An Introduction
to the NYC Rent Guidelines Board
Table of Contents
List of Appendices
APPENDIX
L:
Multiple Dwelling Law: § 286
Article
7-C. Legalization of Interim Multiple Dwellings
§ 286.
Tenant Protection
1.
It shall not be a ground for an action or proceeding to recover possession
of a unit occupied by a residential occupant qualified for the protection
of this article that the occupancy of the unit is illegal or in violation
of provisions of the tenant's lease or rental agreement because a residential
certificate of occupancy has not been issued for the building, or because
residential occupancy is not permitted by the lease or rental agreement.
2. (i) Prior to compliance with safety and fire protection standards of article
seven-B of this chapter [Multiple Dwelling Law §275 et. seq.], residential
occupants qualified for protection pursuant to this article shall be entitled
to continued occupancy, provided that the unit is their primary residence,
and shall pay the same rent, including escalations, specified in their lease
or rental agreement to the extent to which such lease or rental agreement
remains in effect or, in the absence of a lease or rental agreement, the
same rent most recently paid and accepted by the owner; if there is no lease
or other rental agreement in effect, rent adjustments prior to article seven-B
compliance shall be in conformity with guidelines to be set by the loft board
for such residential occupants within six months from the effective date
of this article.
(ii)
In addition to any rent adjustment pursuant to paragraph (i) of this subdivision,
on or after June twenty-first, nineteen hundred ninety-two, the rent for
residential units in interim multiple dwellings that are not yet in compliance
with the requirements of subdivision one of section two hundred eighty-four
of this article shall be adjusted as follows:
(A) Upon the owners' filing of an alteration application, as
required by paragraph (ii) [fig 1] , (iii) or (iv) of subdivision one of section
two hundred eighty-four of this article, an adjustment equal to six percent of
the rent in effect at the time the owner files the alteration application.
(B) Upon obtaining an alteration permit, as required by paragraph
(ii) [fig 1] , (iii) or (iv) of subdivision one of section two hundred eighty-
four of this article, an adjustment equal to eight percent of the rent in effect
at the time the owner obtains the alteration permit.
(C) Upon achieving compliance with the standards of safety
and fire protection set forth in article seven-B of this chapter for the residential
portions of the building, an adjustment equal to six percent of the rent in effect
at the time the owner achieves such compliance.
(D) Owners who filed an alteration application prior to the
effective date of this subparagraph shall be entitled to a prospective adjustment
equal to six percent of the rent on the effective date of this subparagraph.
(E) Owners who obtained an alteration permit prior to June
twenty- first, nineteen hundred ninety-two shall be entitled to a prospective
adjustment equal to fourteen percent of the rent on June twenty-first, nineteen
hundred ninety-two.
(F) Owners who achieved compliance with the standards of safety
and fire protection set forth in article seven-B of this chapter for the residential
portions of the building prior to June twenty-first, nineteen hundred ninety-two
shall be entitled to a prospective adjustment equal to twenty percent of the
rent on June twenty-first, nineteen hundred ninety-two.
(iii)
Any rent adjustments pursuant to paragraph (ii) of this subdivision shall
not apply to units which were rented at market value after June twenty-first,
nineteen hundred eighty-two and prior to June twenty-first, nineteen hundred
ninety-two.
(iv)
Payment of any rent adjustments pursuant to paragraph (ii) of this subdivision
shall commence the month immediately following the month in which the act
entitling the owner to the adjustment occurred.
3. Upon or after compliance with the safety and fire protection standards
of article seven-B of this chapter, an owner may apply to the loft board
for an adjustment of rent based upon the cost of such compliance. Upon approval
by the loft board of such compliance, the loft board shall set the initial
legal regulated rent, and each residential occupant qualified for protection
pursuant to this article shall be offered a residential lease subject to
the provisions regarding evictions and regulation of rent set forth in the
emergency tenant protection act of nineteen seventy-four, except to the extent
the provisions of this article are inconsistent with such act. At such time,
the owners of such buildings shall join a real estate industry stabilization
association in accordance with such act.
4. The initial legal regulated rent established by the loft board shall be
equal to (i) the rent in effect, including escalations, as of the date of
application for adjustment ("base rent"), plus, (ii) the maximum
annual amount of any increase allocable to compliance as provided herein;
and (iii) the percentage increase then applicable to one, two or three year
leases, as elected by the tenant, as established by the local rent guidelines
board, and applied to the base rent, provided, however, such percentage increases
may be adjusted downward by the loft board if prior increases based on loft
board guidelines cover part of the same time period to be covered by the
rent guidelines board adjustments.
