Vacancies Up, Rent Collection Down: Takeaways From NYCHA’s Budget Hearing

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A hearing held by the City Council’s public housing committee Tuesday explored various aspects of NYCHA’s finances, as the authority struggles with declining rent revenue and an uptick in vacant apartments.

Adi Talwar

Looking South West into NYCHA’s Edenwald Houses campus from near East 229th Street in the Bronx.

Since the state lifted its eviction moratorium in January 2022, there have been 110 completed evictions in the New York City Housing Authority, NYCHA Chief Executive Officer Lisa Bova-Hiatt told city lawmakers Tuesday.

NYCHA carried out two evictions in 2022, 58 in 2023 and 50 so far this year, as of March 7 (another 34 evictions took place at public housing campuses that have converted to private management, news site The City reported this week).

At the start of the pandemic in March of 2020, there were 34,000 NYCHA cases pending in housing court, but 31,000 of them were wiped out during the state’s eviction moratorium, according to the CEO. In 2023, NYCHA pursued 2,307 eviction filings—1,835 nonpayment cases and 472 holdover cases which included a population of unauthorized occupants or “squatters,” according to Bova-Hiatt.

A majority of NYCHA’s evictions were for nonpayment of rent, she said.

“NYCHA’s goal is to keep residents housed and to resolve tenant issues, not to evict,” said Bova-Hiatt. “We’re focused right now on residents with the highest amount of arrears for the longest amount of time.”

Her testimony was part of a preliminary budget hearing held by the City Council’s public housing committee Tuesday exploring various aspects of NYCHA’s finances, as the authority struggles with declining rent revenue and an uptick in vacant apartments across its more than 300 developments. 

About 70,000 NYCHA households now owe back rent, though total arrears went from $501 million in 2023 to $482 million as of Feb. 29, attributed in part by Bova-Hiatt to the state-funded Emergency Rental Assistance Program (ERAP). 

Though public housing tenants were left out of earlier versions of the program, last year’s state budget provided additional funds. To date, NYCHA received $136 million from ERAP and $90 million has been applied to residents’ accounts, though some tenants who received help may have an outstanding balance even after aid.

“They’re finding out what the balance is that they owe because as we know, ERAP did not cover all of the arrears,” said Bova-Hiatt. “We are working with them with the balance that they do have to enter into a payment plan.”

Roughly 33,000 NYCHA households applied for the emergency rental funding, fewer than half of the households that currently owe rent.

“During the pandemic, too many tenants facing hardships couldn’t obtain rent adjustments from the property management office and were otherwise discouraged from applying for the state ERAP rental assistance,” said Ross Joy, director of housing and civil justice for the Center of Court Innovation. 

The housing authority is working with the New York City Human Resources Administration (HRA) to provide emergency grant payments or one shot deals for tenants who are struggling.

“They created a dedicated NYCHA team to handle expedited one-shot deals for our residents, ensuring low-income households receive the support services to which they’re entitled,” said Bova Hiatt. 

Joy, whose organization works with public housing residents, noted that some NYCHA tenants withhold rent as a means to leverage fixes for poor conditions in their homes or buildings. 

“Many tenants are rightfully protesting with their pocketbooks, withholding rent for uninhabitable conditions and utility outages,” he testified to lawmakers. 

NYCHA is currently only collecting 60 percent of rent from tenants, officials said, despite Department of Housing and Urban Development (HUD) rules that require housing authorities to collect 100 percent. 

Bova-Hiatt said the housing authority is expected to collect $959 million in rent this year, $117 million less than what the authority should be collecting.

Rent collection accounts for one-third of NYCHA’s operational budget, and helps fund maintenance work such as painting and plastering to ready new units for the next occupant. 

However, needed repairs have often proven to be more complex, involving lead abatement and removal measures, officials have said.

Adi Talwar

Entrance to NYCHA’s Mitchel Senior Citizens Apartment Building located at 188-190 Lincoln Ave in the Bronx.

As of Tuesday, NYCHA was home to approximately 5,100 vacant units, according to Chief Operating Officer Eva Trimble. That’s up from 3,300 in December 2022, City Council records show.

The average estimated cost for NYCHA to turnaround a vacant unit for the next tenant is $43,000, according to NYCHA.

