Finding an Affordable Place to Live: A Conversation with Entertainment Community Fund Housing Specialist Randy Peralta

March 21, 2024byAmy Aronoff

Image: Randy Peralta, Courtesy of Randy Peralta

Peralta, who works at Entertainment Community Fund’s Housing Resource Center, breaks the myths around affordable housing and talks about how to apply for affordable housing in NYC.

Entertainment Community Fund’s Housing Resource Center provides housing resources to artists across the U.S. They recently increased their housing support service to artists based in LA and Chicago. Hear from Housing Specialist Randy Peralta on who is eligible for NYC’s affordable housing program, tips for freelancers when applying for affordable housing, and what housing myths should be debunked.

New York Foundation for the Arts (NYFA): What is your role at the Housing Resource Center at the Entertainment Community Fund? How do you provide housing support to the artist community?

Randy Peralta (RP): I am a Housing Specialist at the Entertainment Community Fund’s Housing Resource Center. I help artists of all disciplines apply for affordable housing in NYC and access housing resources. This means that I conduct educational seminars and 1-on-1 support on affordable housing programs. I am part of the team serving the Eastern region of the U.S., and my work focuses on options in NYC. The Entertainment Community Fund also has offices in LA and Chicago, where we are launching new workshops and housing seminars for local artists. Check our website for local and nationwide resources.

Finding affordable housing can be challenging for first-timers. We are here to help! Our education program provides information about the available affordable housing options, helping people determine eligibility and prepare for the housing application process. We also offer 1-on-1 assistance by appointment to artists who attend one of our seminars. We can assist you in filling out the application and for creating an appeal if the process recently rejected you.

NYFA: Who can apply for affordable housing in NYC? Can artists with different immigration statuses apply?

RP: The idea of affordable housing is that, ideally, one should pay no more than roughly 30% of their annual income towards rent. Based on that idea, there is an income limit when applying for the NYC affordable housing units, and it is important to remember that you can be eligible for affordable housing units even if you are not considered low income. In fact, there are options for people who have a broad range of income.

To be eligible, you need to provide and maintain proof that your household income falls within limits for the affordable housing unit you are applying for and you must be above 18. Your immigration status shouldn’t be a barrier: Social Security Number (SSN) and Individual Taxpayer Identification Number (ITIN) are not required for the application.

For newcomers and applicants without a credit history or good credit scores, you can submit 12 months of completed rent payments to the prospective landlords as part of your application. This recent update in the city allows more opportunities for artists and anyone who has no credit history.

It is worth noting that affordable programs prioritize NYC’s current residents. The applicants who are not local residents will be shifted into “the general pool” and have a lower priority. One can provide proof of residence through a lease, a rent bill, ID, or a roommate letter (in case of subleasing). There is no minimum time to live in the city to qualify for affordable housing.

Randy Peralta leading a seminar for the Housing Resource Center — Image: Randy Peralta leads a seminar for the Housing Resource Center, Courtesy of Randy Peralta

NYFA: What does it take to maintain one’s tenant status of an affordable housing unit, if one is fortunate enough to receive one? What will be the factor for the rent to change over the years?

RP: One can search and obtain affordable units through the New York City Housing Connect lottery process and the units are rent-stabilized apartments. So, while the rent could increase over the years, it is regulated by the law. This means the amount of rent that can go up from lease to lease is restricted.

After the applicant becomes a tenant of a rent-stabilized apartment, they must meet the primary residence requirement. This means that the tenant resides in the unit for more than six to seven months a year, according to the rent stabilization code.

While you’ll need to submit annual income as part of a recertification, it will not affect your rent amount or tenant status. So, even if your income level fluctuates in the future, your rent amount will not change because of that.

NYFA: What are some myths around applying for affordable housing that you’d like to bust?

RP: Many people think that affordable housing is only reserved for low-income households—that’s not the case. While many options are reserved for low-income households, there are still many opportunities for moderate and middle-income households. In some cases, the income limit on those buildings can go as high as six figures.

Another myth is that affordable housing is public housing. While public housing is a source of affordable housing, not all affordable housing is public housing. Many affordable housing units are located in new, private developments in NYC.

There’s also the idea that there is no affordable housing in NYC. That’s also not the case. Currently, on New York City Housing Connect, 29 buildings are accepting applications as long as you’re income-eligible.

Also, you don’t have to re-qualify each year if you are a tenant in an affordable housing unit. All you have to do is prove that you’re income-eligible in the initial process to get accepted. Your tenancy won’t be affected if your income increases afterward.

Many people think that affordable housing is only reserved for low-income households—that’s not the case. While many options are reserved for low-income households, there are still many opportunities for moderate and middle-income households. In some cases, the income limit on those buildings can go as high as six figures.
Randy Peralta

NYFA: Any tips for freelancers and gig workers when it comes to preparing for the income assessment to meet the eligibility requirements?

RP: If you are not receiving a W-2 form for employment work, we suggest gig workers, writers, and artists always keep track of any 1099 forms, detailed amounts of income, or cash deposits.

Remember that landlords and marketing agents are not trained to look at freelance and gig work, so we have to be creative in submitting the documents required for your application. Employer letters are very helpful, from our experience. They can be written by employers or clients who hired you and explain your work, dates of your work, and gross income you’ve made from that particular job.

With freelance workers, we want to paint the entire picture of your income over the last two to three years, so maintaining or organizing at least two years of prior tax history is very helpful.

In summary, we strongly urge everyone to be as organized as possible with your documents. The process can be complicated and we are here to assist you! You can get in touch with staff serving artists in the Eastern, Central, and Western Region here.

For more information on housing resources and to attend one of our workshops, check out Entertainment Community Fund’s website. You will need to register an account at our portal to see the programs we offer and sign up for workshops and services. You can also subscribe to our housing mailing list to learn more about affordable artist housing opportunities in different parts of the U.S.

About Housing Resource Center at Entertainment Community Fund
The Housing Resource Center offers seminars on finding affordable housing, determining eligibility and preparing for the housing application process. The Center also provides information on roommate and home sharing, tenants’ rights, housing court, and purchasing your first home, and operates several affordable housing residences across the country.