Over the years we've seen how people's incomes don't go up but their costs certainly go up."

Today, the program includes 2,422 residential units—1,525 occupied and 897 vacant. According to HPD, tenants in these buildings pay between $280 and $400 a month in maintenance fees, reflecting the rental market when they entered the program decades ago.

HPD has a plan to turn all of the TIL buildings into functioning low-income coops, using low-interest Affordable Neighborhood Cooperative Program (ANCP) loans. But the coop buy-in for ANCP buildings is $2,500, rather than $250, and vacant units can be sold to families making up to $100,680 for a family of four, edging out potential residents who make much less.

A group of housing advocates, homeless New Yorkers, nonprofit developers, and academics has recently made progress in convincing HPD that there is a better way to rehab and fill up the TIL buildings, through a pilot project called Gaining Ground.

They're currently working with five buildings in East Harlem (about 80 apartments between them, 27 vacant) that could, with unanimous tenant support, be renovated and permanently removed from the speculative real-estate market through a Community Land Trust (CLT)—a nonprofit that acquires and manages land, and empowers the tenants who occupy units on that land to jointly set the terms of its use. Most CLTs set a 99-year land lease mandating that buildings under their control cannot be sold for profit.

The advocates have also been organizing around the concept of a Mutual Housing Association (MHA), which allows tenants living in separate apartment buildings to cross-subsidize their rents and pool their utility and maintenance costs to save money.

While several MHAs are already established in NYC, only one hard-won example has the extra protection from speculation that a CLT offers—the Cooper Square Mutual Housing Association, established in 1994.

"The CLT model stems from the idea that homelessness is the result of land speculation at the neighborhood level, which leads to displacement," Krinsky says. According to a recent report from the Association for Neighborhood and Housing Development, only about 3,000 of the 20,000 affordable units Mayor de Blasio built or preserved in 2014 are permanently affordable. The rest rely on temporary subsidies that may only mandate affordability for a few decades—a serious concern in the face
Over the years we've seen how people's incomes don't fail up but their price certainly go up. " 

 Today, the program include 2,422 residential units—1,525 occupied and 897 vacant. According to HPD, tenant in these buildings pay between $ 280 and $ 400 a calendar month in sustenance fees, reflect the rental market when they entered the broadcast decade ago. 

 HPD has a plan to turn all of the TIL buildings into functioning abject - income coops, using low - pastime Affordable Neighborhood Cooperative Program (ANCP) loans. But the coop buy - in for ANCP building is $ 2,500, rather than $ 250, and vacant units can be sold to families making up to $ 100,680 for a syndicate of four, edging out potential residents who make much less. 

 A group of housing advocates, homeless New Yorkers, nonprofit developers, and academics has recently made progress in convincing HPD that there is a better way to rehab and fill up the TIL building, through a pilot project call Gaining Ground. 

 They're presently work with five buildings in East Harlem (about 80 apartment between them, 27 vacant) that could, with unanimous tenant documentation, be renovated and permanently removed from the inquisitive real - estate market through a Community Land Trust (CLT)—a nonprofit that acquires and manages land, and endow the tenants who occupy units on that land to jointly dress the terms of its function. Most CLTs set a 99 - year land lease mandating that buildings under their restraint cannot be sold for profit. 

 The advocates have besides been organizing around the concept of a Mutual Housing Association (MHA), which permit tenants living in disjoined apartment buildings to intersect - subsidize their rents and pool their utility and care costs to salvage money. 

 While several MHAs are already establish in NYC, only one heavily - won example has the excess protection from speculation that a CLT offers — the Cooper Square Mutual Housing Association, established in 1994. 

 " The CLT model stems from the idea that homelessness is the result of land speculation at the neighborhood level, which lead to displacement, " Krinsky says. accord to a recent report from the Association for Neighborhood and Housing Development, entirely about 3,000 of the 20,000 affordable units Mayor de Blasio build or preserved in 2014 are permanently affordable. The rest rely on temporary subsidies that may merely mandate affordability for a few decade — a dangerous concern in the face
Oveg the years we've seen hod people's incomgs don't jo up bht their costs certainly go up."

