Where To Go From Here: The HDFC New Affordability Program · PDF file3/5/2016 ·...
Transcript of Where To Go From Here: The HDFC New Affordability Program · PDF file3/5/2016 ·...
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Where To Go From Here:
The HDFC New Affordability Program
The Task Force on HDFCs
May 3, 2016
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Who is the Task Force on HDFCs?
What are HDFCs?
Challenges for Affordability and Sustainability
Our policy proposals
Where HPD stands
Next Steps
Q&A
Overview
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Who is the Task Force on HDFCs?
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What are HDFCs?
Housing Development Fund Corporations (HDFC) can be
either cooperatives or rentals and are authorized by Article XI of the
New York State Private Housing Finance Law.
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What are HDFCs?
HDFCs are required by New York State to provide housing for
persons of low income. HPD typically sets income caps in
HDFCs at 120% Area Median Income ($72,526 for a single
person).
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Staten Island
Brooklyn
Queens
Manhattan
Bronx
Where are HDFCs?
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1,330 Co-ops 30,000 Units
812 buildings in Manhattan
348 buildings in the Bronx
422 buildings in Brooklyn
How many HDFCs?
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1,330 Co-ops 30,000 Units
812 buildings in Manhattan
348 buildings in the Bronx
422 buildings in Brooklyn
How many HDFCs?
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1,330 Co-ops 30,000 Units
812 buildings in Manhattan
348 buildings in the Bronx
422 buildings in Brooklyn
How many HDFCs?
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New York City has 60% of the limited equity co-ops in the entire country, and 30% of them are HDFC co-ops.
HDFCs represent one of the largest affordable, cooperative
homeownership programs in US history.
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Maybe put a beautiful large picture of an HDFC here.
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1. Income guidelines without price caps create uncertainty around
affordable resale prices. We know that some HDFC apartments have sold for
very high prices.
Challenges to Affordability and Sustainability
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2. Approximately 30% of HDFC buildings are in debt.
Challenges to Affordability and Sustainability
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3. DAMP tax cap expires in 2029, leaving many HDFCs with an uncertain
fiscal future.
Challenges to Affordability and Sustainability
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4. Lack of unified policies, support, assistance and training for HDFCs have
left many co-ops in need.
Challenges to Affordability and Sustainability
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1,327 sales in HDFCs since 2011
331 sales over $326,000(not justifiable as affordable housing if using 120% AMI max)
570 sales between $100,000 and $326,000(affordable to 60% to 120% AMI)
426 sales below $100,000(affordable to 60% AMI and below)
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1. 100% property tax exemption for all HDFC co-
ops that sign a new regulatory agreement.
What does the Task Force propose?
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2. Price charts that establish equity increases for existing
shareholders and sales prices for new shareholders.
What does the Task Force propose?
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3. Third party monitoring, not management, to assist
HDFCs in running their co-op.
What does the Task Force propose?
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A regulatory agreement is an agreement between an
HDFC and HPD, specifying reporting requirements and affordability requirements.
Breaking down our proposal: What is a Regulatory Agreement?
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Regulatory agreements are a legal tool for regulating
affordable housing, and are not only used for HDFCs.
Breaking down our proposal: What is a Regulatory Agreement?
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HDFCs that have taken out a loan from HPD or converted to co-op later than 2003 are already required to have a
regulatory agreement.
Breaking down our proposal: What is a Regulatory Agreement?
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Even with the DAMP tax cap, property taxes represent
about 15% of a typical HDFC’s operating expenses.
Breaking down our proposal: Why 100% Tax Exemption?
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Property tax breaks are HPD’s standard tool for financially supporting affordable housing.
Breaking down our proposal: Why 100% Tax Exemption?
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A guaranteed ZERO property tax bill for 40 years frees up money for HDFCs to make repairs and improvements
that are increasingly needed as their buildings age.
Breaking down our proposal: Why 100% Tax Exemption?
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Price charts in regulatory agreements specify the
maximum resale price for apartments of various sizes,
with a slight increase in price every year.
Breaking down our proposal: Why price charts?
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The Task Force is asking for price charts with prices set
to be affordable for households making 60% of
the New York AMI.
Breaking down our proposal: Why price charts?
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Every year the US Department of Housing and Urban Development
calculates the Area Median Income (AMI) of the New York City region.
What is AMI?
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New York Metropolitan Area:2015 AMI by Household Size
AMI % 1 person 3 person 6 person
60 % AMI $36,300 $46,620 $60,120
100% AMI $60,438 $77,688 $100,125
120% AMI $72,526 $82,876 $120,150
What is AMI?
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IF ONE SPENDS 38% OF THEIR INCOME ON HOUSING AND MAKES 60% AMI, THESE PRICES ARE AFFORDABLE:
APARTMENT SIZEStudio Apt.
Price2 Bedroom Apt.
Price4 Bedroom Apt.
Price
FAMILY SIZE 1 person 3 person 6 person
PRICE $97,856 $100,419 $115,828
What does “Affordable at 60% AMI” mean in terms of the apartment
prices?
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Selling a two-bedroom apartment at around $100,419 means that a
wide range of household types could afford this apartment under
HPD’s typical 120% AMI income cap, from those earning around $46,000 a year to those earning
$82,000.
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Facilitation of annual elections.Helping with budget preparation.Compiling annual reports for HPD.
Providing technical assistance.
Breaking down our proposal: What is third party monitoring?
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We think that this solution will help HDFCs maintain affordable maintenance fees, encourage resale prices that are in
line with HDFC income requirements, and provide the additional support and
oversight that many shareholders have asked for over the years.
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In the long term, this will ensure the ongoing success of this unique form of affordable housing for at least another 40
years.
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HPD is working on a new regulatory agreement for all
HDFCs, but has not shared a draft with the Task Force.
What does HPD propose?
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HPD has not agreed to 100% exemption.
What does HPD propose?
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HPD agrees with price charts setting clear price caps.
What does HPD propose?
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HPD wants required outside management.
What does HPD propose?
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Next Steps
Let’s push HPD and City Council for 100% property tax exemption!
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Next Steps
Join the new Shareholder Affordability Sub-committee!
Fill out a commitment card to be contacted about how to join.
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Thank you!