(New York, NY) – Today, Council Members, tenants, homeowners, and housing advocates rallied for the SAFER Homes Act (Int 657), a bill to overhaul the City’s Third Party Transfer program. The proposed legislation would reinvent the tool of municipal foreclosure to stabilize the most distressed buildings, hold the worst landlords accountable, preserve homeowner equity, and deliver safe living conditions for New Yorkers.
Council Member Pierina Sanchez—who chairs the Housing and Buildings Committee—is the bill’s lead sponsor, backed by a 34-member Council majority and growing coalition of tenants, homeowners, and affordable housing providers. The legislation continues to gain momentum and would address hazardous living conditions for thousands of New Yorkers.
Immediately after the rally, the SAFER Homes Act will be heard (livestream HERE – Committee Room) in the Council’s Committee on Housing and Buildings. The hearing’s Committee Report can be found HERE.
“For too long, tens of thousands of New Yorkers have lived in undignified conditions because negligent landlords refuse to do what’s right—no more,” said NYC Council Member Pierina Sanchez, Chair of the Committee on Housing and Buildings. “The SAFER Homes Act offers a new path forward. While the city’s old ‘Third Party Transfer’ has been frozen for nearly a decade due to flaws and outdated provisions in the old program, this overhaul of the city’s power of municipal foreclosure for distressed properties will hold bad actors accountable, stabilize housing in distress, and deliver safer homes for those living in the worst of the worst buildings, through a fair process. I thank the broad coalition of tenants, homeowners, and advocates who are demanding dignified housing for every New Yorker through passage of Int. 657, the SAFER Homes Act.”
“New York is facing a housing crisis, and as our apartment stock continues to age, our laws have to keep pace with reality. The SAFER Homes Act gives the city stronger tools to stabilize distressed properties and work with mission-driven partners to keep them safe, habitable, and affordable for the people who live there. This legislation will help prevent buildings from falling deeper into disrepair and protect tenants from the instability that too often follows. I’m grateful to Council Member Pierina Sanchez for her leadership in advancing this important work,” said Majority Leader Shaun Abreu.
“Int. No. 657 brings long-needed reform to the City’s in rem foreclosure process. It strengthens notice requirements, expands fair payment options, and protects vulnerable homeowners while ensuring that truly distressed and vacant properties are addressed responsibly. That’s why I am proud to support this bill and will work with my colleague Council Member Pierina Ana Sanchez to see this cross the finish line,” said Deputy Leader Chris Banks.
“No New Yorker should ever have to live in a home that puts their health or safety at risk,” said Council Member Gale A. Brewer. “Intro 0657 gives the City a fair and effective way to hold the worst landlords accountable, while also supporting responsible owners and creating real opportunities for tenants to secure safe, long-term homes. The SAFER Homes Act is about protecting people, preserving equity, and making sure every building in our city is truly a home.”
“The Third Party Transfer program was intended to support buildings in serious distress but has too often instead had unintended consequences that harmed the very communities it was meant to protect. Reforms like the SAFER Homes Act are essential to restoring trust, ensuring the program focuses on truly distressed properties, and strengthening pathways to resident and community ownership,” said Council Member Crystal Hudson. “At a time when housing stability is increasingly out of reach for many New Yorkers, we must pursue solutions that both hold negligent landlords accountable and protect the long-term stability of our neighborhoods. I’m proud to cosponsor this legislation and grateful to Council Member Sanchez for her leadership on these important reforms.”
“It’s outrageous that negligent landlords can skirt accountability while tenants are forced to live in unsafe conditions,” said Council Member Sandy Nurse. “Our office hears constantly from constituents who are desperate for basic repairs and it’s unacceptable. I’m proud to sponsor Council Member Sanchez’s SAFER Homes Act to overhaul the Third Party Transfer program and finally hold bad actors accountable and fix our city’s unsafe housing stock.”