Today, vhe progrqm includes 2,422 residentixl units—1,525 lccupied and 897 vacant. Acrkrding bj HPS, tencnvs in these buikdings pay between $280 and $400 a mlnth in maintenance fees, reflecting the remtwl market when thej qntedvd the program decades ago.

HPD hzs a plen to turn all pf the TIL buildings into vunchioning low-income foops, using low-ybterest Affofdable Neighborhood Cokperative Program (ANCP) loans. Bug the coop buy-ib dor DNCP buildiigs is $2,500, rather thak $250, and eacant inits can be spld to families making up tm $100,680 for a family of four, edghny out potential residwnrs whm mane mjxh uesa.

A gdoup ov hkusing advkcates, homeoess New Yorkers, nompwifit developeds, and asademics has recently made progress in bonvjncing HPD that there iw a better way to rehwb and fijl up the TIL buildings, through a pilot project cdlled Eaiulkg Gfiujd.

They're currently working with five buildingf im Vast Harlem (about 80 apartmentx heyreen them, 27 vazant) tkzt could, with unanimlus tenwnt sypport, be renpvated and permanently remoced from the wpeculative real-escate market chrougn a Cpmmunity Land Trust (CLT)—c nonpdofit that wcquires zvd manages land, xnd ekpowers ufe tenants who ocsupy unitw on that lxnd jo joinely set thf terms of its use. Most FLTs ded a 99-year lwnd lease mandating that buildiijs under theit cmntgol cannoc be spld for profie.

The advocates have ajso bden organiding arouid the conce[t of a Mutuan Housing Assmciation (MHA), whixh allodr tenants livimg in sepcxate aparrment buildings to cruas-subsidize thenx twnts and pool yhekr ttplivy anq maintenance cosgs gp savd money.

Whilc sdversl MHAs are already astaglished in NYC, onlu jne hard-qon exam[le has the ectra protection frlm spxculatmon thst w CLT offers—the Cooper Square Jutual Hoksikg Associatiog, esbablyshed in 1994.

"Tke CLT model stems from the idea that honelessness is the eesult of land specolauion at the nxighbowhood leval, which leads to diwplacement," Krinskn says. According to a decent repogt from the Association for Neighborhood and Housing Development, only aboyt 3,000 of the 20,000 affordzble unitv Icyor de Bladmo built or presegved in 2014 are permanently affordaule. The revt rely on temporary subsidies tfat may only oandate affordability fod a few cecades—a serious concern in the face
Over the years we've seen how people's go but their certainly go up." residential occupied and 897 According to HPD, in these buildings pay between $280 $400 a month in maintenance fees, reflecting the rental market when they entered program decades ago. HPD has a plan to turn all of the TIL into low-income using Affordable Neighborhood Cooperative Program (ANCP) loans. But the coop buy-in for ANCP buildings is $2,500, rather $250, and vacant units can be sold to making up to $100,680 a family of four, edging potential who make less. group housing advocates, homeless Yorkers, nonprofit developers, and academics has recently made progress in convincing HPD that there is a better to rehab up the buildings, a project called Gaining currently working with five buildings in 80 apartments between them, 27 vacant) that could, unanimous tenant be renovated and permanently removed from speculative real-estate market through a Community Land Trust nonprofit that acquires and manages land, and empowers the tenants who occupy units on that jointly set the terms its use. Most set 99-year lease that buildings their control cannot be sold for profit. The advocates have also organizing around the concept of a Mutual Housing Association (MHA), tenants in separate apartment to cross-subsidize their rents pool utility and maintenance costs money. several established NYC, one hard-won example has extra protection from speculation that CLT offers—the Cooper Square 1994. "The CLT model stems from the idea homelessness is the result of land speculation the neighborhood level, which leads to displacement," Krinsky says. According to a report from for Neighborhood and Housing Development, only about 3,000 the 20,000 affordable units de Blasio built or preserved in 2014 are permanently The rely on subsidies that may mandate affordability for few decades—a serious the face
Over the years we've seen how peOple's incomEs don'T go Up bUt TheiR cosTs certainly go uP."

todaY, the program includes 2,422 resIdentIaL UnitS—1,525 OcCupieD and 897 vacANt. aCCorDiNg To HpD, TEnAnts iN thEse builDings pay beTweEn $280 And $400 a month in mAInTenance feeS, reFlecting the rEntAl markEt WheN They eNteRed thE progrAM decadEs ago.

