Frequently Asked Questions
As the Jacob Riis Houses community planning process begins, we understand that you may have many questions and concerns. Many NYCHA residents across New York City have been experiencing poor housing conditions and rapidly changing neighborhoods. This section focuses on providing clear responses to questions you may have about this planning process. We welcome you to reach out if you have any other questions.
Key Takeaways
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Regardless of the outcome, your rent will not increase as an outcome of this process. It will remain calculated as 30% of your household income.*
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Regardless of the outcome, you and your family will continue to benefit from robust tenant protections and will have the right to remain at your development.
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The community planning process we are launching at Riis Houses is unique, and therefore different from what’s happening at Campos Plaza I and II.
* Exceptions may apply to households who pay flat rent, are current tenant-based Section 8 participants, or are a mixed family, as defined by HUD.
What is PACT?
PACT stands for: Permanent Affordability Commitment Together. PACT is New York City’s local implementation of RAD (Rental Assistance Demonstration), which is a federal program created in 2011 to assist public housing agencies (such as NYCHA) preserve and improve its properties. The PACT program allows NYCHA and their partners to unlock federal funding to complete comprehensive repairs or build new, modern homes at existing developments by transitioning households into the Project-Based Section 8 program. The federal government requires that homes under the PACT program remain permanently affordable and guarantees that residents will have the same rights as they currently possess in the public housing program. Resident voices play a central role in PACT, with resident needs, expertise, and decisions shaping the planning process and its overall outcomes.
Does Riis Houses have to be included in the PACT program?
PACT is being offered as an opportunity to make significant and desperately needed investments at Riis Houses. If Riis residents ultimately decide that PACT is not the appropriate tool to bring improvements to Riis Houses, NYCHA will not move forward with the program.
How does PACT work?
PACT depends on partnerships with private and non-profit development partners, who are selected by resident leaders and work together with residents to design and implement the project. PACT partners bring design, construction, and environmental expertise to address the physical needs of the development. They also provide enhanced property management, security, and social services that respond to residents’ needs.
Will this process address ongoing environmental issues, such as the soil and water contamination?
Yes. Addressing environmental safety is a top priority of any plan that is developed as a result of this process.
Will my rent change as a result of this process?
No. Regardless of the outcome of the community planning process, all Riis residents will continue to pay 30% of their adjusted gross household income towards rent.* Residents will also retain the right to renew their leases and maintain their succession rights, among other important protections.
* Exceptions may apply to households who pay flat rent, are current tenant-based Section 8 participants, or are a mixed family, as defined by HUD.
I heard that after transitioning to the Project-Based Section 8 program through PACT, a lot of NYCHA residents are evicted by the new property manager. Is that true?
No, this is not true. In fact, PACT partners are required to provide eviction prevention services and
support to any resident who may be behind on rent. Resident services, including eviction prevention assistance, are coordinated with community-based organizations, and NYCHA regularly monitors all outreach and support provided by partners.
Research conducted by a third party showed that developments that transitioned to the Project-
Based Section 8 program through PACT had fewer evictions overall and specifically less nonpayment
evictions.
Under the PACT program, your rent will remain affordable to your household. All vacant apartments
must be rented to qualified Section 8 applicants from a NYCHA-controlled waitlist.
Will I have to move as a result of this process?
This will depend largely on the extent of the rehabilitation or rebuilding that is selected through this planning process. In some cases, temporary moves within the development may be required while renovation or rebuilding is taking place to ensure the health and safety of all household members. If moving forward with PACT, the selected development partner will coordinate this process with residents. Ultimately, all Riis residents will have the right to remain at the development.
Will I have to move to a smaller apartment as a result of this process?
Under PACT, all households who are over- or under-housed are required to move to an appropriately sized apartment once one becomes available within the development. NYCHA will determine your household size based on your family composition, and the PACT partner will coordinate the right-sizing process as needed. No right-sizing would occur until after construction or rehabilitation is substantially completed.
What’s going on at Campos Plaza I & II, and how is it different from this process?
The Campos Plaza I and II conversion processes are unique to those two developments. The Jacob Riis Houses community planning process is an entirely different process.
Campos Plaza I
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Campos Plaza I was part of an initiative called “The Triborough Portfolio” in 2014. This development was already a Section 8 property and was not involved in the RAD or PACT programs. As a result, Campos Plaza I residents have different rights and protections than NYCHA residents who have gone through the PACT program.
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NYCHA partnered with L+M Development Partners LLC and BFC Partners in order to make capital investments at Campos Plaza I. C+C Apartment Management is the current property manager responsible for day-to-day operations of the property.
Campos Plaza II
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Campos Plaza II is currently planning for comprehensive renovations, new management, and enhanced social services through the PACT program.
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Resident leadership at Campos Plaza II spearheading this process and is currently evaluating proposals and applicants to undertake this work.
If Riis residents choose to enter the PACT program, the process would be very different from the process at Campos II. The community planning process that we are undertaking at Riis is unique in that we will take a full year to deeply understand the needs of Riis residents and envision the future of our development before we come to a decision about whether to join the PACT program. This extended community planning timeline will allow us to create a comprehensive community plan which will help us make informed decisions and have a clear path forward.
