How were the developments selected for Comprehensive Modernization?
Saint Nicholas and Todt Hill were selected and funded for Comprehensive Modernization based on several criteria, including their level of need across key pillar areas identified by the HUD Agreement (such as lead-based paint and leaks and mold) as well as the number of apartments with children under 6 and building size. As indicated in the 2021 City Capital Action Plan, implementing this work at one larger site (Saint Nicholas) and one smaller site (Todt Hill) will enable NYCHA to scale-up these kinds of comprehensive upgrades to other similar sites.
Gowanus Houses and Wyckoff Gardens were selected due to their inclusion in the Gowanus Neighborhood Plan. Residents and other stakeholders advocated for funding for public housing as part of that larger neighborhood-wide rezoning effort.
Will I have to relocate and why?
Temporary move or relocation will likely be required due to the extensive nature of the work planned in these projects and the requirements to remediate any environmental hazards. While NYCHA recognizes — and strives to minimize— any inconvenience to residents, we must also ensure that work is being done correctly and safely. This is best achieved when residents are not staying in an apartment while work such as lead-based paint and asbestos removal may be completed, or during periods of time when the kitchens or bathrooms may be inaccessible.
Is there an approximate timeline on when renovations/relocations will begin?
We do not anticipate construction starting until late 2023 or early 2024. Residents will not make their temporary moves all at the same time, and the project will be phased according to the selected contractor’s means and methods to get the work done most efficiently and with as little inconvenience to residents as possible. Residents will be involved in construction and temporary move planning, and NYCHA will give residents advance notice and work with each family on their temporary move plans.
What kinds of renovations will be done?
The exact scope of renovations will be determined in partnership with residents and through the design and construction procurement processes. The scope of work must address compliance-related priorities such as lead-based paint removal and eliminating the root causes of leaks and mold. Renovations will therefore be targeting removal of items containing lead-based paint, plumbing work, kitchen and bathroom upgrades, and other scopes of work focused on removing hazards from the apartments and improving the quality of life for residents within their apartments, the buildings, and the property.
Will residents have the right to move back to the apartment they had before the repairs and renovations?
NYCHA’s goal is to minimize the inconvenience of temporary moves where possible and, in most cases, help residents move back to the same apartment following the remediation of all hazards and the completion of construction. However, there may be cases where residents may receive a different but comparable apartment within the same development based on their specific circumstances and needs. Any moves will be planned collaboratively with each family/household. All residents are guaranteed the right to return to the development if they are temporarily moved off-site to another NYCHA campus while the work in their apartment is occurring.
Where will I be relocated to and for how long?
NYCHA will make every effort to relocate residents within the same development or surrounding NYCHA developments. Relocation is a requirement for this work and will be coordinated with each family. The timeline for relocation will be determined once the scope of work is finalized and the contractor provides NYCHA with the means, methods, construction schedule and phasing to coordinate with residents. Dedicated resources will work with each family to provide moving supplies, coordinate moves, and help families with other needs as they arise to ensure a successful temporary move within the development or from and back to the development.
Are residents responsible for finding their own housing during renovations?
No, NYCHA will provide accommodations when residents are required to temporarily relocate from their apartment. NYCHA will cover all expenses related to moving, storage, and/or other reasonable requests.
Once all the repairs and renovations are made, will my rent increase?
No, tenant rents will continue to be set at 30 percent of the adjusted gross household income per federal guidelines.
What about relocation costs?
NYCHA will cover all expenses related to moving, storage, and/or other reasonable requests. NYCHA is anticipating providing packing supplies, services from a licensed and insured moving company, and other reasonable expenses that may be considered. Fees for the relocation of services such as Wi-Fi, phones lines, and others will be reimbursed by NYCHA with the proper documentation.
How would I access my mail and deliveries?
NYCHA will put in place alternatives for residents to receive their mail and deliveries at their locations. This may include relocating mailboxes to the outside of the buildings, assisting residents with postal service change of address forms, or other means.
Is this PACT/RAD? Is my development going to be renovated and managed by a private developer?
No, unlike PACT/RAD, NYCHA will continue to manage and operate the properties even after project completion.
How long will construction take?
Overall construction is expected to take between three to five years, but the exact timeline for a development will be confirmed after a final scope of work and construction phasing is determined.
Why hasn’t NYCHA better maintained the development up until now?
NYCHA needs an estimated $40 billion to fully restore and renovate all of the buildings at NYCHA developments, with this number growing by approximately $1 billion a year. Due to decades of disinvestment, many developments have fallen into a state of disrepair. However, following the signing of the HUD Agreement in 2019, funding was set aside to launch a Comprehensive Modernization approach at two sites in 2021. This will allow repairs to be expedited and work to be completed over a shorter duration, with a focus on improved outcomes by looking at all the needs of the building holistically.
Why can't NYCHA use the money for the best contractors instead of the low bids?
As opposed to the usual delivery method of selecting the “lowest bidder,” NYCHA intends to select Comp Mod contractors based on a “best value” approach. That means factors other than price will be evaluated by a selection committee including residents to determine who will do the work. This new approach is possible through the passing of the Public Works Investment Act in 2019, which authorizes NYCHA to undertake design-build procurements.
What should residents do if there are concerns about the conditions of their apartment today that cannot wait until the larger project starts?
Any resident with concerns about the safety or conditions of their apartment should request a work order as soon as possible by calling the Customer Contact Center (718-707-7771) or using the MyNYCHA app or website (www.nyc.gov/mynycha). Regular repairs by property management to address all issues will continue before and throughout the project. These activities will not be stopped because of the planned construction work. Comp Mod is a long-term investment for the development.
How will residents be kept informed of the work and progress happening at their developments?
All Comp Mod sites will be assigned an outreach liaison who will be responsible for maintaining effective channels of communication with residents and other stakeholders. Residents can learn more about NYCHA’s engagement efforts by attending their next resident association meeting, contacting the Comp Mod program team at email@example.com , or visiting on.nyc.gov/comp-mod.
NYCHA’s Comprehensive Modernization Department
Phone: (212) 306-6768