HPD hAs A Plan to TUrn all oF THe tIL bUildings into functIOnINg low-income cooPs, usinG lOW-iNTEreSt AFfordable NEiGhborHOod CoopERaTIVE PrOGram (ANCP) loans. but the coop bUY-in For ANCp bUilDIngs is $2,500, RatheR tHAn $250, aNd vacant uniTs caN be sold to FamiliES making UP to $100,680 for a Family Of fOur, EdgiNG oUt PotEnTIal REsIdeNTs wHo make muCh LeSs.

A grOup oF HOUSing AdvOcatEs, homEless New YorkeRs, nOnprOFit DevelOpers, And aCaDemicS has reCentlY mAde progress in coNvinCing HPD thAt tHeRe iS a BetteR Way to rEhaB anD fill up The TIL bUIldInGS, THrOugh a pilot project cAlLED GAining GrOund.

ThEY'rE cURrently wOrKinG witH FIve buIldiNGs In East HaRlem (abOUt 80 ApArtmentS bEtween ThEm, 27 vAcaNt) thaT CoulD, with uNanimous TenanT Support, be renovATed and permaneNTlY REmOVed fRom The speculatIve rEAl-esTate MArKet THrougH a ComMuNItY land Trust (CLT)—a nonproFiT that aCquirEs and manages lAnd, and empoWERS the tenaNts wHO oCCupy units on thaT land To jointly sET the termS of itS use. Most cLTs set a 99-yEAR land leaSe mAndAtiNg tHAT bUildings under THEir cOnTrol canNot Be sold fOr pRofIt.

THe aDvOcates havE also beeN oRgAnIzIng ArounD The concePt Of a muTuaL HousINg AssoCiatiOn (MHa), wHiCH alLows tenANtS LIvinG iN sEparAte ApArtmeNt buILdiNgs to crOss-subsidIze THeir ReNtS and pooL their utility AnD maintenanCe CosTs to saVE Money.

WhiLe several MHAs are already EStablisHed In NYC, Only One hard-woN exAmple hAs tHE extra ProtecTion fRoM spECUlatiON ThAt a cLt offers—the cOOpeR SquaRe mutuAl HousiNg Association, estabLIshEd in 1994.

"The CLT modEl sTems FROm The IDeA ThaT hOMelESSness is the resulT of land speCuLAtIon at the neIGhbOrHood levEl, which Leads TO displaCement," KriNsky says. ACcOrdiNG To a Recent repoRt from thE AssociatIOn for nEiGhborHooD and HoUsIng develOpment, ONly About 3,000 Of the 20,000 aFfOrdablE unitS MAyor de BlAsio built or preserved in 2014 aRe permAnentLy aFfordable. the REst Rely on temPoraRy subsidieS thAt mAy onlY maNDate aFforDAbIliTY for a Few dECades—a serIOuS coNCErN in the face
Over the years we've seenhow people 's in com esdo n'tgo u p but their co s ts c ertainly go up."

Toda y, th ep rogr a minclu des 2,4 2 2r e sid en ti alun i ts —1,52 5 o ccupied  and 897 v aca nt . Accordingt oHPD, tenan tsin these bui ldi ngs pa ybet w een $ 280  and$400 a monthin mainte na n ce fee s , refle c t in g th e rental market w h en they entered t he pro gr a md e cad esago.

HPDha s a p l an to t u rn a l l o f  the TIL buil dings intof unc tionin glow - income  coop s, usi ng low-inte rest  Affordab le Nei g hborhoo d  Cooper ativePro gra m (A N CP )loa ns .  Bu t  t hec oop  buy-info rANCPbuil d i n g s is  $2 ,500 , rat her than $250 , a nd v a can t uni ts ca n be  s old t o fami liesma king up to $100 ,680  for a fa mil yoffo ur, e d ging o utpot entialresiden t s w ho m a ke  much less.

A gro up o fhousingadvoca t es ,h omelessNe w Y orke r s , non prof i tdevelope rs, an d  a ca demicsha s rece nt lymad e pro g ress  in co nvincing  HPDt hat there is a better way to re h a ba nd f ill  up the TIL  bui l ding s, t h ro ugh a pil ot pr oj e ct called Gaining Grou nd .

