פתרונות מיידיים למגורים במחירים נוחים בניו יורק

​​One in three New Yorkers spends more than 50% of their income on rent. Meanwhile, my opponents claim that simply "building more housing" is the solution. However, this approach alone will not address the affordability crisis plaguing New York City. Property oweners and small landlords can barely afford to maintain their properties, while luxury developers get tax breaks for 40+ years. Curtis Sliwa is focused on making NYC affordable for working people, those who feel one paycheck away from losing their home, whether you rent or own your property. 

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With a rental vacancy rate of just 1.4%, too many New Yorkers are being forced into overpriced apartments. Lower- and middle-income earners, including recent college graduates, are leaving the city in record numbers. This crisis cannot be ignored for 15 years while costs continue to skyrocket. While some neighborhoods receive substantial investment, others—many of them cultural and commercial hubs—are being neglected. Developers, under the City of Yes, are exploiting loose regulations to construct luxury units instead of housing that meets the needs of working-class residents.

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A major flaw in NYC’s current approach to affordability is the reliance on the Area Median Income (AMI) system to determine what is considered "affordable." The truth is that AMI does not account for the real financial burdens New Yorkers face—high energy bills, student loans, medical expenses, and other non-negotiable costs. Instead, affordability is deceptively based on gross income before expenses, making it an inaccurate measure of what residents can truly afford.

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Current affordability requirements under the AMI system are structured as follows:

• 150+ units: At least 25% of units must be affordable to households at 60% of the AMI.

• 100+ units citywide: At least 25% of units must be affordable to households at 80% of the AMI.

• 6–99 units citywide: At least 20% of units must be affordable to households at 80% of the AMI.

• 6–10 units outside of Manhattan: At least 50% of units must be rent stabilized.

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The AMI system misrepresents true affordability by failing to factor in the unavoidable costs of living, which is why many working New Yorkers continue to struggle despite supposedly "affordable" housing options. As Mayor, I will implement policies that provide relief now—not a decade from now.​

Rather than handing control to corporate developers, I will ensure that zoning decisions prioritize affordability and community stability. Instead of relying solely on new high-rise developments, we must focus on revitalizing existing spaces, supporting small landlords, and protecting middle-class families from being priced out of their own neighborhoods.

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"Whether you rent or own in NYC, the hardworking people who power NYC deserve a Mayor who will finally lower costs for YOU, not corporate developers." - Curtis Sliwa

Sliwa's Plan to Make NYC Affordable for Working People

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1. Repealing the City of Yes; Restoring Local Zoning Control

• The City of Yes is a top-down rezoning plan that ignores local community needs and infrastructure limitations. Curtis will:

  • Repeal the City of Yes and return zoning power to local communities.

  • Prevent developer-driven overdevelopment that strains schools, transit, and public services.

2. Restoring NYC’s 28,000+ Vacant Rent-Controlled Apartments

• Bureaucratic policies have kept thousands of rent-controlled units off the market. Curtis will:

  • Incentivize the rehabilitation of vacant rent-controlled units by reducing red tape and making capital improvements feasible for landlords.

  • Reform rent regulation policies so landlords can make necessary repairs without financial loss while keeping units affordable.

3. Expanding Housing for Seniors & Working Families

• Prioritize new rent-stabilized units for seniors, veterans, and middle-class families instead of corporate developments.

• Encourage the development of affordable housing near transit hubs, ensuring accessibility without overloading local infrastructure.

4. Ending Unfair Property Tax Hikes & Supporting Homeownership

• NYC’s property tax system is broken, with small homeowners facing endless hikes while corporate developers get massive tax breaks. Curtis will:

  • End unfair property tax increases on working-class homeowners.

  • Ensure large corporate landlords pay their fair share instead of leaving costs on everyday New Yorkers.

  • No property taxes for seniors (65+) who make less than $100,000 per year.

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5. Lowering the Tax Burden on Multi-Family Rental Housing

• New York City’s outdated property tax system overcharges multi-family rental buildings, with effective tax rates up to five times higher than small homes. This unfair burden is passed on to renters, driving up costs and worsening the housing crisis.

• To respond, A Curtis Sliwa administration will:

  • Reduce the tax burden on rental apartment buildings to encourage affordability and new housing development.

  • Protect homeowners and small property owners by ensuring no increase in their tax rates or shifting of the burden across housing types.

  • Create a fairer and more consistent assessment system that promotes transparency and predictability without punishing any class of property owner.

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6. Converting Commercial Spaces Into Housing

• With vacant office buildings and struggling commercial corridors, NYC has underutilized properties that can be transformed into residential spaces. As Mayor, Curtis Sliwa will:

  • Encourage conversions of older commercial buildings into residential housing, helping alleviate the housing crisis while revitalizing neighborhoods.

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7. Repealing Anti-Landlord Laws That Fueled the Housing Crisis

• Small property owners who maintain the backbone of NYC’s housing stock have been vilified and punished by policies enacted under Andrew Cuomo and Bill de Blasio. These laws made it harder for landlords to maintain buildings, rent out units, and protect tenants

• Curtis will fight to reverse this agenda and restore fairness to those who provide affordable housing stock.

• As Mayor, Curtis will: 

  • Reverse Cuomo’s 2019 Rent Laws: The 2019 rent reform package, signed by Andrew Cuomo, eliminated long-standing provisions that allowed reasonable rent increases for necessary building repairs. Landlords were stripped of the ability to make capital improvements through Major Capital Improvements (MCI) and Individual Apartment Improvements (IAI) without taking financial losses.

    • Curtis will push to restore these tools so buildings can remain safe, livable, and well maintained.

  • Fix Squatter Protections: Policies enacted under Cuomo’s watch have blurred the line between tenants and unlawful squatters—making it harder for property owners to remove illegal occupants and reclaim their homes. Curtis will advocate for reforms that clarify the law and restore the rights of rightful owners.

  • Protect Small Landlords Right to Screen Tenants: Bill de Blasio supported laws like the "Fair Chance for Housing Act"; which sought to ban criminal background checks during tenant screening, undermining the safety and security of apartment buildings. Curtis will fight to restore landlords ability to protect their tenants and their buildings with responsible screening practices.