TagsHousing MarketResidential Real EstateTexas “Moving from a highly dense area to a less dense area allows people to potentially really enjoy some of their hobbies,” Josh Mungavin, a wealth manager at Evensky & Katz, told the publication. “Now people can chase their passions.”Cost of living is a driving factor as expensive areas have seen the greatest exodus. Outbound moves in the Bay Area rose 8 percent in May through September, compared with the same period last year. Seattle and New York both experienced a 7 percent increase in departures, according to data from analytics firm Webster Pacific and United Van Lines.Jacksonville, Raleigh, Charlotte, Nashville and Phoenix were among the cities with the most inbound moves over that time.A haircut costs $23 in San Francisco and NYC, $27 in Chicago, $32 in Washington, D.C., and $35 in Boston, but just $15 in Phoenix and Tampa and $16 in Nashville, according to the Council for Community and Economic Research.Overall, top outflows between April to October, according to ZIP code changes on LinkedIn, were from Hartford, San Francisco, New York City, Chicago, Cleveland, Norfolk, Boston, Detroit, Cincinnati and Pittsburgh.Top inflows were to Austin, Phoenix, Nashville, Tampa, Jacksonville, Charlotte, Dallas, Denver, Charleston and Seattle.[Bloomberg] — Sasha Joneshttps://www.bloomberg.com/news/articles/2020-12-14/best-us-cities-to-move-to-during-covid-where-and-why-americans-are-relocating?sref=u4bIpjiR Share via Shortlink Cheaper living — haircuts are $15 in Phoenix and $16 in Nashville — is driving migration during the pandemic. (iStock)Lower taxes and other financial perks may be drawing millionaires out of New York and California, but what about those who aren’t sending rockets to the moon? Studies say they too are moving, looking for larger homes and cheaper living.Austin saw the most newcomers between April and October of this year. Next is Phoenix, Nashville and Tampa, according to Bloomberg. At the same time, San Francisco’s Bay Area and New York City lost people.Read moreThese are the top 10 priciest ZIP codes in the USNew York last among big cities with 13% of workers back in officesManhattan office tenants find bargains in sublease market Share on FacebookShare on TwitterShare on LinkedinShare via Email Share via Shortlink
Full Name* Tagsbruce eichnercrown heights Share via Shortlink City Council Speaker Corey Johnson and Crown Heights Council member Laurie Cumbo denounced Bruce Eicher’s rezoning request. (Getty, Lincoln Equities) City Council leaders just put another nail in the coffin of Bruce Eichner’s big Crown Heights project.City Council Speaker Corey Johnson and Crown Heights Council member Laurie Cumbo issued a joint statement denouncing the rezoning Eichner requested to build his two 35-story tower project at 960 Franklin Avenue.At the crux of the issue are concerns that the apartment towers’ shadows would damage horticulture at the Botanic Garden, Brooklyn’s top tourist attraction.“The Brooklyn Botanic Garden is a priceless public asset that must be preserved for generations to come and we will not support any proposal that will harm the Garden,” the joint statement said.The announcement came just after the City Planning Commission voted on Monday to certify the rezoning proposal, which is not an approval but starts the seven-month public review that leads to a City Planning Commission vote, a Council vote and a mayoral sign-off.Development proposals often face opposition at the outset of the process and are altered substantially during negotiations. But the early objections to Eichner’s Continuum project have been unusual: Not only did the Council speaker savage it, but last month Mayor Bill De Blasio came out against it.The backlash raises the possibility that the elected officials will demand height reductions so severe as to make the project uneconomical, given Eichner’s plan to make half of its apartments affordable.Eichner has expressed a willingness to go back to the drawing board. But withdrawing the application would compel him to start from scratch, costing the project substantial time and money.De Blasio’s opposition to the development shocked opponents and supporters alike, as de Blasio had endorsed the project in February 2020 when a critic of it called him on Brian Lehrer’s radio show. Although his office later said he was confusing the project with another one nearby, his sentiments about housing affordability being more important than shadows seemed to bode well for Eichner.