It's not that you don't like your roommates. They're nice people. You just wished there were not so many of them. Sharing a small space with two or three roommates can be a challenge. The rent for an apartment in New York City is high, even if you have a decent job. For students with a part-time job, struggling to make ends meet, sharing space seems the only option. But there are government programs for people with low or moderate income.
One of these programs is the Mitchell-Lama. This program was named after State Senator MacNeill Mitchell and Assemblyman Alfred Lama. In 1955, New York's Governor signed into law a bill sponsored by these two men "to encourage and facilitate the construction and continued operation of affordable rental and cooperative housing in the State of New York," according to New York City Housing Development Corporation's Web site. More than one hundred city-sponsored developments are in the city, with over one hundred thousand units available for low to moderate income residents. These units, known as Mitchell-Lamas, are either co-ops or rentals.
Another affordable rental program is the so-called 80/20 program. Under this program, owners reserve 20 percent of their units for low or moderate income tenants in exchange for tax exemptions. Imagine living in Upper West Side or Upper East Side for only a few hundred bucks, sans roommates!
Here's how it works.
Since the demand for these apartments is high, applicants are put on a waiting list through a lottery system. When there are enough applicants on the list, the waiting list is closed. The management company of the development announces the reopening of the waiting list by advertising in (the real estate section of) major and local newspapers. Sometimes applicants may be on a waiting list for several years before they are called for an interview.
Following are some tips for getting a great apartment for a low rent.
1. Start early. Don't wait till you need an apartment before you apply, since it may take a while before you get one. There are Mitchell-Lama apartments throughout the five boroughs. You may not be ready now to live in Manhattan, but that might change.
2. Apply, Apply, apply. Even if you do not have a job right now, apply anyway. You may not be eligible today, but think long term. If a waiting list is opened for two bedroom apartments, and you would not qualify as a single person, apply anyway. By the time you get married, you may be called for an interview. If the waiting list is opened for a co-op and you can't afford the $7,000 stock price, apply anyway.
3. Read the newspapers. Affordable housing consultant, suggests checking the real estate section of The New York Times, The Daily News, and The New York Post every day. You don't need to spend money on newspapers. The Rosenthal Library or the public library branches has newspapers, including old issues. And don't just reply to one ad. Your name can be on several waiting lists.
4. Follow the rules. Don't send for an application by letter if the ad requires you to send by postcard. You will be disqualified. If you send an application after the deadline, you will be either disqualified or placed further down the waiting list. Duplicate requests will be rejected.
5. Don't burn all your bridges. Thinking about relocating because New York has become too cold, human and weather wise? Go ahead, but plan in advance for your return. Says Robin Warshay, an affordable housing consultant for over 10 years: "Some of my clients went on to graduate school, traveled, relocated, and ultimately came back to live permanently in New York City. However, because they were already on the waiting list, by the time they had re-settled or held full-time jobs, they were called for their apartments."
6. Go and have a look. You'll get motivated if you know what you can get. Why not spend a day in Manhattan during spring break? Go and see these buildings that have low-income apartments: 420 W. 42nd St.; 360 W. 43rd St.; 1955 First Ave.; 555 W. 52nd St.; 765 Amsterdam Ave.
7. Don't give up after one attempt. Or two. Or three. It may take awhile. Warshay explains: "Since this is a lottery system, it's a gamble, but the ultimate prize is a wonderful home at an affordable price." She considers it a small investment to buy newspapers and stamps. She says: "As you are investing in your education to ensure your professional future, so you should take the time and take the chance to enter a housing lottery."
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For more information:
www.nyc.gov.
www.nychdc.org
Affordable housing hotlines:
(212) 863-5610 Housing Preservation & Development (HPD)
(212) 757-0633 Settlement Housing Hotline
(212) 987-6445 Related Management
Robin Warshay, affordable housing consultant: robinslist@nyc.rr.com.
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