable home environment i.e., living in a homeless shelter. She also underscored the deficit of services that are available, the need outpacing the delivery of services. Community Board #12 has within it a large number of homeless shelters and plans for others underway. Ms. Reddick also pointed to new affordable housing that is now in the community in apartment complexes built on Archer Avenue and 94th Street. The number of housing units in these buildings are limited and those selected through a lottery process will be from among those that will ultimately become tenants.

The Law Enforcement Bureau of the New York City Commission on Human Rights (NYCCHR) was represented by Stephanie Rudolph, Supervisoring Attorney whose interactive presentation informed the audience about how determinations of housing discrimination are made. When landlords negatively impact access to housing by turning down prospective tenants presenting housing vouchers allotted to eligible residents by City agencies for the purpose to obtain housing-- they can be reported to the Commission on Human Rights for a probable investigation. Specific circumstances or the number of residences a Landlord owns are subject to policies that guide how Landlords are to interact with prospective tenants. Acts of discrimination underscore the disenfranchisement of some communities based upon race and/or other characteristics that influence bias or the illegal denial of housing to some people so as to favor others. Complaints or contact with NYCCHR are also the result when Landlords, seeking to force or coerce tenants from apartments in anticipation of being able to rent to other tenants at a sizable increase, involve the denial of heat, hot water and other actions that may jeopardize the health or safety of a tenant or tenants in a building.

Stephanie Rudolph, Supervisoring Attorney, LEB. New York City Commission on Human Rights

Jennie G. Kim, Esq, Staff Attorney representing Legal Hand/Queens Legal Services presented about the importance of information and the need to know the processes involved and what one will confront in housing court. She emphasized the benefit of having the assistance of someone to represent you when having to appear before the court for a housing issue. The process differs for those living in public housing in which the NYCHA process is undertaken first through its own internal "termination of lease" hearing procedures in advance of an actual Housing Court date. The Legal Hand office conveniently located on Jamaica Ave. near Sutphin Blvd. provides direct and volunteer advocacy services to community residents in housing crises as well as training community residents who can fill the knowledge gap about what to do when one is facing eviction proceedings. Legal Hand has been offering regular workshops on issues facing community residents experiencing housing crisis whether in public or private housing.

Jennie G. Kim, Staff Attorney, Legal Hand/Queens Legal Services sharing what to do if faced with court.

New York City Commission on Human Rights (NYCCHR) Jamaica Office staff Sam Yang and Widad Hassan.

SEQMC Board Member and Forum Moderator Musaalih Bey.

To close the forum, Isaac Parsee, SEQMC Board Member and Treasurer (see photo at top of page), whose thirty-two years of expertise and experience garnered during his employment with the New York City Commission on Human Rights where his focus was primarily assisting community residents with housing discrimination and working in the development of Tenant Councils, addressed the audience from the vantage point of the concerns of the South East Queens Muslim Collective (SEQMC). He encouraged individuals to seek the services of the agencies and organizations that had presented earlier and how to become active in their own interests by learning from those who not only exist to advocate for others but whose support, while it exists, should not be taken for granted. Mr. Parsee, who recently retired from NYCCHR shared that he would be available to provide his advice and direct individuals for housing assistance on Thursdays starting February 1, 2018 from 10:00 AM until 2:00 PM at the SUNY-Queens EOC and that he will be found weekly at Housing Court located on Sutphin Blvd on Wednesdays from 10:00 AM until 1:00 PM. He stated he should be looked for "at the table on the 2nd floor to one's right when exiting the stairs."

In closing, Musaalih Bey, the evening's Moderator, informed guests of the need to become active in the political process by becoming educated about voting and registering to vote or encouraging others to for the upcoming 2018 Mid-Term elections to be held in November of this year, God willing. Fliers for the SEQMC sponsored "Your Vote is Our Future," Voter Education/Registration Workshop, scheduled to be held on Saturday, April 7th, 2018 event to be held from 11:00 AM until 2:00 PM at the SUNY-Queens EOC were distributed to the audience. He thanked all of the speakers and guests for their attendance and participation. Guests enjoyed tasty Halal chicken and samosas prior to departing.

Community residents seeking information or referrals for housing assistance can reach out to SEQMC by calling 718-663-4644 or reaching us by email at seqmc1@gmail.com. If there is a need to speak to Br. Isaac Parsee please reach SEQMC at our number and we will assist your contact with him as soon as possible.

Special thanks to SEQMC Vice President and Board Member Bilal Kariem for the photos in this blog post.

Recommended Reading: Homelessness, Step-By-Step (New York Times Magazine; February 18, 2018): https://www.nytimes.com/2018/02/18/nyregion/homelessness-step-by-step.html

Online Resources:

New York City Human Resources Administration Emergency Housing Assistance Program:

https://www1.nyc.gov/site/dhs/permanency/rental-assistance.page

ACCESS HRA (New York City's Human Resources Administration portal for SNAP, Cash Assistance and Medicaid Renewal): https://access.nyc.gov/ AND

https://a069-access.nyc.gov/ACCESSNYC/application.do

New York City Affordable Housing (Housing Connect):

http://www1.nyc.gov/nyc-resources/service/1021/affordable-housing

http://www1.nyc.gov/site/hpd/renters/find-housing.page

Homebase Homelessness Prevention Program:

https://www.ccbq.org/homebase-homelessness-prevention

NYC Commission on Human Rights (Housing Discrimination):

https://www1.nyc.gov/site/cchr/law/in-housing.page