Why does NYCHA need a new approach to fixing public housing?

NYCHA is facing an enormous repair backlog. As of 2023, public housing in New York City needs about $78 billion in repairs (about $83 billion in today’s dollars). That’s nearly half of the total public housing repair needed nationwide. Decades of underfunding mean the federal government alone cannot cover these costs, and without new tools, buildings will continue to deteriorate.

What tools exist to fix NYC’s public housing?

NYCHA uses several tools to preserve and improve public housing, depending on the needs of each development. These include traditional public housing funding, the Public Housing Preservation Trust and its Modernization & Preservation Program, and Permanent Affordability Commitment Together (PACT).

Together, these approaches are designed to bring in more stable, long-term funding to make major repairs and modernize buildings, while keeping homes publicly owned, permanently affordable, and protected by tenant rights.

What is PACT?

PACT stands for Permanent Affordability Commitment Together. It’s a program that allows NYCHA to secure new, long-term federal funding through Section 8 to pay for the comprehensive, overdue repairs that public housing residents deserve.

Under PACT, NYCHA continues to own the building and land. PACT works by involving residents in the process and bringing in new partners and funding to make needed repairs, while keeping homes affordable, publicly owned, and protected by strong tenant rights. While new property managers handle repairs and daily operations, they are legally prohibited from setting rents or removing households from the Section 8 program, ensuring tenant protections. PACT is a critical tool for improving living conditions and enhancing quality of life for tens of thousands of New Yorkers who call NYCHA home.

Why does NYCHA use PACT instead of traditional public housing funding?

Traditional public housing depends on annual federal funding approved by Congress, which can be limited, unpredictable, and restricted in how it can be used. Those funds often are not enough to cover major, long-term repairs.

PACT allows NYCHA to rely on more stable, long-term funding to make comprehensive repairs and full renovations. This protects public housing from the impacts of potential cuts to federal funding.

Does NYCHA still own PACT buildings?

Yes. NYCHA remains the owner of the property. A new property manager is responsible for day-to-day maintenance and repairs, but NYCHA retains ownership and oversight

How many homes have been repaired through PACT?

About 37,000 apartments have already received repairs or are currently undergoing work through PACT, with $6.5 billion invested in capital repairs so far.

Will my rent increase under PACT?

No. Residents continue to pay no more than 30% of their household income toward rent, just as they do in traditional public housing. Property managers are legally prohibited from raising rents beyond this limit.

Will I be evicted if my building converts to PACT?

PACT does not change when or why evictions can occur. As with all NYCHA housing, evictions happen only in limited situations, such as nonpayment of rent or serious lease violations such as illegal activity, or unauthorized inhabitants, as well as instances where the original tenant has passed away, an apartment has been abandoned, or an apartment is being occupied without permission.

Does PACT cause more evictions?

No, there is no conclusive evidence that PACT leads to higher eviction rates. In Fiscal Year 2024, the eviction rate at PACT properties (0.57%) was actually slightly lower than the citywide rate (0.60%).

Do PACT landlords have an incentive to evict tenants?

No. Landlords cannot raise the rent after an eviction, so there is no financial incentive to remove tenants.

What are succession rights?

Succession rights determine who can legally stay in an apartment after the original tenant moves out or passes away. These rules vary depending on the type of housing.

How do succession rights differ between NYCHA public housing and Section 8?

Traditional NYCHA public housing has some of the strictest succession rules. In many cases, household members must be formally approved well in advance. Section 8 and RAD/PACT housing generally offer more flexible succession protections, which can provide greater stability for families, caregivers, and partners.

Why do succession rights matter for residents?

Without clear succession rights, people who have lived in an apartment for years, such as caregivers or partners, can lose their housing after the original tenant passes away.

How do residents feel about PACT after it’s implemented?

In a NYCHA-commissioned resident survey, most respondents reported positive experiences after their development converted to PACT. 87% of residents said they would recommend PACT and their development to family or friends, and large majorities reported improvements in cleanliness, renovations, and overall living conditions.

Does PACT improve building conditions and property management?

Yes. Residents at PACT developments report noticeable improvements. According to a NYCHA-commissioned resident survey, 78% said their buildings and grounds were cleaner, 77% were very satisfied with renovations, and over 60% were very satisfied with property management’s responsiveness, safety, cleanliness, and customer service. Many residents also said their development felt like a better place to raise a family and that they felt more stable in their housing.