“I don’t think it ruins the garden forever. I just don’t. I don’t take that position,” the mayor said at the time. “I would love it if we could have a city that could be a city for everyone and affordable and we could keep some of the exact scale and aesthetics we had previously. I would love it if we could achieve those things, but we’re in this new world.”But in a later statement, de Blasio said the project was “grossly out of scale with the neighborhood” and would inhibit plant growth at the garden.Eichner had said the project would have helped reduce the city’s need for affordable housing. About half of the 1,578 units of housing would be below market rate, according to the developer.The mayor’s reversal was also a blow to unions, who were in line to build, finance and work in the project.De Blasio said that the Franklin Avenue development “would harm the research and educational work carried out by one of this city’s prized cultural institutions.”Contact Keith Larsen Message* Share on FacebookShare on TwitterShare on LinkedinShare via Email Share via Shortlink Email Address*
Clockwise from left: State Sen. Brian Kavanagh, HRI’s Aaron Carr, Compass CEO Robert Reffkin, Sarah Saltzberg of Bohemia Realty Group, Corcoran CEO Pam Liebman and Council member Keith Powers (Getty/Illustration by Kevin Rebong for The Real Deal)Last spring a woman called Brooklyn brokerage 3Location3 about a Clinton Hill studio for rent. When she asked if she could pay the $1,403 rent with her Section 8 voucher, the answer was unequivocal: “No.”The caller explained that she was in a shelter with her daughter and urgently needed housing. Still, the agent was unmoved.“It’s the owner. She won’t take any programs. She doesn’t take them in any of her buildings,” the agent explained.Mention of the federal rent subsidy triggered rejections in 48 percent of 477 recent calls recorded by testers posing as prospective renters, the New York Times reported. Most of the units inquired about were in predominantly white, high-income neighborhoods. The subsidy is for low-income tenants.The testers were hired by the watchdog group Housing Rights Initiative for an investigation into discrimination against Section 8 voucher holders in New York City. The findings are now the subject of a sweeping lawsuit filed in federal court Monday that cited nearly 50 incidents.The suit accuses 88 landlords and brokerages including Compass, the Corcoran Group, R New York and Winzone Realty of income discrimination, violating fair housing laws and perpeutating the city’s segregation problem.HRI’s findings are “deeply disconcerting,” said a spokesperson for the Department of State, which is reviewing the allegations, as is another state agency, the Division of Human Rights.The regulators could fine the defendants and revoke the licenses of brokers and agents under a law passed last summer in response to Newsday’s investigation of racial steering on Long Island.In response to HRI’s findings, lawmakers criticized the industry for turning away vulnerable New Yorkers in need of housing.“I think what we saw here is a lot of landlords and brokers who either didn’t know about it, or were looking the other way when it comes to obeying the laws,” said Manhattan Council member Keith Powers, whose bill to extend income-discrimination protection to applicants in buildings with three or more units became law last fall.“Wakeup call” for industryAsked to comment on the lawsuit, brokerage heads and a group representing mom-and-pop landlords condemned income discrimination.They noted, however, that poor training and delays by the city’s Section 8 administrator, the Housing Authority, result in apartments sitting empty for several months while voucher-bearing tenants wait to move in and pay rent. That creates a financial incentive for landlords and agents to break the law, sometimes unwittingly. With little oversight, they often get away with it.In the wake of the suit, several industry leaders called for more training and oversight of agents. Bess Freedman, CEO of brokerage Brown Harris Stevens, called the suit “a wakeup call” that the industry needs better education, practices and enforcement.The state requires licensed real estate agents and brokers to undergo 22.5 hours of continuing education every year, with three hours dedicated to fair housing laws. But a program like Section 8 requires more, industry insiders say. One real estate executive who spoke on the condition of anonymity said agents should get a refresher at least twice a year.Sarah Saltzberg, head of Bohemia Realty Group, called the incidents in the complaint “gross” but “not surprising.”“We are all for rooting out these bad actors and calling them out,” she said, but added, “The real problem [is] that there is a serious lack of understanding of how these programs work.” For that reason, she said, an investigation such as HRI’s was inevitable.