Release #097-97

Contact: Colleen Roche (212) 788-2958, Deirdra L. Picou (212) 788-2971 or Sheila Greene (212) 386-8069

Mayor Rudolph W. Giuliani and Commissioner Lilliam Barrios-Paoli today released the initial results of the 1996 New York City Housing and Vacancy Survey. The results show a citywide increase of about 11,000 vacant-for-rent units, raising the 1996 rental vacancy rate to 4.01 percent, up from 3.44 percent during the similar period in 1993. This vacancy rate is within the 5 percent threshold which, under state law, would justify the need for the continuation of rent control and rent stabilization.

Conducted by the U.S. Bureau of the Census for the City of New York between March and June of 1996, the survey also reports that the City's total inventory of residential units has remained relatively stable, from 2,986,000 in 1993 to 2,995,000 in 1996. The overall quality of the structural and maintenance condition of the city's rental housing remained very good and neighborhood quality improved since 1993.

Commissioner Barrios-Paoli said, "This survey shows that the City has made significant headway in improving the quality of housing. The task of providing more affordable housing cannot rest solely with government. We will continue to encourage the private sector, as well as non-profit sectors, to create and preserve quality housing in this City.

"The initial findings of this housing survey demonstrate that there is still much work to be done to provide affordable rental housing in New York City. We will continue to do our part to make owning and managing property in New York City easier and to establish and implement creative and aggressive anti-abandonment housing strategies in order to create and preserve affordable and quality housing, "the Commissioner concluded.

The Housing and Vacancy Survey, which is produced every three years, is the principal source of data required for determining the City's rental vacancy rate, and for understanding other urgent housing situations in the City. The survey excludes "Special Places" such as institutions, group quarters, dormitories and commercial hotels.

The final survey report on the 1996 Housing and Vacancy Survey will be released later this year by the Department of Housing Preservation and Development (HPD), which commissioned the Survey.

Initial findings of the Survey also indicate that:

• The quality of the structural and maintenance condition of renter-occupied units remained very good. The percent of renter-occupied units in dilapidated buildings was 1.3 percent in 1996, about the same as the 1993 dilapidation rate of 1.2 percent.

• The proportion of renter-occupied units in buildings with no building defects was 88.6 percent in 1996, compared to 89.3 percent in 1993.

• The proportion of renter-occupied units with no maintenance deficiencies was 41.0 percent in 1993 and 42.1 percent in 1996.

• The proportion of renter-occupied units with no heating breakdowns went from 79.9 percent in 1993 to 80.4 percent in 1996.

• Neighborhood quality improved. The proportion of renter households near buildings with broken or boarded-up windows on the street declined from 13.7 percent in 1993 to 11.4 percent in 1996.

• The proportion of renter households that rated the quality of their neighborhood residential structures as "good" or "excellent" increased from 61.8 percent to 63.9 percent between 1993 and 1996.

• The crowding situation in 1996 remained the same as in 1993. The proportion of renter households that were crowded (more than one person per room) in 1996 was 10.3 percent, identical to the rate in 1993.

• Between 1993 and 1996, the rental vacancy rate in the Bronx increased from 3.99 percent to 5.43 percent; in Brooklyn it rose from 3.25 to 4.20 percent; in Queens the rental vacancy rate was 3.07 in 1993 and 3.28 percent in 1996. The rental vacancy rate in Manhattan was little changed: 3.52 percent in 1993 and 3.47 percent in 1996. The vacancy rate remained virtually the same in Staten Island.

• The vacancy rate for low-rent units increased considerably between 1993 and 1996. The vacancy rate in 1996 for units with asking rents of less than $300 was 1.46 percent, up from the 1993 vacancy rate of 0.64 percent, using inflation- adjusted asking rents (changing 1993 rents into April 1996 dollars). The vacancy rate for units with a monthly asking rent level of $300-$399 increased from 0.91 percent in 1993 to 3.59 percent in 1996. The vacancy rate for the $400 - $499 level increased from 1.58 percent in 1993 to 3.20 percent in 1996.

• Vacancy rates for three levels of asking rents between $600 and $899 increased considerably from the vacancy rates in 1993. The vacancy rates increased from 3.67 percent to 5.10 percent for $600 - $699, from 4.88 percent to 5.20 percent for $700-$799, and from 5.09 percent to 5.81 percent for $800-$899.

• The rental vacancy rates for the three levels of asking rents over $900 declined considerably between 1993 and 1996: from 4.44 percent to 3.53 percent for $900 - $999; from 5.63 percent to 4.65 percent for $1,000-$1,249; and from 5.18 percent to 2.47 percent for units with asking rents of $1,250 or more.

• The median income for all households (renters and owners) increased from $23,000 in 1992 to $25,000 in 1995, or 8.7 percent. The inflation-adjusted median income (changing 1992 income into 1995 dollars) for all households was $24,871 in 1992 and $25,000 in 1995.

• The median income of renter households increased by 5.2 percent, from $19,005 in 1992 to $20,000 in 1995. However, after adjusting for inflation, the median income of renter households declined slightly by 2.7 percent.

• The proportion of renter households with incomes below the poverty level increased from 29.9 percent in 1992 to 32.3 percent in 1995.

• The median monthly gross rent, which includes utility payments, increased by 14.3 percent, from $551 in 1993 to $630 in 1996. However, the inflation-adjusted increase in median gross rent (changing 1993 rent into April 1996 dollars) was just 6.1 percent.

• The median monthly contract rent, which excludes tenant payments for utilities, increased by 18.4 percent, from $501 in 1993 to $593 in 1996. This was a 9.8 percent increase after adjusting for inflation.

• The median gross rent-income ratio increased from 30.8 in 1993 to 32.3 in 1996.