Q&A
NYCHA's oversight of RAD/PACT developments
1:56:33
·
7 min
Council Member Banks questions NYCHA officials about their coordination with private developers in RAD/PACT developments and ongoing oversight after conversion. Brad Greenburg explains NYCHA's monitoring and engagement processes.
Key points:
- NYCHA monitors RAD/PACT properties for compliance with lead abatement and other agreement obligations
- NYCHA receives monthly reports from PAC developers on work orders and other key metrics
- NYCHA follows up on open tickets exceeding 30 days and investigates resident complaints
- Council Member Banks expresses concerns about the effectiveness of NYCHA's oversight in RAD/PACT developments
Chris Banks
1:56:33
Alright.
1:56:33
Thank you for that information.
1:56:35
We're gonna move on to Rad Pak Developments.
1:56:39
How does nature coordinate with private developers to monitor conditions and apartments as well as comply with the HUD agreement when specified?
Brad Greenburg
1:56:52
So it's a great question.
1:56:55
Neil and Matt covered, I think, really well.
1:56:57
The packed program is really kind of like a very narrow focus in the agreement itself.
1:57:02
So the obligations in the agreement are really about delivering elevators and boilers through the packed program.
1:57:07
And also, we actually go way above and beyond the obligations for let of payment in the PAC program, but there are some let of payment obligations for PAC in the agreement that we just have decided as a policy matter to exceed.
1:57:21
So we do, like I said earlier, have a really robust plan to monitor their letter of payment compliance.
1:57:27
We have a 3rd party environmental inspector who goes out to each of the PAC Properties.
1:57:32
We look at documentation for each of the PAC Properties for a sample of units on a very specific timeline as part of our certification process to the federal government.
1:57:41
And we also, the monitor has done this, and we have a construction team that also goes out to look at the assets that have been delivered and see if they are indeed to spec.
1:57:51
I will say, like, outside of the agreement, we do a lot with the PAC program that we've built, especially in the last few years.
1:57:58
So we have an asset management team that regularly gets reporting every month from PAC Developers some of these same focus areas Mhmm.
1:58:05
About how they're addressing work orders, whether or not they're doing it timely.
1:58:09
Our department does a lot around mold and leaks at those locations.
1:58:13
So if we see any unit that's going beyond 30 days in that report, We have a specific protocol for compliance to follow-up with the resident first.
Chris Banks
1:58:21
Okay.
Brad Greenburg
1:58:22
And then the developer to see if we can expedite repairs or report on what's happening.
1:58:26
We also have a process for mold and leaks immediately at closing.
1:58:31
To kind of manage the transition of those tickets between night shift and the pack developer and make sure nothing falls through the cracks about work that has to get done with the resident.
1:58:40
There too, it's very resident focused.
1:58:41
We are calling residents and making sure that we get pictures from them of the repair getting done.
1:58:47
Cool.
1:58:47
Yeah.
Chris Banks
1:58:48
Tell me about the 30 day.
1:58:50
Is that when that's when Nitro is notified?
Brad Greenburg
1:58:55
So
Chris Banks
1:58:55
If there's a prolonged
Manny Martinez
1:58:57
short data
Chris Banks
1:58:58
that's needed after 30 days.
Brad Greenburg
1:58:59
So we get a monthly report from the PAC developers that has lots of data about their work orders.
1:59:05
It's also available on our website.
1:59:08
How they're doing the 30 days is a very specific obligation that We design with the bias, plaintiffs, an independent data analyst.
1:59:16
So if we have a ticket that comes in on that monthly report that we see has been open for 30 days or more, it comes to compliance on a very specific report.
1:59:25
And then we're following up with that resident to make sure they get the the ticket addressed till we're satisfied.
Chris Banks
1:59:31
What about those red packs that have no ticket process?
Brad Greenburg
1:59:36
They all have a they all have a work order process.
1:59:38
Okay.
1:59:38
Yeah.
1:59:38
So they all have to report to us on all their work orders in these focus areas.
Chris Banks
1:59:42
Okay.
Brad Greenburg
1:59:43
And it gets like a it's a download that comes into our environment that we then analyze.
Chris Banks
1:59:48
Okay.