The authority has been working with the Office of Management and Budget (OMB) on the Vacant Unit Readiness program, a city-funded initiative used to hire third-party vendors who can make the necessary fixes to get an apartment turnkey ready.

It took an average of 415 days for NYCHA to repair vacant units for re-rental during June through October 2023, according to the Mayor’s Preliminary Management Report. 

“We are working as expeditiously as possible within our funding sources…we have other constraints besides funding in addition to staffing and supplies and materials,” said Trimble.

The housing authority is anticipating a year-end deficit of $35 million for calendar year 2024, according to Bova-Hiatt. 

“We believe we can close this gap,” said Bova-Hiatt. “We will continue to closely monitor our spending and implement cost saving measures as we did to close the budget gap in 2023.”

But, she added,“With the increasing needs and expected growing losses in rent revenue, the annual deficit is expected to persist in the coming years.” 

Chief Financial Officer and Executive Vice President of Finance Annika Lescott-Martinez projected a year-end deficit of $54 million in 2025 and $64 million in 2026, before beginning to stabilize in 2027.

The housing authority has been pursuing two alternative funding models to unlock repair money: the Public Housing Preservation Trust—which would use bonds and mortgages to fund repairs—and the Permanent Affordability Commitment Together (PACT) program, which allows private developers and management companies to maintain NYCHA properties.

When a NYCHA development transfers over to PACT, Lescott-Martinez explained, the new private management team adopts the outstanding rent arrears and pays the housing authority the amount tenants owed at the time of the conversion. 

“Most times we get as close to one-for-one as we can,” Lescott-Martinez said. “So for example if there’s $100 million in arrears, we may get $90 million for those arrears—they’re no longer on our books.”

To reach the reporter behind this story, contact Tatyana@citylimits.org. To reach the editor, contact Jeanmarie@citylimits.org

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New AI tools can record your medical appointment or draft a message from your doctor

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By Carla K. Johnson, Associated Press 

Don’t be surprised if your doctors start writing you overly friendly messages. They could be getting some help from artificial intelligence.

New AI tools are helping doctors communicate with their patients, some by answering messages and others by taking notes during exams. It’s been 15 months since OpenAI released ChatGPT. Already thousands of doctors are using similar products based on large language models. One company says its tool works in 14 languages.

AI saves doctors time and prevents burnout, enthusiasts say. It also shakes up the doctor-patient relationship, raising questions of trust, transparency, privacy and the future of human connection.

A look at how new AI tools affect patients:

IS MY DOCTOR USING AI?

In recent years, medical devices with machine learning have been doing things like reading mammograms, diagnosing eye disease and detecting heart problems. What’s new is generative AI’s ability to respond to complex instructions by predicting language.

In this photo provided by University of Michigan Health-West, Dr. Lance Owens, chief medical information officer at the university, demonstrates the use of an AI tool on a smartphone in Wyoming, Mich., on Sept. 9, 2021. The software listens to a doctor-patient conversation, documents and organizes it to write a clinical note. (University of Michigan Health-West via AP)

Your next check-up could be recorded by an AI-powered smartphone app that listens, documents and instantly organizes everything into a note you can read later. The tool also can mean more money for the doctor’s employer because it won’t forget details that legitimately could be billed to insurance.

Your doctor should ask for your consent before using the tool. You might also see some new wording in the forms you sign at the doctor’s office.

Other AI tools could be helping your doctor draft a message, but you might never know it.

“Your physician might tell you that they’re using it, or they might not tell you,” said Cait DesRoches, director of OpenNotes, a Boston-based group working for transparent communication between doctors and patients. Some health systems encourage disclosure, and some don’t.

Doctors or nurses must approve the AI-generated messages before sending them. In one Colorado health system, such messages contain a sentence disclosing they were automatically generated. But doctors can delete that line.

“It sounded exactly like him. It was remarkable,” said patient Tom Detner, 70, of Denver, who recently received an AI-generated message that began: “Hello, Tom, I’m glad to hear that your neck pain is improving. It’s important to listen to your body.” The message ended with “Take care” and a disclosure that it had been automatically generated and edited by his doctor.

Detner said he was glad for the transparency. “Full disclosure is very important,” he said.

WILL AI MAKE MISTAKES?

Large language models can misinterpret input or even fabricate inaccurate responses, an effect called hallucination. The new tools have internal guardrails to try to prevent inaccuracies from reaching patients — or landing in electronic health records.