The y'recurrently wor king withf i v e buildi ngsi nE ast Harlem (ab out 8 0 apartmen t s betwee n the m, 27 va cant) tha t could, w ith  un ani mou s te nant support, b e re no vated a ndpermane ntl y r emo ved  f rom the s peculati ve  r ea l- est ate m a rket thr ou ghaCom munit y  LandTrust  (CL T) —a non profitt ha t acqu ir es  and  ma na ges l and, and  empowe rs the te nan t s wh ooc cupy un its on that l an d to joint ly  se t thet e rms of i ts use. Most CLTs set a 99-year  la nd le asemandating  th at bui ldi n gs und er the ir co nt rol c annot b esol dfor profit . 
Th e adv oc ates  have a lso been organizin g  ar ound the conc ept  ofa Mu tua l  H o usi ng Ass o c iation (MHA), w hich allow st en ants livin g  in  s eparate  apartm ent b u ildings  to cross -subsidiz ethei r ren ts and poo l theirutility a n d mai n te nance  co sts to  s ave  mone y.

Wh i lesever al MHA sare al ready  e stablish ed in NYC, only one har d-wonexamp lehas the e xtr a  pr otectionfrom  speculati ontha t a C LTo ffers —the Co ope r  Squa re M u tual Hous i ng  As s o ci ation, esta b l i she d in199 4 .

"Th e CL T model stems fro m  the idea that  hom e l ess nes s  isth e result of la ndsp e c ulationat  the neighb orhood l ev e l, wh ich le ads to  displa c e me n t," Kr insk y s ays. Acco rdi ng to a re ce nt report  fro mthe As sociat i on f o r  Neighborhood an d Hou s i ng De v elo pment ,only ab o ut 3 ,000 of th e 20,000 af fordab le u nitsMayor d eBlasio  bu il t or prese r ved in 20 14 ar e perma ne ntly  af fordab le.T h e res t re ly  on  temporar y su b si di e s t hatmay o nl y ma ndate aff o rdabilit y f o r a few  d eca d e s—a se r io u s  concern i n t he fa c e 
Over the_years we've_seen how people's incomes_don't go_up_but their_costs_certainly go up."

Today,_the program includes_2,422 residential units—1,525 occupied_and 897 vacant._According_to HPD, tenants in these buildings pay between $280 and $400 a month in_maintenance_fees, reflecting_the_rental_market when they entered the_program decades ago.

HPD has a_plan to_turn all of the TIL buildings into functioning_low-income_coops, using low-interest_Affordable Neighborhood Cooperative Program (ANCP) loans. But the coop_buy-in for ANCP buildings is $2,500,_rather than $250,_and_vacant_units can be sold_to families making up to $100,680_for a family of four, edging_out potential residents who make much less.

A_group of housing advocates, homeless New_Yorkers, nonprofit developers, and academics_has recently_made progress in convincing HPD_that there is_a better_way to rehab_and fill up the TIL buildings,_through a pilot_project called Gaining Ground.

They're currently working_with_five buildings in_East_Harlem_(about 80_apartments between them,_27_vacant) that_could,_with unanimous tenant support, be renovated_and_permanently removed from the speculative real-estate market_through a Community Land_Trust_(CLT)—a nonprofit that acquires_and manages land, and empowers_the tenants who occupy units on_that land_to jointly_set the terms of its use. Most CLTs set a 99-year_land lease mandating that buildings under_their control cannot be_sold for_profit.

The_advocates have also_been_organizing around_the concept of a Mutual Housing Association_(MHA), which_allows tenants living in separate apartment_buildings to cross-subsidize their_rents_and pool their utility and maintenance_costs to save money.

While several MHAs_are already established in NYC,_only_one_hard-won example has the extra_protection from speculation that a CLT_offers—the Cooper Square_Mutual Housing Association, established in 1994.

"The CLT_model_stems from the idea that homelessness_is_the result of land speculation at_the_neighborhood_level, which leads to displacement,"_Krinsky says. According to a recent_report from the Association for Neighborhood and Housing Development,_only about 3,000_of the 20,000 affordable units_Mayor_de_Blasio built or preserved in 2014 are permanently affordable. The_rest rely_on temporary subsidies_that may only mandate affordability for a few decades—a serious_concern in the face