Table of Contents Acknowledgments. . . . . . . . . . . . . . . . . . . . . . . . .i Table of Contents. . . . . . . . . . . . . . . . . . . . . . .iii List of Figures. . . . . . . . . . . . . . . . . . . . . . . viii List of Tables . . . . . . . . . . . . . . . . . . . . . . . xiii List of Maps . . . . . . . . . . . . . . . . . . . . . . . .xxxii Housing New York City 1993: Report Summary . . . . . . . . . . .1 Introduction. . . . . . . . . . . . . . . . . . . . . . . .1 The Residential Population of New York City . . . . . . . .1 Household Incomes In New York City. . . . . . . . . . . . .4 New York City's Housing Inventory . . . . . . . . . . . . .6 Housing Vacancy Rates . . . . . . . . . . . . . . . . . . .8 New York City Rent Levels . . . . . . . . . . . . . . . . 10 Housing Conditions in New York City . . . . . . . . . . . 11 Housing Market Outcomes . . . . . . . . . . . . . . . . . 14 Chapter 1: Introduction . . . . . . . . . . . . . . . . . . . 19 Overview. . . . . . . . . . . . . . . . . . . . . . . . . 19 Survey Design Elements and Sample Size. . . . . . . . . . 20 Presentation and Interpretation of Statistical Findings . 20 Report Contents . . . . . . . . . . . . . . . . . . . . . 22 Chapter 2: The Residential Population of New York City. . . . 23 Introduction. . . . . . . . . . . . . . . . . . . . . . . 23 Individuals . . . . . . . . . . . . . . . . . . . . . . . 24 Racial/Ethnic Composition of the Population. . . . . 25 Age Composition of the Population. . . . . . . . . . 28 Locational Distribution of the Population. . . . . . 29 Gender Breakdown of the Population . . . . . . . . . 32 Educational Attainment of the Population . . . . . . 33 Singles, Couples, and Household Formation . . . . . . . . 39 Singles without Children . . . . . . . . . . . . . . 41 Singles with Children. . . . . . . . . . . . . . . . 42 Couples without Children . . . . . . . . . . . . . . 43 Couples with Children. . . . . . . . . . . . . . . . 44 Singles/Couples and Household Formation. . . . . . . 46 Households. . . . . . . . . . . . . . . . . . . . . . . . 52 Household Size . . . . . . . . . . . . . . . . . . . 55 Immigrant Households . . . . . . . . . . . . . . . . 58 Household Types. . . . . . . . . . . . . . . . . . . 66 Chapter 3: Household Incomes in New York City . . . . . . . . 71 Introduction. . . . . . . . . . . . . . . . . . . . . . . 71 Household Incomes . . . . . . . . . . . . . . . . . . . . 72 Changes in Household Income. . . . . . . . . . . . . 72 The Distribution of Household Incomes. . . . . . . . 74 Distribution of Household Incomes by Tenure. . . . . 76 Geographic Variation in Household Income . . . . . . 78 Median Incomes by Regulatory Status. . . . . . . . . 80 Variation in Household Income by Race/Ethnicity. . . 82 Household Income by Household Size and by Number of Employed Persons . . . . . . . . . . . . . . . . . . 87 Household Incomes by Household Type. . . . . . . . . 89 Sources of Household Income. . . . . . . . . . . . . 92 Incomes of Primary and Secondary Singles and Couples. . . 98 Lower and Very Low Income, Poor, Public Assistance Recipient, Public Housing/In Rem, and Recent Immigrant Households . . . . . . . . . . . . . . . . . . 99 Lower and Very Low Income Households . . . . . . . . 