5. An owner may apply to the loft board for rent adjustments once based upon
the cost of compliance with article seven-B of this chapter and once based
upon the obtaining of a residential certificate of occupancy. If the initial
legal regulated rent has been set based only upon article seven-B compliance,
a further adjustment may be obtained upon the obtaining of a residential
certificate of occupancy. Upon receipt of such records as the loft board
shall require, the loft board shall determine the costs necessarily and reasonably
incurred, including financing, in obtaining compliance with this article
pursuant to a schedule of reasonable costs to be promulgated by it. The adjustment
in maximum rents for compliance with this article shall be determined either
(i) by dividing the amount of the cash cost of such improvements exclusive
of interest and service charges over a ten year period of amortization, or
(ii) by dividing the amount of the cash cost of such improvements exclusive
of interest and service charges over a fifteen year period of amortization,
plus the actual annual mortgage debt service attributable to interest and
service charges in each year of indebtedness to an institutional lender,
or other lender approved by the loft board, incurred by the owner to pay
the cash cost of the improvements, provided that the maximum amount of interest
charged includable in rent shall reflect an annual amortization factor of
one-fifteenth of the outstanding principal balance. Rental adjustments to
each residential unit shall be determined on a basis approved by the loft
board. An owner may elect that the loft board shall deem the total cost of
compliance with this article to be the amounts certified by the local department
of housing preservation and development of such municipality in any certificate
of eligibility issued in connection with an application for tax exemption
or tax abatement to the extent such certificate reflects categories of costs
approved by the loft board as reasonable and necessary for such compliance.
Rental adjustments attributable to the cost of compliance with this article
shall not become part of the base rent for purposes of calculating rents
adjusted pursuant to rent guidelines board increases.
6. Notwithstanding any provision of law to the contrary, a residential tenant
qualified for protection pursuant to this chapter may sell any improvements
to the unit made or purchased by him to an incoming tenant provided, however,
that the tenant shall first offer the improvements to the owner for an amount
equal to their fair market value. Upon purchase of such improvements by the
owner, any unit subject to rent regulation solely by reason of this article
and not receiving any benefits of real estate tax exemption or tax abatement,
shall be exempted from the provisions of this article requiring rent regulation
if such building had fewer than six residential units as of the effective
date of the act which added this article, or rented at market value subject
to subsequent rent regulation if such building had six or more residential
units at such time. The loft board shall establish rules and regulations
regarding such sale of improvements which shall include provisions that such
right to sell improvements may be exercised only once for each unit subject
to this article, and that the opportunity for decontrol or market rentals
shall not be available to an owner found guilty by the loft board of harassment
of tenants.
7. The local rent guidelines board shall annually establish guidelines for
rent adjustments for the category of buildings covered by this article in
accordance with the standards established pursuant to the emergency tenant
protection act of nineteen seventy-four. The local rent guidelines board
shall consider the necessity of a separate category for such buildings, and
a separately determined guideline for rent adjustments for those units in
which heat is not required to be provided by the owner, and may establish
such separate category and guideline. The loft board shall annually commission
a study by an independent consultant to assist the rent guidelines board
in determining the economics of loft housing.
8. Cooperative and condominium units occupied by owners or tenant-shareholders
shall not be subject to rent regulation pursuant to this article.
9. No eviction plan for conversion to cooperative or condominium ownership
for a building which is, or a portion of which is an interim multiple dwelling
shall be submitted for filing to the department of law pursuant to the general
business law until a residential certificate of occupancy is obtained as
required by this article, and the residential occupants qualified for protection
pursuant to this article are offered one, two or three year leases, as elected
by such persons, in accordance with the provisions for establishment of initial
legal regulated rent contained herein. Non-eviction plans for such buildings
may be submitted for filing only if the sponsor remains responsible for compliance
with article seven-B and for all work in common areas required to obtain
a residential certificate of occupancy. Cooperative conversion shall be fully
in accordance with section three hundred fifty-two-eeee of the general business
law, the requirements of the code of the local real estate industry stabilization
association, and with the rules and regulations promulgated by the attorney
general.
10. The functions of the local conciliation and appeals board of such municipality
regarding owners and tenants subject to rent regulation pursuant to this
article shall be carried out by the loft board until such time as provided
otherwise by local law.
11. Residential occupants qualified for protection pursuant to this article
shall be afforded the protections available to residential tenants pursuant
to the real property law and the real property actions and proceedings law.
12. No waiver of rights pursuant to this article by a residential occupant
qualified for protection pursuant to this article made prior to the effective
date of the act which added this article shall be accorded any force or effect;
however, subsequent to the effective date an owner and a residential occupant
may agree to the purchase by the owner of such person's rights in a unit.
13. The applicability of the emergency tenant protection act of nineteen
seventy-four to buildings occupied by residential tenants qualified for protection
pursuant to this article shall be subject to a declaration of emergency by
the local legislative body. In the event such act expires prior to the expiration
of this article, tenents in interim multiple dwellings shall be included
in coverage of the rent stabilization law of nineteen hundred sixty-nine
of the city of New York.
Section effective through March 31, 2001.
