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      High Housing Prices May Pose a Problem for Biden

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      Buying a home is a less attainable goal for many young people, and rents are expensive. Could that dog Democrats in the 2024 election?Cameron Ambrosy spent the first weekend of December going to 10 open houses — purely for research purposes. The 25-year-old in St. Paul, Minn., has a well-paying job and she and her husband are saving diligently, but she knows that it will be years before they can afford to buy.“It is much more of a long-term goal than for my parents or my grandparents, or even my peers who are slightly older,” said Ms. Ambrosy, adding that for many of her friends, homeownership is even farther away. “There’s a lot of nihilism around long-term goals like home buying.”As many people pay more for rent and some struggle to save for starter homes, political and economic analysts are warning that housing affordability may be adding to economic unhappiness — and is likely to be a more salient issue in the 2024 presidential election than in years past.Many Americans view the economy negatively even though unemployment is low and wage growth has been strong. Younger voters cite housing as a particular source of concern: Among respondents 18 to 34 in a recent Morning Consult survey, it placed second only to inflation overall.Wary of the issue and its political implications, President Biden has directed his economic aides to come up with new and expanded efforts for the federal government to help Americans who are struggling with the costs of buying or renting a home, aides say. The administration is using federal grants to prod local authorities to loosen zoning regulations, for instance, and is considering executive actions that focus on affordability. The White House has also dispatched top officials, including Lael Brainard, who leads the National Economic Council, to give speeches about the administration’s efforts to help people afford homes.“The president is very focused on the affordability of housing because it is the single most important monthly expense for so many families,” Ms. Brainard said in an interview.Housing is “the single most important monthly expense for so many families,” noted Lael Brainard, director of the National Economic Council. Erin Schaff/The New York TimesHousing has not traditionally been a big factor motivating voters, in part because key market drivers like zoning policies tend to be local. But some political strategists and economists say the rapid run-up in prices since the pandemic could change that.Rents have climbed about 22 percent since late 2019, and a key index of home prices is up by an even heftier 46 percent. Mortgages now hover around 7 percent as the Federal Reserve has raised rates to the highest level in 22 years in a bid to contain inflation. Those factors have combined to make both monthly rent and the dream of first-time homeownership increasingly unattainable for many young families.“This is the singular economic issue of our time, and they need to figure out how to talk about that with voters in a way that resonates,” said Tara Raghuveer, director of KC Tenants, a tenant union in Kansas City, Mo., referring to the White House. The housing affordability crush comes at a time when many consumers are facing higher prices in general. A bout of rapid inflation that started in 2021 has left households paying more for everyday necessities like milk, bread, gas and many services. Even though costs are no longer increasing so quickly, those higher prices continue to weigh on consumer sentiment, eroding Mr. Biden’s approval ratings.While incomes have recently kept up with price increases, that inflationary period has left many young households devoting a bigger chunk of their budgets to rental costs. That is making it more difficult for many to save toward now-heftier down payments. The situation has spurred a bout of viral social media content about the difficulty of buying a home, which has long been a steppingstone into the middle class and a key component of wealth-building in the United States.That’s why some analysts think that housing concerns could morph into an important political issue, particularly for hard-hit demographics like younger people. While about two-thirds of American adults overall are homeowners, that share drops to less than 40 percent for those under 35.“The housing market has been incredibly volatile over the last four years in a way that has made it very salient,” said Igor Popov, the chief economist at Apartment List. “I think housing is going to be a big topic in the 2024 election.”Yet there are reasons that presidential candidates have rarely emphasized housing as an election issue: It is both a long-term problem and a tough one for the White House to tackle on its own.