It’s amazing how America has some of the strictest fire rules in the world when it comes to construction, but then nobody from the city ever checks to make sure you’ve even got a smoke detector. Seems like possibly lower hanging fruit
When I was co-op board president we tried to inspect units once a year to make sure they were working (since, like most buildings in the city, it didn’t have sprinklers and god knows what was going on inside the walls with the wiring), but we couldn’t legally make tenants open up
In new buildings, you’ve got sprinklers and fire-rated double stairs and electrical that’s likely up to code and hardwired smoke alarms. And if you try to suggest that sprinklers or double stairs in masonry/steel buildings might be overkill, people act like you’re a monster
But somehow with older buildings with none of that – in a city where preserving these older buildings is the top land use priority!! – it’s just like uhhh well they’re grandfathered in and tenants have rights so what’re you gonna do 🤷♂️
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This struck me early on. But rather than accepting the premise than working for Phipps is a black mark, I'd reframe and say that the NYC left is so anti-housing that they can't even support the city's oldest nonprofit affordable housing developer
For example, the Sunnyside Gardens rejection. The local council member SAID he was opposed because of Phipps's reputation...but then once Phipps added parking and cut the density and he got on board, despite their reputation remaining unchanged. So what was it really about? 🤔
Then there's the worst evictors list. What is a non-profit supposed to do with tenants who don't pay the rent? It's not market rate housing – a tenant being evicted is all downside to them. They have no incentive to evict unfairly
We’re not in a great place if the sober middle ground is to say yes to the 3-story bldg where a 5-story bldg once stood, but no to a 7-story bldg unless the developer builds something expensive (glass addition to old structure, mass density in a small tower) in a low-income city
Philadelphia is a city with high construction costs and low rents. I’d love for American to reform its building codes and culture, but we are not at continental European levels of efficiency, and this is just not affordable in a place where new townhouses sell well under $300 psf
And my point as well. I’m coming at you with numbers; you’re coming at me with “see, YIMBY absolutist!”
The bottom of the New York area housing market: $625 SRO (microwave and mini-fridge, presumably shared bathroom) for rent in Patterson, NJ. No smokers. Work verification required. Craigslist ad in Spanish newjersey.craigslist.org/roo/d/paterson…
I mean, okay, it's not the literal bottom of the New York housing market. You can find a cheaper bunkbed or living room sectioned-off by a bedsheet. Or a room in a basement. But it's close to the cheapest accommodations you can rent with four walls and an above-grade window
Been reading this book (thanks, @nyc_ce). It argues that immigrant developers and architects, not upper-class housing reformers, were responsible for improvements in tenement housing in NYC and Boston in the late 19th/early 20th centuries. It’s very good amazon.com/Decorated-Tene…
Tenement kitchen improvements (stoves, running water, hot water heaters) were entirely market-driven, toilets (moving them inside, then within apartments) were a mix of market and regs, baths were the market (shunned by reformers, in fact!)
This book is so good...better than Plunz’s A History of Housing in NYC. Better story arc, not as encyclopedic. Really gets into the head of an immigrant tenant...you can imagine yourself upgrading to an apt with a private toilet, hot water heater & hall entrance for your boarder
The problem with these old European tourist-heavy cities is that they’ve stopped growing and created this zero-sum competition for space, where every space taken over by tourists crowds out a local. It doesn’t have to be like that though nytimes.com/2021/03/31/tra…
There is also some benefit to “destroying” spaces through overdevelopment. In a healthy city, neighborhoods should rise and fall...charming district destroyed by overbuilding, tourists move onto somewhere else, not-so-charming area is taken over by immigrants who don’t need charm
What’s the point of an ancient old city center anyway if no locals dare set foot there for fear of vomiting, screaming 25-year-old tourists? Who’s it really benefitting?
Fell into the Spring Branch (in Houston) townhouse hole. Every one of these townhouses is a 3BR/2.5BA+, built in the mid-2010s at the earliest, selling in the $300k's. Every broker is an immigrant. This could be the New York suburbs, but for zoning har.com/mapsearch/?map…
I found one listed over $400k, but it's huge (almost 3,000 sq. ft.) and barely over and it's been on the market for two months, so I bet you could get it for the high $300k's har.com/homedetail/220…
Here we go, I found mine. Casement windows and modern fixtures, asking $299,990 har.com/mapsearch/?map…