February 12, 2020
City Council of Jersey City
280 Grove Street, Room 202
Jersey City, New Jersey 07302
Dear Council Members:
The Liberty
Board of Realtors
continues to be concerned with the City Council’s continued attempts to
solve
the problem of affordable housing for longtime residents in Jersey City. The set asides for tax
abated new
construction housing is not the solution to solve the lack of
affordable
housing for the many of Jersey City’s residents that are being
displaced daily,
nor will the numerous amendments to the rent control ordinance create
one
apartment. If
anything, the proposals
will do what rent control does best which is reducing the number of
affordable
apartments for those that are being displaced from the city they lived
in for
many years.
Almost 50
years ago, rent
control arrived in New Jersey when there was more affordable housing
than there
is today. All of
these nitpicking
regulations that oversee what property owners are allowed to earn on
their
investment has not solved the problem.
Instead,
what it does is allow elected officials to brag how compassionate they
are to
those that need affordable housing with proposals that control the
profit of
property owners.
For 30 years
the affordable
housing problem was actually solved in one Hudson County city. Thousands of affordable
apartments were
created in Hoboken, but now many of those rent subsidies either have or
continue to expire with no apparent solution to help those long-time
residents
of Hoboken. Consequently,
without the
subsides, rents were increased, forcing longtime residents to move out
of the
only city they knew. They
will forever
be displaced from the city they and their children were born in and
will no longer
be able to call Hoboken home. However,
Hoboken
officials’ actions are very similar to Jersey City’s policies, which is
to strengthen
rent control laws. Throughout
the past,
the solution has always been to try and fix rent control, but it never
created
one affordable apartment. History
proves
rent control actually eliminates the apartments
that are affordable. New development set asides
are not the
solution since the guidelines do not satisfy the needs of many that are
being displaced.
Because of
this, one would
think that our elected officials do not realize who is being affected
the
most. For instance,
one group that is impacted
is young adults who grew up in Jersey City.
Their parents were born in Jersey City,
too. They graduate
high school, go onto higher
education or a trade school and soon want to leave the nest. These young
people are at the beginning of
their careers and cannot afford the better things that Jersey City has
to offer.
Moreover,
Jersey City is an
urban community and in order for it to continue to improve, it needs to
keep
the various types of job skills offered by its residents. Urban communities in a state
with the type of
mass transit we have in New Jersey do not tend to attract commuters for
many of
the job skills Jersey City needs to provide.
The mass transit system is not that
affordable, and it was designed to
transport people to Manhattan and that thinking continues today in
Trenton. For this
reason, in order for Jersey
City to reach its full potential, it needs to provide housing for the
jobs that
pay less than 6-figure annual incomes.
Housing needs for this income group are
being ignored in many urban
cities and Jersey City is no exception.
To properly address the
displacement of longtime residents these are some facts that we know:
- There are many
rent controlled buildings where their registrations are missing or were
never
registered
- It appears there
are rent controlled buildings charging more then allowed
- Many, if not all,
of the tenants that are being overcharged are tenants with affordable
incomes
- Many of those
buildings charging greater than allowed, supplied the rent collected on
their
REVAL forms
- If the
overcharged rents are lowered many of those buildings will qualify for
successful
tax appeals
- Successful
tax appeals will increase taxes for
all property owners
- Successful tax
appeals will increase rents for all tenants that are not making six
figure
salaries
- When
requiring set asides the development pays
less taxes. Taxes
that could be used to
provide affordable housing
- Those square
footage set asides may be needed for today but the tax relief continues
for the
future
- After REVAL rent
control apartment buildings taxes increased by 7%
- After REVAL
apartment buildings built after 1990 are not rent controlled, their
taxes
increased by almost 50%
For years,
Jersey City and
many urban cities continue to rely on set asides in new developments
and rent
control corrections to address the storage of affordable housing for
their
long-time residents. The
results have never
lived up to expectations, in fact the displacement of longtime
residents only
increases. You can
only conclude these
solutions have failed and it is time for our elected officials begin
looking at
solutions that have worked and improve on them. This
is the reason why I mentioned the
Hoboken success that prevented thousands of longtime residents from
being
displaced from the city their parents were born in for more than 30
years. One issue
that I addressed as a resident in
Hoboken in the 1970’s was that 30-40 years would arrive sooner than one
would image. For
this reason, if you review their success
of providing affordable housing, please remember providing housing for
30-40
years is a solution for today but creates the same problem in the
future.
The Liberty
Board of REALTORS
is recommending that the City Council spend their energy in creating
policies
that will create affordable housing instead of making the same mistakes
elected
officials have been making for more than 50 years.
Use the system the public understands. Let the private sector
grow with good
oversite and tax the growth in assessment.
Use some of the growth in taxes to give
tax relief to homeowners and
some can be used to provide long term affordable housing only for those
that
need and deserve a subsidy.
The Liberty
Board membership
includes almost 1000 REALTOR families in Jersey City.
For that reason, we offer each of you
the
opportunity to have your comments on this issue forwarded to our
membership. They
will be published in our next Membership
Newsletter.
If we can be of any
assistance, please do not hesitate to contact my office.
Sincerely,
Joseph W.
Hottendorf,
Executive Vice President
Cc: The Honorable Mayor
Steven Fulop
Cc: Robert Byrne, City Clerk
110A
Meadowlands Parkway, Suite 103 •
Secaucus, New Jersey 07094 • 201-867-4415
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