99 Poor Households. . . . . . . . . . . . . . . . . . .102 Households Receiving Public Assistance . . . . . . .110 Public Housing and In Rem Households . . . . . . . .111 Recent Immigrant Households. . . . . . . . . . . . .112 Labor Force Participation, Occupational and Industrial Patterns, and Unemployment. . . . . . . . . . . . . . .113 Labor Force Participation. . . . . . . . . . . . . .113 Occupational Patterns. . . . . . . . . . . . . . . .117 Employment of New York City Residents by Major Industrial Group . . . . . . . . . . . . .120 Unemployment . . . . . . . . . . . . . . . . . . . .122 Chapter 4: New York City's Housing Inventory. . . . . . . . .129 Introduction. . . . . . . . . . . . . . . . . . . . . . .129 Size and Composition of the Housing Inventory . . . . . .130 Components of Inventory Change. . . . . . . . . . . . . .132 New Construction . . . . . . . . . . . . . . . . . .132 Conversions. . . . . . . . . . . . . . . . . . . . .134 Losses . . . . . . . . . . . . . . . . . . . . . . .135 Returned Losses. . . . . . . . . . . . . . . . . . .136 Geographic Patterns of Housing and Housing Tenure . . . .137 Composition of the Inventory by Borough. . . . . . .141 The Rental Housing Inventory. . . . . . . . . . . . . . .143 Rental Units in Coops and Condominiums . . . . . . .146 The Owner Housing Inventory . . . . . . . . . . . . . . .150 Physical Characteristics of the Housing Inventory . . . .152 Size of Units. . . . . . . . . . . . . . . . . . . .152 Size of Buildings. . . . . . . . . . . . . . . . . .156 Structure Class of Buildings . . . . . . . . . . . .159 Chapter 5: Housing Vacancy Rates. . . . . . . . . . . . . . .165 Introduction. . . . . . . . . . . . . . . . . . . . . . .165 The Overall Net Rental Vacancy Rate . . . . . . . . . . .166 Vacancy Rates and Rent Levels . . . . . . . . . . . . . .168 The Number of Low Rent Vacancies . . . . . . . . . .175 Changes in the Median Asking Rent for Stabilized and Unregulated Vacant Units . . . . . . . . . . .177 Vacancy Rates in Rental Housing Submarkets. . . . . . . .179 Vacancy Rates in the Boroughs. . . . . . . . . . . .180 Vacancy Rates and Regulatory Status. . . . . . . . .180 Vacancy Rates and Unit Size. . . . . . . . . . . . .182 Vacancy Rates, Structure Class, and Building Size. .183 Length of Vacancies of Vacant Units. . . . . . . . .185 Turnover of Rental Units . . . . . . . . . . . . . .186 Vacancies in the Owner Market . . . . . . . . . . . . . .188 Vacant Units Unavailable for Rent or Sale . . . . . . . .191 Chapter 6: New York City Rent Levels. . . . . . . . . . . . .197 Introduction. . . . . . . . . . . . . . . . . . . . . . .197 Changes in the Level of Rents . . . . . . . . . . . . . .198 Variation in the Size and Direction of Changes in Rent. . . . . . . . . . . . . . . . .203 Rent Guidelines and Rent Changes for Stabilized Units. . . . . . . . . . . . . . . .215 Variation in the Level of Rents . . . . . . . . . . . . .217 Variation in Median Rents by Regulatory Status and Location . . . . . . . . .217 Rents and Regulatory Status. . . . . . . . . . . . .220 Variation in Rents with Unit Size. . . . . . . . . .224 Rents and Housing Condition. . . . . . . . . . . . .226 Rents in Coop and Condominium Buildings . . . . . . . . .227 Chapter 7: Housing Conditions in New York City. . . . . . . .231 Introduction. . . . . . . . . . . . . . . . . . . . . . .231 The Structural Condition of the Occupied Housing Inventory . . . . . . . . . . . . . . . . .232 Overall Dilapidation Rates . . . . . . . . . . . . .232 Dilapidation Rates by Borough. . . . . . . . . . . .233 Dilapidation Rates and Structure Classification. . .234 Dilapidation Rates and Regulatory Status . . . . . .235 Dilapidation Rates and Rent Levels . . . . . . . . .236 Overall Incidence of Building Defects. . . . . . . .237 Incidence of Building Defects by Borough and Sub-Borough . . . . . . . . . . . . . . . . . . . .238 Building Defects and Structure Classification. . . .240 Building Defects and Regulatory Status . . . . . . .241 Building Defects and Building Size (Rent Regulated Units). . . . . . . . . . . . . . . . . .243 Building Defects and Rent Levels . . . . . . . . . .243 Building Defects and Dilapidation. . . . . . . . . .244 Structural Conditions of Owner Occupied Housing. . .245 The Level of Maintenance of the