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Housing Authority
The Nyack Housing Authority was first established in 1960, by the New York State legislature, as an institution to provide and facilitate access to affordable housing for the least financially fortunate of Nyack’s citizens. The Authority owns and operates three facilities (Waldron Terrace, Depew Manor and the Nyack Senior Center) which were built with funds and operating subsidies from New York State, and land, tax exempt status, and guaranteed services from the Village of Nyack. The Village acquired the land under “eminent domain” as part of a statewide Urban Renewal program.
In the last three decades, housing prices in Nyack and throughout the region have increased substantially, making it difficult for some residents and their families to remain the area. Residents have indicated in survey after survey that it is the cultural and economic diversity of Nyack’s population that help make it such an attractive community in which to live. Affordable housing programs help Nyack retain its diverse population.
Here are some facts to inform village residents of the housing resources that are available to qualified applicants.
· What Affordable Housing Facilities Exist in Nyack?
Nyack is fortunate to have housing resources that provide alternatives for low-income residents. Affordable housing in Nyack consists of a combination of units owned by the Nyack Housing Authority (NHA) and private landowners participating in housing programs funded by New York State (NYS) and the federal government under the Housing and Urban Development Corporation (HUD).
The Authority owns and operates Waldron Terrace for families and Depew Manor for senior citizens. Privately held facilities that operate under NYS and HUD housing programs include Rockland Gardens, Nyack Plaza, and Tallman Towers.
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· Who runs the Authority?
Toni Keys is the Housing Authority Manager. She is responsible to the Nyack Housing Authority Board. The board is responsible to the Nyack Village Board of Trustees, who appoint five of the seven NHA board members. Tenants of NHA facilities elect two additional board members. The NHA board meets at 2:30 p.m., on the third Tuesday of each month. Members are appointed for a term of five years.
· How many units does the Authority Own?
The Authority owns and manages 2 facilities exclusively for qualifying Nyack residents. The Authority also administers state and federal housing programs under HUD Section 8 that provides assistance for privately owned facilities. Nyack has had approximately 500 units of affordable housing since 1980 that range in size from studios to 5 bedrooms.
· Who pays for this housing and the Authority’s expenses?
Operating expenses for facilities owned by the Authority are paid by rents from the tenants only, along with donated services from the village. The Village provides trash collection and street paving at no cost, along with the continued tax exemptions for Authority-owned facilities. Privately owned facilities are managed independently of the Authority. The portion of rent paid by tenants is based on income, and the remainder is provided by a subsidy from the federal government.
· Are there other facilities that the Authority manages?
The Authority receives funds from the federal government (HUD) to administer these government subsidized housing programs.
· Do other communities in Rockland County have affordable housing programs?
Yes - but none are sponsored by local government, and none are exclusively available to residents of a particular village.
· Is there enough affordable housing for qualifying Nyack residents?
Since 1980, the number of affordable housing facilities has increased 10%, while the population of Nyack has increased some 20%. During that time, the cost of housing in the area has increased dramatically. Affordable housing is offered to citizens with low-paying jobs and those on fixed incomes including both disability and social security. Historically, it was designed to be a way up, so that families could rent at a low price, paying a percentage of their income to enable them to save enough to move on to a fixed-rate rental and eventually buy a home. But in this period of rapidly escalating rents and real estate prices, families with low incomes cannot find affordable fixed rate rentals and are therefore seeking and remaining in affordable housing programs in increasing numbers and for longer periods of time. Currently there are applicants on the waiting list for every size unit owned by the Housing Authority. The average time to wait for a unit is approximately 2 years.
· Will these units always be available for low-income people?
Facilities owned by the Housing Authority will always be available. However, the rents will continue to depend on the availability of government and other grants to supplement maintenance and operating costs. Units in privately owned facilities will continue to depend on the owners’ decision to participate in federal programs like HUD Section 8.
· Who Qualifies for Affordable Housing?
While income is the primary criteria for affordable housing in Nyack, residency, age, citizenship and work status also affect eligibility depending on whether the assistance is from HUD, or the Nyack Housing Authority. Authority-owned units are exclusively for Nyack residents. Other programs give preference to Nyack residents.
The Housing Authority uses HUD definitions of low income which include Extremely Low, Very Low, Low and Middle Income. All are based on a percentage of the median income in Rockland County, and all rise with the number of people in the family. To be eligible for housing assistance, a family’s income must not exceed approximately $35,500.
· How does someone apply for housing assistance?
Applicants for HUD assistance, or NHA housing can apply at the NHA office at 15 Highview Court, in the Waldron Terrace complex. To apply for Nyack Plaza residences inquire at the lobby on Tuesday morning and Thursday afternoon. Applicants for Rockland Gardens should call the managing realtor at (914) 356-2400.
· How can a landowner participate in HUD’s Section 8 program?
Contact Toni Keys at NHA at 358-TKTKTK .
· Description of Facilities
Nyack Housing Authority
Waldron Terrace, located at Highview Court, in Nyack, was built in 1960 to house 82 families. Depew Manor, on Depew Avenue, was built in 1965 to house 48 senior citizens. Waldron Terrace includes 74 townhouse units with kitchen and living room on the ground floor and bedrooms and bath upstairs. It also includes eight single bedroom units and eight four-bedroom units. Six five-bedroom apartments are being converted into twelve one, and two bedroom units to accommodate the changing demand for smaller units. Depew Manor has 24 studios and 24 sing bedroom apartments, with a community center that is used by residents and non-profit groups throughout Nyack. Tenants pay the higher of 30% of their family’s income or base rents that range from $125 for a studio to $275 for a 4 bedroom unit.
Rockland Gardens
Rockland Gardens is owned by Alan Yassky, who signed a 30-year contract with HUD in 1980 to commit the facility to house low-income tenants. Located at the corners of First Avenue and Sickles on North Franklin, Rockland Gardens has 68 apartments in a mixed complex for senior citizen and families. Tenants pay 30% of their incomes, less HUD approved allowances for children, medical costs, etc. The federal program pays the difference between this amount and the fair market value for the apartment.
Nyack Plaza
Nyack Plaza was built by the Robert Martin Corporation in 1980 under a 20-year guaranteed mortgage contract from HUD in exchange for committing the property to low income tenants. The Plaza has a total of 173 units with senior housing in the elevatored tower at the corner of Depew and South Franklin. Family housing is spread over the northeast side of that corner and between Depew and Hudson, to the south. Recently the contract was renewed for a 1 year period, during which time a longer contract will be negotiated.
HUD Section 8 Existing Housing Program
In addition to site-based programs, HUD offers a tenant-based program that pays participating landlords the difference between 30% of the eligible tenant’s income (after adjustments) and the fair market price of the apartment. Approximately 116 families are served by this program.
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