“Housing is sort of the problem child in economic policy,” said Jim Parrott, a nonresident fellow at the Urban Institute and former Obama administration economic and housing adviser. America has a housing supply shortfall that has been years in the making. Builders pulled back on construction after the 2007 housing market meltdown, and years of insufficient building have left too few properties on the market to meet recent strong demand. The shortage has recently been exacerbated as higher interest rates deter home-owning families who locked in low mortgage rates from moving.Some analysts think concerns about housing affordability could morph into an important political issue, particularly for hard-hit demographics like younger people.Mikayla Whitmore for The New York TimesConditions could ease slightly in 2024. The Federal Reserve is expected to begin cutting borrowing costs next year as inflation eases, which could help to make mortgages slightly cheaper. A new supply of apartments are expected to be finished, which could keep a lid on rents.And even voters who feel bad about housing might still support Democrats for other reasons. Ms. Ambrosy, the would-be buyer in St. Paul, said that she had voted for President Biden in 2020 and she planned to vote for the Democratic nominee in this election purely on the basis of social issues, for instance.But housing affordability is enough of a pain point for young voters and renters — who tend to lean heavily Democrat — that it has left the Biden administration scrambling to emphasize possible solutions.After including emergency rental assistance in his 2021 economic stimulus bill, Mr. Biden has devoted less attention to housing than to other inflation-related issues, like reducing the cost of prescription drugs. His most aggressive housing proposals, like an expansion of federal housing vouchers, were dropped from last year’s Inflation Reduction Act.Still, his administration has pushed several efforts to liberalize local housing laws and expand affordable housing. It released a “Housing Supply Action” plan that aims to step up the pace of development by using federal grants and other funds to encourage state and local governments to liberalize their zoning and land use rules to make housing faster and easier to build. The plan also gives governments more leeway to use transportation and infrastructure funds to more directly produce housing (such as with a new program that supports the conversion of offices to apartments).The administration has also floated a number of ideas to help renters, such as a blueprint for future renters’ legislation and a new Federal Trade Commission proposal to prohibit “junk fees” for things like roommates, applications and utilities that hide the true cost of rent.Some affordable housing advocates say the administration could do more. One possibility they have raised in the past would be to have Fannie Mae and Freddie Mac, which help create a more robust market for mortgages by buying them from financial institutions, invest directly in moderately priced rental housing developments. Ms. Raghuveer, the tenant organizer, has argued that the Federal Housing Finance Agency, which regulates Fannie Mae and Freddie Mac, could unilaterally impose a cap on annual rent increases for landlords whose mortgages are backed by the agencies.But several experts said that White House efforts would only help on the margins. “Without Congress, the administration is really limited in what they can do to reduce supply barriers,” said Emily Hamilton, an economist at the Mercatus Center who studies housing.Republicans control the House and have opposed nearly all of Mr. Biden’s plans to increase government spending, including for housing. But aides say Mr. Biden will press the case and seek new executive actions to help with housing costs.While it could be valuable to start talking about solutions, “nothing is going to solve the problem in one year,” said Mark Zandi, chief economist of Moody’s Analytics and a frequent adviser to Democrats.“This problem has been developing for 15 years, since the financial crisis, and it’s going to take another 15 years to get out of it.” More

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      The Climate Fight Will Be Won in the Appliance Aisle

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      More than a year after its passage, much about President Biden’s climate law, the Inflation Reduction Act, is working.America is putting in more solar panels than ever before, with installations expected to be up 52 percent compared with last year. The law has helped lock in America’s transition to electric vehicles. Companies have announced more than $60 billion in E.V. manufacturing investments since the I.R.A. passed, and Hyundai is rushing to finish its new E.V. factory in Georgia because the law’s incentives are so good. Across the country, investment in all forms of clean-energy manufacturing has ramped up, with spending this spring five times the level of two years ago, according to a new tracker from M.I.T. and the Rhodium Group, a research firm.The law is supposed to do more than transform the economy, though. It’s also supposed to change how and even where Americans live. The I.R.A. contains nearly $9 billion in rebates meant to help people upgrade and decarbonize their homes — for example, install an induction stove, a heat pump or a new electrical or insulation system. Since the climate law passed last year, Mr. Biden and Democrats in Congress have hyped the savings on energy that these policies will bring to consumers; that is, after all, the inflation that the law is meant to be reducing.But I have grown worried about these efforts — and about the next phase of the I.R.A.’s implementation more broadly. The building sector accounts for about 13 percent of America’s climate pollution, so the success of these programs is essential to the country’s decarbonization efforts. Yet more important, the execution of these programs poses a political risk for the Biden administration. These rebate and tax credit programs are some of the law’s most visible provisions. Other than the law’s electric vehicle subsidies, these home-focused policies will be most Americans’ best opportunity to get I.R.A. money in their pockets.If the programs fail, they could seriously mar the I.R.A.’s public image. And right now, they are faltering.Perhaps the biggest problem is inherent