“It was literally like, ‘When is this going to happen?’” she said. “We [could] see this train coming from a mile away.”To prevent violations by her firm, she searched extensively for education materials and paid a lawyer $10,000 to write a booklet on program requirements. But it only prompted more confusion among her staff. So, three years ago, she changed tactics.Saltzberg, whose firm handles rentals largely in upper Manhattan, dedicated a small group of agents to deals involving vouchers. It worked: Bohemia was not named in the suit and last year helped more than 30 people in the city’s shelter system find housing, she said. It now counsels other firms on working with voucher programs.Read moreState can now revoke real estate licenses for discriminatory practicesNYC looks to expand tenant discrimination lawsNYC brokers slam bias, promise action after Newsday exposé Full Name* Residential BrokerageResidential Real Estate Email Address* This content is for subscribers only.Subscribe Now Message* Share via Shortlink Full Name* Message* Contact Cordilia James For landlords, accepting a Section 8 voucher can be time-intensive and entail lowering the rent, according to Jay Martin, executive director of the Community Housing Improvement Program, which represents thousands of small landlords in the city.Martin called the probe’s findings “abhorrent,” but said he believes most violators are “discriminating against the voucher, more so than they’re discriminating about the people themselves.”Heather Huff, who runs Bohemia’s programs unit, said completing a lease under the Section 8 program takes three or four months because of correspondence and unit inspections.According to the New York City Housing Authority, delays are typically caused by incomplete paperwork, units failing inspection or the rent being too high. A spokesperson for the agency said it is “committed to processing Section 8 vouchers in a timely manner.”NYCHA’s goal is to complete its first rental inspection within five business days of receiving a complete application, and during the pandemic it has been letting landlords self-certify apartments. If a unit fails inspection for a non-life-threatening reason, tenants can still move in and the landlord has 30 days to cure the problem.Source of income is a protected class under federal, New York state and city anti-discrimination laws. HRI argues in its suit that discrimination against tenants with Section 8 vouchers is effectively racial, as 82 percent of voucher-holders are Black or Hispanic.Though no CHIP members are defendants in the case, Martin called the suit a “good opportunity” to address the administrative delays that incentivize owners to illegally reject vouchers.“There are so many stories of property owners who have been trying to take vouchers, trying to place tenants … who have consistently run [into] problems,” he said. “I could say these people are just terrible people … if I knew these vouchers were pristine.”He recalled landlords spending weeks finalizing a lease only to discover the rent allowance was less than expected or that the apartment does not meet Section 8’s specifications. The program requires at least one bedroom of 80 square feet or more for each family member, among other mandates checked by inspectors.Designed to failAnother stumbling block is that Section 8 does not cover broker fees. The renter must find a no-fee apartment or pay the fee out of pocket. Fees are often about two months’ rent — more than most Section 8 recipients can afford. That deters some agents from working with them. (The Department of State is trying to ban the practice of requiring tenants to pay the broker.)Saltzberg called it an example of how the system is “set up to fail,” although at the moment, most landlords are paying the fee because they are struggling to fill apartments.HRI’s suit claims that Takee Brockman, an agent at Bold New York, refused in 2019 to consider a prospective Section 8 tenant for an Upper East Side studio asking $1,600 a month because the program wouldn’t pay Brockman’s commission.“I’m not going to rent this apartment [to you] because I can’t get paid on it, and I’m not going to lose. That’s just taking money out of my pocket. That just doesn’t make sense,” Brockman told HRI’s undercover tester. “You can’t rent the apartment without me.”Bold, which was recently acquired by Compass, declined to comment, as did Compass. Brockman was not immediately available for comment.Both Martin and Saltzberg also noted that market-rate rents are often more than Section 8 pays, putting users at a further disadvantage.The maximum subsidy for Section 8 vouchers is $1,900 for a studio, for example, not including utility allowances. The median rent for a studio in February was $2,200 in Manhattan, $2,096 in Brooklyn and $1,896 in northwest Queens, according to Douglas Elliman.