“The SAFER Homes Act will support tenants and small homeowners who are suffering in distressed homes. I am proud to be a co-sponsor of this bill and a vocal advocate for increased tenant protections in our city. Bills like this maintain stable housing for New Yorkers by providing new opportunities to rehabilitate buildings,” said Council Member Alexa Aviles
“Growing up in Soundview, I saw firsthand how much a safe and stable home shapes a family’s future. Introduction 657 strengthens the Third-Party Transfer program to promote the secure transfer of distressed properties to responsible partners for rehabilitation, so our city can intervene before neglect leads to displacement,” said Council Member Amanda Farías. “By expanding the definition of distressed properties, increasing transparency and notice requirements, and creating opportunities for responsible owners to correct issues, this legislation centers both accountability and fairness. In today’s climate, increased housing stability is critical, and safe living conditions should have always been prioritized. I am proud to sponsor this bill and protect the families who need these homes.”
“No one should lose their property because they didn’t understand the process or didn’t have a fair chance to fix the problem,” said Council Member Lynn Schulman. “For too long, the City’s tax foreclosure process has lacked the transparency and safeguards homeowners deserve. This legislation addresses the issue of truly distressed properties without stripping people of due process or pushing families out of their homes unnecessarily. These reforms make the process fairer, clearer, and more accountable.”
“Too many New Yorkers are living in buildings where landlords have walked away from their responsibilities while tenants are left with unsafe conditions and mounting violations. The SAFER Home Act gives the city a stronger, fairer tool to step in when buildings are severely distressed and put them back into responsible hands. With the right safeguards, we can protect tenants, preserve affordability, and create pathways for community ownership. I’m proud to support Council Member Sánchez’s leadership on this effort to make sure every New Yorker has a safe place to live,” said Council Member Jennifer Gutiérrez
“Too many New Yorkers are living in buildings where landlords have walked away from their responsibilities while tenants are left with unsafe conditions and mounting violations. The SAFER Home Act gives the city a stronger, fairer tool to step in when buildings are severely distressed and put them back into responsible hands. With the right safeguards, we can protect tenants, preserve affordability, and create pathways for community ownership. I’m proud to support Council Member Sanchez’s leadership on this effort to make sure every New Yorker has a safe place to live,” said Council Member Chris Marte.
“The SAFER Homes Act fixes the gaps in the Third-Party Transfer program that leaves tenants vulnerable and property owners without recourse,” said Council Member Julie Won. “This bill expands the definition of distressed properties, so more buildings get the attention they need, requires the City to notify both property owners and residents before any transfer takes place, and gives owners a real opportunity to come into compliance and avoid transfer altogether. By putting the right safeguards in place, this bill holds bad actors accountable and delivers safer living conditions for New Yorkers.”
“For decades, the Third Party Transfer program was one of the City’s most powerful tools to intervene in severely distressed and neglected housing. But a program designed 30 years ago needs reform. This vital legislation will modernize the TPT program so that its sole focus is on the worst actors. This will protect tenants living in unsafe conditions by creating new pathways for community ownership, while also ensuring that owners have clear opportunities to stabilize their buildings before foreclosure,” said Council Member Justin Sanchez.
“The SAFER Homes Act is essential legislation to fix existing issues with the City’s Third-Party Transfer program. With this update, the program will be an important tool for protecting tenants, preserving affordable housing, and holding landlords accountable,” said Brooklyn Borough President Antonio Reynoso. “I thank Councilmember Sanchez for reintroducing this bill and I urge the City Council to listen to the advocates and pass intro 657.”
“New York City needs stronger tools to stabilize buildings in financial and physical distress,” said David R. Jones, President and Chief Executive Officer of the Community Service Society of New York (CSS). “The SAFER Homes Act will expand New York City’s ability to hold bad landlords accountable, while improving the living conditions for thousands of low-income tenants.”
