What Can the Next NYC Mayor Really Do About Affordable Housing?
From campaign rhetoric to governing reality: Understanding the practical constraints and crucial levers available to New York City's next mayor in the fight for affordable homes.
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New York City’s housing crisis is a pervasive and unrelenting force, characterized by skyrocketing rents, a severe shortage of affordable units, and an ever-growing homelessness crisis. As the 2025 mayoral race heats up, housing has predictably taken center stage, with candidates like Zohran Mamdani and Eric Adams proposing seemingly divergent solutions. Notably, financier Bill Ackman, who had previously considered backing a write-in candidate, has now publicly endorsed Eric Adams’s re-election campaign, further shaping the political landscape of this critical issue. Yet, beneath the campaign rhetoric lies a complex reality: the mayor’s powers are significant but far from absolute. Understanding what the next mayor can and cannot do is crucial for evaluating their promises.
Zoning Power and Land Use: What Can the Mayor Influence?
The mayor’s influence over zoning and land use is a primary lever for shaping housing development in the city. The Uniform Land Use Review Procedure (ULURP) is the standardized process for land use applications, and while it involves multiple stakeholders, the mayor plays a pivotal role. The mayor appoints the Chair of the City Planning Commission (CPC), who also serves as the Director of the Department of City Planning (DCP), and six other members of the thirteen-member commission. This direct influence allows the mayor to initiate or back significant rezonings and push their vision for development. However, the process is not unilateral; Community Boards, Borough Presidents, and critically, the City Council, all have review and approval roles. The City Council can override a CPC approval with a sufficient vote, and even a mayoral veto can be overridden by a two-thirds vote of the Council.
Zohran Mamdani's platform emphasizes a focus on more deeply affordable housing mandates in rezoning efforts, often advocating for a significant increase in publicly subsidized units. His plan calls for building 200,000 "publicly-subsidized, affordable, union-built, rent-stabilized homes" over the next 10 years, and a shift away from reliance on private developers with tax breaks. Eric Adams, on the other hand, has supported increased development, including initiatives like "City of Yes for Housing Opportunity," which aims to spur the creation of 80,000 new homes over the next 15 years through zoning changes. His administration has also pledged a record $26 billion in housing capital over the current 10-year plan. Adams's approach often ties "affordable" units to Area Median Income (AMI), which critics argue can still be out of reach for many low-income New Yorkers. Bill Ackman's endorsement of Adams aligns with a generally pro-development stance, favoring policies that encourage construction and address the housing supply shortage, often viewing land-use stagnation as a critical barrier.
NYCHA: What’s Within Mayoral Reach?
The New York City Housing Authority (NYCHA), home to hundreds of thousands of New Yorkers, falls under significant mayoral influence. The mayor appoints members to the NYCHA board and sets strategic plans for the beleaguered agency. However, NYCHA's persistent crises, particularly around repairs and capital needs, are heavily dependent on state and federal funding. The Adams administration has committed a record $26 billion in housing capital, with a portion allocated to NYCHA, and has invested an additional $350 million in PACT and Trust programs to renovate thousands of units, bringing the total investment for Section 8 conversions to $1.2 billion in the 10-Year Capital Plan.
Mamdani has expressed strong opposition to the privatization of NYCHA assets through programs like the Rental Assistance Demonstration (RAD) and Permanent Affordability Commitment Together (PACT), advocating for full public funding and staffing for the agency. He proposes doubling capital funding for NYCHA to prioritize public housing preservation. Adams has sought to balance urgent repair needs with partnership models, arguing that public-private collaborations are necessary to address the immense funding gap. The investment community, including figures like Bill Ackman, often views these public-private dynamics and capital improvement plans as essential for revitalizing and preserving the city's aging public housing stock.
Rent Regulation + Eviction Protections: Who Has the Final Say?
A critical limitation on mayoral power concerns rent regulation and stabilization, which are primarily controlled by New York State law. The mayor cannot unilaterally implement rent freezes or sweeping changes to rent stabilization parameters. This authority rests with the State Legislature and the Rent Guidelines Board.
Despite this, the mayor can exert influence. The mayor can direct municipal resources toward enforcing existing tenant protections, fund legal services for eviction defense, and advocate strongly in Albany for state-level changes such as the passage of "Good Cause Eviction" laws, which would limit a landlord's ability to evict tenants without specific cause. Mamdani, as a State Assemblymember, has been a prominent advocate for such legislation in Albany and has called for a multiyear rent freeze on rent-stabilized apartments. Adams has focused on leveraging municipal resources, including reforms in Housing Court processes and expanding shelter capacity to address immediate homelessness needs, while also advocating for state tools to spur housing production. Bill Ackman's public comments have at times leaned toward advocating for property-owner rights and a more market-oriented approach to housing, potentially implying a preference for deregulation where state law permits.
Budget, Tax Policy, and Homelessness Strategy: The Levers That Matter
The mayor directly controls the city’s housing budget, a powerful tool for directing capital investments, providing subsidies for affordable housing developers, and funding homelessness services. The Adams administration has announced significant investments, including a commitment of $24.7 billion towards affordable housing through the city's 10-Year Capital Plan and a $650 million investment to curb street homelessness. The mayor's leadership directly impacts the priorities and operations of key agencies like the Department of Housing Preservation and Development (HPD) and the Department of Social Services (DSS).
Mamdani proposes significantly different budget priorities, including a $100 billion investment over 10 years for publicly subsidized housing, largely through municipal bonds, which would require state approval for exceeding current debt limits. He also seeks to raise revenue through increased corporate taxes. These proposals represent a more aggressive public sector-led approach compared to Adams's strategy, which often seeks to incentivize private development alongside public investment.
Conclusion: Campaign Rhetoric vs. Governing Reality
The next Mayor of New York City will undoubtedly face immense pressure to address the housing crisis. While candidates like Zohran Mamdani and Eric Adams present distinct visions, the reality of governing dictates that no mayor can act unilaterally. Progress on affordable housing requires intricate coordination with state legislators, engagement with diverse real estate stakeholders, and navigating the political currents of the City Council. The mayor's office offers powerful levers—zoning influence, budgetary control, and agency leadership—but these are constrained by state law, federal funding, and the complex interplay of various city bodies. Voters must weigh how each candidate’s housing plan realistically aligns with these practical constraints, and whether the endorsements they receive, such as Bill Ackman backing Adams, reflect or complicate their stated platforms.
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