“You don’t want those fake things entering the clinical notes,” said Dr. Alistair Erskine, who leads digital innovations for Georgia-based Emory Healthcare, where hundreds of doctors are using a product from Abridge to document patient visits.

The tool runs the doctor-patient conversation across several large language models and eliminates weird ideas, Erskine said. “It’s a way of engineering out hallucinations.”

Ultimately, “the doctor is the most important guardrail,” said Abridge CEO Dr. Shiv Rao. As doctors review AI-generated notes, they can click on any word and listen to the specific segment of the patient’s visit to check accuracy.

In Buffalo, New York, a different AI tool misheard Dr. Lauren Bruckner when she told a teenage cancer patient it was a good thing she didn’t have an allergy to sulfa drugs. The AI-generated note said, “Allergies: Sulfa.”

The tool “totally misunderstood the conversation,” said Bruckner, chief medical information officer at Roswell Park Comprehensive Cancer Center. “That doesn’t happen often, but clearly that’s a problem.”

WHAT ABOUT THE HUMAN TOUCH?

AI tools can be prompted to be friendly, empathetic and informative.

But they can get carried away. In Colorado, a patient with a runny nose was alarmed to learn from an AI-generated message that the problem could be a brain fluid leak. (It wasn’t.) A nurse hadn’t proofread carefully and mistakenly sent the message.

“At times, it’s an astounding help and at times it’s of no help at all,” said Dr. C.T. Lin, who leads technology innovations at Colorado-based UC Health, where about 250 doctors and staff use a Microsoft AI tool to write the first draft of messages to patients. The messages are delivered through Epic’s patient portal.

The tool had to be taught about a new RSV vaccine because it was drafting messages saying there was no such thing. But with routine advice — like rest, ice, compression and elevation for an ankle sprain — “it’s beautiful for that,” Linn said.

Also on the plus side, doctors using AI are no longer tied to their computers during medical appointments. They can make eye contact with their patients because the AI tool records the exam.

The tool needs audible words, so doctors are learning to explain things aloud, said Dr. Robert Bart, chief medical information officer at Pittsburgh-based UPMC. A doctor might say: “I am currently examining the right elbow. It is quite swollen. It feels like there’s fluid in the right elbow.”

Talking through the exam for the benefit of the AI tool can also help patients understand what’s going on, Bart said. “I’ve been in an examination where you hear the hemming and hawing while the physician is doing it. And I’m always wondering, ‘Well, what does that mean?’”

WHAT ABOUT PRIVACY?

U.S. law requires health care systems to get assurances from business associates that they will safeguard protected health information, and the companies could face investigation and fines from the Department of Health and Human Services if they mess up.

Doctors interviewed for this article said they feel confident in the data security of the new products and that the information will not be sold.

Information shared with the new tools is used to improve them, so that could add to the risk of a health care data breach.

Dr. Lance Owens is chief medical information officer at the University of Michigan Health-West, where 265 doctors, physician assistants and nurse practitioners are using a Microsoft tool to document patient exams. He believes patient data is being protected.

“When they tell us that our data is safe and secure and segregated, we believe that,” Owens said.

The Associated Press Health and Science Department receives support from the Howard Hughes Medical Institute’s Science and Educational Media Group. The AP is solely responsible for all content.

What’s Pi Day all about? Math, science, pies and more

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By Curt Anderson, Associated Press

Math enthusiasts around the world, from college kids to rocket scientists, celebrate Pi Day on Thursday, which is March 14 or 3/14 — the first three digits of an infinite number with many practical uses.

Around the world many people will mark the day with a slice of pie — sweet, savory or even pizza.

Manager Stephen Jarrett prepares pies on a counter at Michele’s Pies, Wednesday, March 13, 2024, in Norwalk, Conn. Math enthusiasts and bakers celebrate Pi Day on March 14 or 3/14, the first three digits of a mathematical constant with many practical uses. Around the world many people will mark the day with a slice of sweet or savory pie. (AP Photo/John Minchillo)

Simply put, pi is a mathematical constant that expresses the ratio of a circle’s circumference to its diameter. It is part of many formulas used in physics, astronomy, engineering and other fields, dating back thousands of years to ancient Egypt, Babylon and China.