“We are thrilled that we share a priority for using municipal debt collection as a strategy for tenant protection, increasing cooperative homeownership opportunities and the preservation and development of homes and other community assets,” said Paula Segal, Equitable Neighborhoods attorney at TakeRoot Justice, on behalf of the Abolish the Tax Lien Sale Coalition. “We are pleased to see that the bill reflects our demand that vacant lots and unoccupied buildings be included in the categories of property that will be eligible for city foreclosure and excluded from any future lien sales so that they can be routed to productive use as future sites of green infrastructure and affordable housing, community and commercial spaces.”
“As a nonprofit developer that has renovated hundreds of homes through the former Third Party Transfer program, we know firsthand that responsible intervention can stabilize buildings, protect tenants, and return neglected properties as lasting community assets. We strongly support the SAFER Homes Act to provide dignity and safety for the 350,000 New Yorkers currently living in deeply unsafe conditions. The new program will focus on the most distressed, debt-burdened properties while creating clear off-ramps for responsible owners to cure violations before foreclosure, balancing accountability with prevention,” said Michelle de la Uz, Executive Director, Fifth Avenue Committee.
“At ANHD, preserving affordable housing and protecting tenants has always been at the core of our work — and that requires viable ways to move distressed buildings out of the hands of irresponsible landlords and into nonprofit ownership. The SAFER Homes Act recreates a critical means to accomplish these preservation goals, while protecting the rights of both tenants and homeowners. We appreciate the collaborative process Council Member Sanchez has led in developing this proposal, and hope to see it enacted quickly.” – Emily Goldstein, Director of Organizing and Advocacy at the Association for Neighborhood and Housing Development (ANHD).”
“Our Bronx (formerly NWBCCC) supports the SAFER Homes Act because it strengthens enforcement that protects tenants and creates a clear path to responsible ownership and community stewardship. When landlords refuse to fix dangerous conditions, we need solutions that address the worst buildings, stabilize homes, hold repeat offenders accountable, and expand pathways to keep housing in the hands of the people who live there.” – Sandra Lobo, Executive Director
“Through our housing work at NMIC, we have seen families forced to live in dangerous conditions that no one should have to endure. Safe housing is a basic human right. The SAFER Homes Act is a critical step toward holding negligent landlords accountable and stabilizing distressed buildings. For many families, this legislation could mean the difference between remaining in unsafe homes and finally having a path to safe, dignified living conditions.” Jesenia Ponce, Coordinating Attorney for Policy & Advocacy.
“For over 20 years, UHAB has empowered tenants to become homeowners through the Third Party Transfer Program, transforming distressed rental units into safe and stable homes where residents have the opportunity for affordable homeownership.
The SAFER Act preserves a critical tool to improve living conditions in aging and distressed buildings, while reforming past mistakes. It ensures the program prioritizes the most distressed properties, strengths outreach to residents, and protects them from speculators and scams.” – Arielle Hersh, Director of Policy, UHAB
Jessica Bellinder, a Supervising Attorney with The Legal Aid Society’s Housing Justice Unit – Group Advocacy, said: “The Legal Aid Society applauds Council Member Sanchez for her leadership in advancing Intro 0657. Restoring and improving the Third Party Transfer program is a critical step toward protecting tenants, stabilizing buildings, and preserving affordable housing across New York City. This legislation ensures that both residents and responsible small property owners can have confidence in a system that supports safe housing.”
“The Center for NYC Neighborhoods believes that the SAFER Homes Act strikes the right balance, protecting tenants from slumlords while ensuring homeowners are protected from foreclosure.” said Christie Peale, CEO & Executive Director, Center for NYC Neighborhoods. “Safer homes mean safer communities, and this bill is an important step toward keeping New Yorkers housed. We commend the Council for exempting owner-occupied Tax Class 1 properties last year, and we look forward to continuing to work with Chair Sanchez and the Committee to expand those protections to Tax Class 2 homeowners facing financial hardship. Keeping homeowners, particularly those in LMI BIPOC communities, in their homes remains at the core of our mission.”