1:59:49
How how are the RadPAK developments impact that when it comes to Nitro's compliance with the HUD agreement, for instance, does Nitro continue to work with the development after it's been fully transferred to private ownership?
Brad Greenburg
2:00:05
Yes.
2:00:05
I mean, we're at least in our department, we're working with the PAC residents.
2:00:10
Pretty much the same way we work with public housing residents.
2:00:13
So we have a complaint forum for people to reach out to us.
2:00:16
We work actively with them during the construction, if they have an issue, and they're happy to investigate anything related to the pack development.
Chris Banks
2:00:23
So if a resident a particular repair issue that's been going on for months.
2:00:31
Would would that have been a failure of nature to to provide oversight or or or referee that situation?
Brad Greenburg
2:00:39
It really you know, we we it depends on the circumstances, I think.
Chris Banks
2:00:44
Right.
Brad Greenburg
2:00:46
I will say, like, if we if we see something, for example, in our workflow that has exceeded a month or 2, We're pretty aggressive with the developer about getting it resolved, and we're happy if people wanna refer cases.
Chris Banks
2:00:59
Yeah.
2:01:00
I I have multiple cases I would like to refer to you because I'm I'm I'm intrigued about Nitro's oversight.
2:01:07
And how engaged you really are in the Rad Pak developments because we're not seeing that on like, mom, not seeing that on the ground, especially in my district where we have 4 of Rad Pak Conversions And then we're constantly seeing emails from tenants complaining about the same repair issues, and some of the repair issues are being caused by the rehab.
2:01:37
So that you have a rehab that's meant to help folks.
2:01:40
But it's you know, you're seeing leaks.
Brad Greenburg
2:01:43
I hear I can see
Chris Banks
2:01:44
in terrible paint jobs being undone.
2:01:47
Yeah.
2:01:48
Infarrier materials being used.
2:01:51
You across the board.
2:01:54
So that it it brings me to question is this really a true investment.
2:01:58
And is Nitro really meeting its obligation of really doing the the proper oversight over these rad packs.
Brad Greenburg
2:02:07
Yeah.
2:02:07
I I do know that I've been to Boulevard houses in London many times.
2:02:10
We we have had things that we've had to go out there for.
2:02:12
So if you
Chris Banks
2:02:13
Just not Boulevard.
2:02:14
Yeah.
2:02:15
Again, Pen Burtman.
2:02:17
Pen Burtman.
2:02:18
Lending houses.
Brad Greenburg
2:02:19
Yeah.
2:02:20
And Del Monte, we've been to a lot
Chris Banks
2:02:21
of town locations.
2:02:22
Del Monte, but happy to
Brad Greenburg
2:02:23
come back out.
2:02:24
Yeah.
Chris Banks
2:02:24
Yeah.
2:02:25
And and and I would, you know, I would I've gotten complaints as being a chair of public housing committee throughout the city and some of the other Rad Pak conversions.
2:02:36
So it's it's it's it's it's obviously something that I think Nietra definitely needs to pay attention to and because I'm I'm not seeing the oversight that's that's that's that's needed over these private these these conversions that have taken place.
2:02:53
It's quite the opposite opposite.
Neil Barofsky
2:02:58
The
Chris Banks
2:03:01
does a development status as a candidate for Rad Pak affect nitrous process in choosing developments for improvement and we pay as such as lead remediation.
2:03:14
And if so, how?
Brad Greenburg
2:03:18
It really has no impact if it's in the pipeline.
2:03:21
What we're gonna do no matter what, we pull a visual assessment universe every year based on what it was child in the unit, whether the unit's positive or presumed positive.
2:03:29
If you're going to go packed, we're still going to create that ticket, and we're still going to go and see if there's a paint efficiency, and we're still going to remediate it, try to remediate it on a timely basis.
2:03:37
And likewise, we try to coordinate testing, so we're not overwhelming resins too many appointments because our pack developers test and we test, but we are testing and abating in properties that are on the pack pipeline just like we do other pipelines.
2:03:53
We do try to not have us doing it all at the same time so that residents are not staying home twice for the same service.
2:04:01
But either way, we we want residents to get that service.