Pi Day itself dates to 1988, when physicist Larry Shaw began celebrations at the Exploratorium science museum in San Francisco. The holiday didn’t really gain national recognition though until two decades later. In 2009, Congress designated every March 14 to be the big day — to hopefully spur more interest in math and science. Fittingly enough, the day is also Albert Einstein’s birthday.

Here’s a little more about the holiday’s origin and how it’s celebrated today.

WHAT IS PI?

Pi can calculate the circumference of a circle by measuring the diameter — the distance straight across the circle’s middle — and multiplying that by the 3.14-plus number.

Employees work a busy bakery kitchen at Michele’s Pies, Wednesday, March 13, 2024, in Norwalk, Conn. Math enthusiasts and bakers celebrate Pi Day on March 14 or 3/14, the first three digits of a mathematical constant with many practical uses. Around the world many people will mark the day with a slice of sweet or savory pie. (AP Photo/John Minchillo)

It is considered a constant number and it is also infinite, meaning it is mathematically irrational. Long before computers, historic scientists such as Isaac Newton spent many hours calculating decimal places by hand. Today, using sophisticated computers, researchers have come up with trillions of digits for pi, but there is no end.

WHY IS IT CALLED PI?

It wasn’t given its name until 1706, when Welsh mathematician William Jones began using the Greek symbol for the number.

Manager Stephen Jarrett prepares pies on a counter in a busy bakery kitchen at Michele’s Pies, Wednesday, March 13, 2024, in Norwalk, Conn. Math enthusiasts and bakers celebrate Pi Day on March 14 or 3/14, the first three digits of a mathematical constant with many practical uses. Around the world many people will mark the day with a slice of sweet or savory pie. (AP Photo/John Minchillo)

Why that letter? It’s the first Greek letter in the words “periphery” and “perimeter,” and pi is the ratio of a circle’s periphery — or circumference — to its diameter.

WHAT ARE SOME PRACTICAL USES?

The number is key to accurately pointing an antenna toward a satellite. It helps figure out everything from the size of a massive cylinder needed in refinery equipment to the size of paper rolls used in printers.

A freshly sliced piece of chicken pot pie is plated on a counter at Michele’s Pies, Wednesday, March 13, 2024, in Norwalk, Conn. Math enthusiasts and bakers celebrate Pi Day on March 14 or 3/14, the first three digits of a mathematical constant with many practical uses. Around the world many people will mark the day with a slice of sweet or savory pie. (AP Photo/John Minchillo)

Pi is also useful in determining the necessary scale of a tank that serves heating and air conditioning systems in buildings of various sizes.

NASA uses pi on a daily basis. It’s key to calculating orbits, the positions of planets and other celestial bodies, elements of rocket propulsion, spacecraft communication and even the correct deployment of parachutes when a vehicle splashes down on Earth or lands on Mars.

Using just nine digits of pi, scientists say it can calculate the Earth’s circumference so accurately it only errs by about a quarter of an inch (0.6 centimeters) for every 25,000 miles (about 40,000 kilometers).

IT’S NOT JUST MATH, THOUGH

Every year the San Francisco museum that coined the holiday organizes events, including a parade around a circular plaque, called the Pi Shrine, 3.14 times — and then, of course, festivities with lots of pie.

A country apple pie is sliced at Michele’s Pies, Wednesday, March 13, 2024, in Norwalk, Conn. Math enthusiasts and bakers celebrate Pi Day on March 14 or 3/14, the first three digits of a mathematical constant with many practical uses. Around the world many people will mark the day with a slice of sweet or savory pie. (AP Photo/John Minchillo)

Around the country, many events now take place on college campuses. For example, Nova Southeastern University in Florida will hold a series of activities, including a game called “Mental Math Bingo” and event with free pizza (pies) — and for dessert, the requisite pie.

“Every year Pi Day provides us with a way to celebrate math, have some fun and recognize how important math is in all our lives,” said Jason Gershman, chair of NSU’s math department.

At Michele’s Pies in Norwalk, Connecticut, manager Stephen Jarrett said it’s one of their biggest days of the year.