“Council Member Sanchez and the City Council have taken a thoughtful approach to reforming the Third-Party Transfer program,” said Dev Awasthi, Vice President of New York City Legislative Affairs at REBNY. “Improvements that increase transparency and notice for property owners, establish an ombudsperson to help owners navigate building distress, and require a three-year review are important steps to ensure it operates fairly and effectively. We look forward to working with the Council to ensure the program remains a strong tool for addressing truly distressed properties and providing quality housing for New Yorkers.”
“New Yorkers are facing a dire shortage of safe and affordable homes, and far too many of our neighbors are being forced to accept unconscionable living conditions,” said Annemarie Gray, Executive Director of Open New York. “The SAFER Homes Act will empower the City to take action on behalf of 350,000 New Yorkers living in unsafe, unconscionable conditions due to negligent landlords. I commend Council Member Sanchez for introducing this legislation to restart the City’s third-party transfer program with crucial guardrails in place. By protecting tenants and creating more safe and affordable housing options, we can ensure that every New Yorker is able to remain in the city they love.”
“Stable, affordable homes are the bedrock of a community and the foundation on which generational wealth is built. SAFER Homes opens the door to greater opportunities for currently marginalized New Yorkers to enjoy the reality of permanently affordable housing and in combination with TOPA/COPA and stronger enforcement practices brings assurance that we can all build and remain in our communities for generations without the threat of evictions and displacement which is so prevalent today.” – Fitzroy Christian, tenant activist and community leader, New Settlement – CASA
“Now more than ever, it is crucial for the city to enact strong and responsible safeguards to both protect residents and preserve housing for generations to come. The SAFER Homes Act will do exactly that,” said Rich Maroko, President of the Hotel and Gaming Trades Council. “These much-needed reforms will enhance tenant protections and ensure that bad landlords are held truly accountable when properties fall into disrepair, while giving homeowners the resources they need to avoid foreclosure and instability. HTC is proud to stand with Council Member Pierina Sanchez and the growing coalition of advocates to get this bill through the finish line.”
BACKGROUND
Ahead of today’s hearing, Council Member Sanchez released an Op-Ed on the SAFER Homes Act.
Created in 1996, the Third Party Transfer (TPT) program sought to stabilize distressed residential buildings by turning them over to a qualified third party, who would then initiate a comprehensive rehabilitation. However, the program’s tenth round revealed its significant flaws: an excessively broad methodology that included buildings with few physical and financial issues, and misadministration that left both owners and residents in the dark. After widespread outcry, the City froze further use of the program in 2019 and convened a TPT Working Group to analyze potential changes to the program.
That Working Group brought together a broad range of stakeholders and, in 2021, put forward a set of recommendations to reform the program. Since taking office in 2022, Council Member Sanchez has convened tenants, homeowners, affordable housing providers, City agencies, and numerous housing advocates to gather their feedback. And after significant momentum in the 2024-2025 legislative session, CM Sanchez re-introduced the SAFER Homes Act (Int. 657): a set of comprehensive reforms to the Third Party Transfer program.
Key features of the legislation include:
- Prioritizing the worst of the worst. Focuses on properties most in need of intervention, using municipal debt and open hazardous violations as key indicators
- Eliminating “block pick-up.” Removes a clause that led to Black and Brown homeowners being unjustly included in the former program, especially Round X
- Enhanced notice and outreach. Strengthens communication with property owners and tenants to ensure all are aware of their options and rights
- Expanded pathways for resident ownership. Facilitates partnership between tenants who are committed to becoming owners of their buildings, and qualified third parties who will carry out the rehabilitation work
The SAFER Homes Act embodies the collective voices and urgent needs highlighted in the TPT Working Group, testimony from impacted individuals at the 2019, 2021, and 2024 Council hearings, and feedback from more than 30 advocacy organizations—a reflection of Council Member Sanchez’s renewed commitment to rectify past injustices and ensure that all New Yorkers, especially those from marginalized communities, have access to safe and dignified housing.
NYC Council Media Unit photos can be found HERE
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