“If the program was more competitive with the rest of the market, these things would not be issues,” said Saltzberg. “[Lawmakers] have to put their money where their mouth is.”Powers said he supports increasing the value of housing vouchers. State Sen. Brian Kavanagh, who chairs his chamber’s housing committee, said he was open to discussing ways to improve the programs, but that its shortcomings do not excuse violations by landlords and brokers.“You don’t need to lower the [rent] in order to participate in a subsidy program, but you can’t decline to rent an apartment … because the person is trying to pay with Section 8. That is just squarely illegal,” he said.The rejections noted in HRI’s complaint all involved apartments with rents under Section 8’s limits.While noting the pitfalls of Section 8, most in the industry admit the violations HRI found represent the tip of the iceberg. At the same time, Martin maintained that landlords and brokers generally try to do the right thing.“The majority of folks,” he said, “are functioning within a system that needs to be improved.”Contact Erin Hudson Email Address* Share on FacebookShare on TwitterShare on LinkedinShare via Email Share via Shortlink Tags
The share of loans in special servicing declined slightly across all sectors, except for offices, which increased by 17 basis points. That was fueled by the transfer of a $300 million loan backed by the One California Plaza office complex in downtown Los Angeles.Retail saw the biggest month-over-month improvement, with the special servicing rate in that sector was16.23 percent, down by 44 basis points from the same time last month. The rate of the struggling lodging industry was 24.16 percent, down 7 basis points from February.Notable loans moved to special servicing include a $135 million deal backed by the Aruba Marriott Resort & Stellaris Casino; a $127.9 million mortgage secured by Deerbrook Mall in Humble, Texas; and $111.1 million loan for 600 Broadway in Manhattan.[CO] — Akiko MatsudaContact Akiko Matsuda Email Address* Share via Shortlink Message* Full Name* cmbsCommercial Real Estatetrepp Tags The rate of loans sent to special servicers continued to fall in March. (Unsplash)The rate of loans sent to special servicers continued to fall in March, showing signs of recovery in several sectors.The overall special servicing rate for commercial mortgage-backed securities in March was 9.42 percent, down 18 basis points from February, according to Trepp. The rate has been declining since the September 2020 peak of 10.48 percent, Commercial Observer reported.In March, 35 CMBS notes totaling $1.13 billion were sent to the special servicer, compared to 51 notes totaling $1.19 billion in February.Read moreCash-strapped borrowers are increasingly giving keys back to lendersTrepp Finds CMBS Special Servicing Rate Grew in AugustDurst refinances two Midtown buildings with $1.1B CMBS loan Share on FacebookShare on TwitterShare on LinkedinShare via Email Share via Shortlink
Zooplankton was sampled with RMT (1+8) gear on a synoptic grid of stations centred on South Georgia during the austral summer (November/December 1981) and winter (July/August 1983). This initial paper compares zooplankton biomass, vertical distribution and species composition from RMT 1 catches in the oceanic portion of the grid (water depth greater than 2000 m) during the two surveys. In the winter survey, mean zooplankton biomass within the top 1000 m of the water column was 68% of its summer level. This drop was largely due to a decrease in abundance of krill (Euphausia superba), although biomass of copepods and remaining zooplankton also decreased. Copepods averaged 48% of total biomass in summer and winter, but outnumbered all other taxa put together by a factor of 10. Antarctic epipelagic species predominated around the island in the summer survey but tended to be replaced by sub-Antarctic or cosmopolitan species during the winter survey. The majority of zooplankton also showed a downwards seasonal migration out of the top 250 m layer in winter. However, several epipelagic species, including E. superba, did not migrate, and these tended to have the largest summer-winter differences in overall abundance. These trends were attributed to variation in the position of the Polar Front, which lay north of the island during the summer survey but lay across the survey area in winter, resulting in a greater influence of sub-Antarctic water and the displacement of Antarctic species.