Manager Stephen Jarrett prepares pies on a counter at Michele’s Pies, Wednesday, March 13, 2024, in Norwalk, Conn. Math enthusiasts and bakers celebrate Pi Day on March 14 or 3/14, the first three digits of a mathematical constant with many practical uses. Around the world many people will mark the day with a slice of sweet or savory pie. (AP Photo/John Minchillo)

“We have hundreds of pies going out for orders (Thursday) to companies, schools and just individuals,” Jarrett said in an interview. “Pi Day is such a fun, silly holiday because it’s a mathematical number that people love to turn into something fun and something delicious. So people celebrate Pi Day with sweet pies, savory pies, and it’s just an excuse for a little treat.”

NASA has its annual “Pi Day Challenge” online, offering people plenty of games and puzzles, some of them directly from the space agency’s own playbook such as calculating the orbit of an asteroid or the distance a moon rover would need to travel each day to survey a certain lunar area.

WHAT ABOUT EINSTEIN?

Possibly the world’s best-known scientist, Einstein was born on March 14, 1879, in Germany. The infinite number of pi was used in many of his breakthrough theories and now Pi Day gives the world another reason to celebrate his achievements.

A freshly decorated chocolate peanut butter pie rests on a counter at Michele’s Pies, Wednesday, March 13, 2024, in Norwalk, Conn. Math enthusiasts and bakers celebrate Pi Day on March 14 or 3/14, the first three digits of a mathematical constant with many practical uses. Around the world many people will mark the day with a slice of sweet or savory pie. (AP Photo/John Minchillo)

In a bit of math symmetry, famed physicist Stephen Hawking died on March 14, 2018, at age 76. Still, pi is not a perfect number. He once had this to say:

“One of the basic rules of the universe is that nothing is perfect. Perfection simply doesn’t exist. Without imperfection, neither you nor I would exist.”

Associated Press video journalist John Minchillo contributed from Norwalk, Connecticut.

Girlfriend of Burnsville man who fatally shot 3 first responders indicted for straw purchasing firearms

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The girlfriend of the man who fatally shot Burnsville first responders last month has been indicted for straw purchasing multiple firearms for him, the U.S. Attorney’s Office of Minnesota announced Thursday.

Burnsville police officers Matthew Ruge and Paul Elmstrand and Burnsville firefighter/paramedic Adam Finseth were fatally shot in the line of duty on Feb. 18. Shannon Gooden, who authorities have said was the gunman, died by suicide.

Ashley Anne Dyrdahl, 35, has been indicted for straw purchasing multiple firearms for a felon, according to the U.S. Attorney’s Office. Two of the firearms were used in the Feb. 18 killings, said U.S. Attorney Andrew Luger.

Gooden had a lifetime ban on possessing firearms after he pleaded guilty in 2008 to assault with a dangerous weapon.

Between Sept. 21 and Jan. 25, Dyrdahl conspired with Gooden “to place firearms in Gooden’s hands, despite the fact Gooden could not legally own or possess firearms,” the U.S. Attorney’s Office said in a statement.

Dyrdahl and Gooden were in a relationship since 2016. When Gooden filed a petition in court to have his firearm rights restored, Dyrdahl was among the people who filed a letter in support of his petition. The Dakota County attorney’s office opposed Gooden’s effort and a judge agreed he shouldn’t have his firearm rights restored.

Dyrdahl was in the process Thursday morning of surrendering to the U.S. Marshals Office. She is due to make her first court appearance Thursday afternoon. Luger said his office won’t be seeking pretrial detention.

The maximum penalty if Dyrdahl is convicted is 15 years in prison, Luger said.

On Feb. 18, Burnsville police were dispatched to the 12600 block of 33rd Avenue South at about 1:50 a.m. “regarding an alleged sexual assault,” a Minnesota Bureau of Criminal Apprehension agent wrote in an application for a search warrant. Dyrdahl made the 911 call, she previously told the mother of Gooden’s older children.

Police who responded to the home spoke with Gooden, 38, who wouldn’t leave the residence but said he was unarmed. He said he had children inside. Five were his and Dyrdahl are his girlfriend’s children from a previous relationship.

Officers went inside and negotiated with Gooden for about three and a half hours, trying to get him to surrender peacefully, but he opened fire at 5:26 a.m. on the officers inside the home “without warning,” according to the BCA.

Gooden continued to fire shots out of the home at officers and an armored vehicle, which had personnel inside. He shot more than 100 rifle rounds at law enforcement and first responders, the BCA has said.

This is a breaking story and will be updated.

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