Occupied Housing Inventory . . . . . . . . . . . . . . . . .246 Overall Incidence of Maintenance Deficiencies. . . .246 Maintenance Deficiencies by Borough and Sub-Borough.248 Maintenance Deficiencies and Structure Classification. . . . . . . . . . . . . .250 Maintenance Deficiencies and Regulatory Status . . .251 Maintenance Deficiencies and Building Size (Rent Regulated Units). . . . . . . . . . . . . . .253 Maintenance Deficiencies and Rent Levels . . . . . .253 Maintenance Deficiencies and Dilapidation. . . . . .254 Maintenance Deficiencies in Owner Occupied Housing .255 Crowding. . . . . . . . . . . . . . . . . . . . . . . . .256 The Overall Crowding Rate. . . . . . . . . . . . . .256 Crowding by Borough. . . . . . . . . . . . . . . . .258 Crowding and Rent Regulation Status. . . . . . . . .262 Crowding and Unit Size . . . . . . . . . . . . . . .263 Crowding and Doubled-Up Singles/Couples. . . . . . .263 Crowding and Household Types . . . . . . . . . . . .265 Crowding and Household Size. . . . . . . . . . . . .266 Crowding in Owner Occupied Units . . . . . . . . . .267 Neighborhood Conditions . . . . . . . . . . . . . . . . .268 Incidence of Broken or Boarded-Up Windows. . . . . .269 Ratings of Physical Condition of Residential Structures by Borough and Sub-Borough. . . . . 271 Physical Condition Ratings and Rent Levels . . . . .273 Physical Condition Ratings and Broken/ Boarded-Up Windows. . . . . . . . . . . . . . . . .274 Neighborhood Conditions of Owner Occupants . . . . .275 Housing Conditions of Different Racial and Ethnic Groups.276 Physical Conditions and City-Sponsored Rehabilitation and New Construction . . . . . . . . . . . . . . . . . .277 Chapter 8: Housing Market Outcomes. . . . . . . . . . . . . .279 Introduction. . . . . . . . . . . . . . . . . . . . . . .279 The Affordability of Rental Housing . . . . . . . . . . .279 Overall Changes in the Affordability of Rental Housing. . . . . . . . . . . . . . . . . . .280 Affordability and Rent Regulation. . . . . . . . . .285 Affordability of Rental Housing and Household Types.286 Affordability of Rental Housing and Race/Ethnicity .287 Contributions of Different Sectors of NYC's Housing Industry . . . . . . . . . . . . . . . . . . . . . . . .288 Contributions by Household Income Group. . . . . . .291 Contributions by Race/Ethnicity. . . . . . . . . . .293 Contributions by Age Group . . . . . . . . . . . . .299 Housing Outcomes for Special Populations. . . . . . . . .299 Housing Outcomes by Household Type and Income Group.299 Single Person Households . . . . . . . . . . . . . .300 Single Parent Households . . . . . . . . . . . . . .303 Adult Households . . . . . . . . . . . . . . . . . .306 Adult Households with Minor Children . . . . . . . .309 Housing Outcomes for Poor Households . . . . . . . .312 Housing Outcomes for Public Assistance Recipients. .315 Housing Outcomes for Recent Immigrant Renter Households . . . . . . . . . . . . . . . . .319 Homeownership Rates and Housing Outcomes for Owner Occupants. . . . . . . . . . . . . . . . . . .324 Homeownership Rates. . . . . . . . . . . . . . . . .324 Housing Outcomes for Owner Occupants . . . . . . . .326 Appendix A: Sub-Borough Area Data. . . . . . . . . . . . . . . 331 Census Tracts Included in Each Sub-Borough Area . . . .360 Appendix B: 1993 New York City Housing and Vacancy Survey Glossary. .369 Appendix C: Definitions of Rent Regulation Status. . . . . . . . . 397 Appendix D: 1993 New York City Housing and Vacancy Survey: Sample Design, Estimation Procedure, Accuracy Statement, and Topcoding. . . . . . . . . . . . . . . . . . . .405 Appendix E: New York City Housing and Vacancy Survey Questionnaire 1993. . . . . . . . . . . . . . . . . . 435 Index. . . . . . . . . . . . . . . . . . . . . . . . . . . . .457