Diapause larvae of the European corn borer (Ostrinia nubilalis (Hubn.)) and the related Mediterranean noctuid Sesamia cretica Led. possess sufficient supercooling ability to avoid freezing over their normal environmental temperature ranges. In progressive chilling experiments (10 days acclimation at each 5° step in the temperature range from 15 to −5°C), mean supercooling points (measured at a cooling rate of 0.1°C min−1) were lowered from −20.4°C at 15°C to −24.0°C at 5°C (lower lethal temperatures: c.−28°C) in O.nubilalis, compared with −15.0 to −17.2°C (lower lethal temperatures: −15 to −17°C respectively) in S.cretica. Concentrations of glycerol and trehalose determined by gas chromatography of whole body extracts were consistently higher in the former than in the latter species at both 15 and 5°C, and may be responsible for the deeper supercooling in O.nubilalis larvae. Acclimation to 5°C increased glycerol levels in O. nubilalis extracts compared with 15°C, and this was enhanced in larvae exposed for a further 10 days at each of 0 and −5°C (glycerol being 438μmol ml−1 body water). Haemolymph glycerol concentrations showed a similar pattern to whole body extracts in this species. Fat body glycogen was reduced during low temperature acclimation in both species. Body water contents did not change with acclimation in O.nubilalis, whilst S.cretica, containing significantly more water, lost c.7% during acclimation from 15 to 5°C. Haemolymph osmolalities increased during acclimation, especially in Ostrinia larvae, probably as a result of the accumulation of cryoprotectants. The majority of O.nubilalis larvae survived freezing under the conditions of the cooling experiments, whilst larvae of S.cretica did not, thereby confirming an element of freezing tolerance in the former.
Results from a mathematical model provide a description of the mid-latitude, low L-shell ionosphere and plasmasphere. Variations in the composition and dynamics of the plasmasphere and changes in the nature of the coupling between the plasmasphere and the ionosphere are studied for moderately disturbed conditions. Modelled results are compared to group delay and Doppler shift measurements of whistler mode signals at Faraday, Antarctica (Lapprox2.5), to investigate the effects of disturbed time electric fields on the inner plasmasphere and ionosphere. The disturbed time electric field causes a rapid outward drifting of the plasma leading to a decrease in modelled plasmaspheric electron density at a fixed L-value, which agrees with experimental observations. During the periods of outward drift, the modelled coupling flux is upwards to the plasmasphere which can lead to a significant depletion of NmF2 values.
Four feeding trials were conducted on captive juvenile N. coriiceps maintained under conditions simulating natural seasonal changes in temperature and photoperiod. Fish were deprived of food for 10 days (to measure fasting body weight), then fed for 12 days on freshly killed amphipods (to measure individual daily intake). Thereafter, one group was left unfed whilst daily intake of other individuals, offered 2 g and 4 g daily, was monitored. Growth was measured as change in body weight. Growth:Ration relationships were compared between trials and were found to be independent of the different environmental conditions. Appetite was higher under summer conditions and it is argued that seasonality in growth of Antarctic fish is mediated through seasonal variation in resource utilisation rather than seasonal resource availability or temperature-dependent effects on growth.
Wind fields derived from ERS-1 scatterometer data, acquired over the open water present in the western Ross Sea during the summer season, are used to study the patterns of mesoscale atmospheric flow connected with surges of katabatic air from the Terra Nova Bay convergence zone, located in the coastal region of Victoria Land. These katabatic winds may turn northward but also southward, or divide into separate northward- and southward-turning components; the latter situation is illustrated by a detailed case study. Analysis of concurrent AWS data, suggests that the most likely mechanism for the observed southward turning is the existence of a highly-localised low pressure centre south of Terra Nova Bay. Comparison of multitemporal ERS-1 scatterometer wind fields with AWS wind measurements demonstrate that the satellite data are: (i) able to correctly portray changes in mesoscale circulation patterns, and (ii) suitable for the routine monitoring of winds over open water around the Antarctic coastline, despite a less than ideal temporal coverage.
Mackerel icefish (Cllanzpsocephal[~gsz rnnnvi) are widespread on the South Georgia shelf, Antarctica, and have been fished commercially since the early 1970s. They are known to feed predominantly on krill. An index of condition which uses the ratio of the measured total mass to the estimated mass is shown to provide a good indicator of local krill density. The index is likely to be little affected by the reproductive cycle unless there is high krill availability during the months around the spawning time, and even then the effect is much less than the highest observed values. The condition index responds rapidly to changes in krill density and therefore can provide indications of short-term variations inkrill availability. Condition index provides a useful proxy for krill density and is likely to be of considerable value in interpreting the results from ecosystein assessments such as that in progress under the auspices of CCAMLR.