to their design. The most successful federal programs are simple, straightforward and easy to use. Think of the U.S. Postal Service sending free at-home Covid tests to all Americans or the relative ease of signing up for and receiving Social Security benefits. These new home-upgrade programs, meanwhile, seem likely to be especially persnickety, complicated and onerous for many Americans.That’s because, first, there are a lot of programs in play. Although the I.R.A. streamlined some of the most important existing climate tax credits (for example, for greening the grid), it included four home-focused programs. Two of these programs are tax credits meant to give Americans a tax discount when they install a new rooftop solar system, a geothermal-powered heater, a heat pump or another technology that reduces demand for carbon-emitting fossil fuels. Unlike other tax credits in the law, these programs have no income cap, so they can be used by wealthy Americans who can presumably afford to pay upfront to install residential equipment like a water heater. But like other new tax credits in the law, they require Americans to have some federal tax liability in the first place. If you owe nothing on your taxes, then you can’t get a discount.These credits are likely to be generous in aggregate, but in some cases they will be too small to spur a serious change of behavior. Installing a whole-home heat-pump system, for instance, can cost tens of thousands of dollars, but the I.R.A.’s new tax credit will cover only $2,000 of that in one calendar year.That’s when another set of programs is supposed to come in. The I.R.A. introduced a pair of rebate programs meant to help working- and middle-class Americans afford to upgrade appliances and other features of their homes. These two programs, known as HOMES and HEEHRA, are important. When it’s finally put in place, HEEHRA will lower the cost of heat pumps and other climate-friendly appliances at the point of sale, making them more affordable to consumers, including those who are not even aware of the policy. More than perhaps any other programs in the law, these rebates are meant to allow low-income Americans to reduce their monthly energy costs. And because they involve direct cash grants, using the rebates will not require oweing any taxes to the federal government. That is huge for retirees and Social Security recipients, many of whom have no earned income and little to no federal tax liability.Regardless of how consumers are reimbursed, the programs are exceedingly — perhaps even fatally — complicated. The reason they have yet to take effect is that although these programs will be overseen by the Department of Energy, they will be administered separately by each state’s energy office. The department is still finalizing the last few rules that will govern how these programs work. When it finishes that process, then states will apply for their share of the money. Only then — after states receive their funding and set up their programs — will they be able to start disbursing it to their residents.So far, very few state offices have received any funds from the programs — not even the preliminary funds meant to help them hire more staff members and manage administration costs. This could directly hurt the programs’ chances of success in the next year. State energy offices employ anywhere from a handful of people to more than 100, and they have now been tasked with overseeing complicated, high-stakes federal programs.The experts and business leaders I’ve talked to think that these problems will push any serious efforts to carry out the programs well into next year. Montana has said that it doesn’t expect to make rebates available until the first half of 2024. Georgia’s energy office recently estimated that rebates would become available by Sept. 30, 2024, at the latest — barely a month before the presidential election.Even then, major questions remain about how the programs will work. Democratic lawmakers have called on the Energy Department to consider allowing the rebates to be used retroactively — meaning that someone who bought, say, a heat pump in late 2022 could get free money for it under the law. But that would sharply increase the program’s complexity, and it would more quickly deplete the limited funds allocated to the rebates. The programs draw from fixed pools of funding — about $250 million per state — and when that money runs out at the state level, the rebates will lapse in most cases.This is not the only place where the I.R.A.’s implementation is mired in confusion. The initial rules of the home energy rebates have left state officials unsure of whether they can use someone’s eligibility for other social welfare programs, such as food stamps, to gauge whether they qualify for a rebate. (The Energy Department has published guidelines about this, but they are not comprehensive.) That may force states to set up expensive processes that will duplicate work that’s already been done and make it even more burdensome for people to use these programs. It’s also unclear whether households can use several Energy Department programs at once — such as the new HOMES rebates and the longstanding weatherization-assistance program — to reduce the cost of a major project.Unless the Biden administration acts now, these consumer-facing programs could be a big mess by next fall. They will have confusing criteria, work differently in each state and may require applicants to go through time-sucking paperwork before receiving any funds. They will not showcase the nimble, modern government, fighting for working people, that Mr. Biden hopes to sell to voters.The I.R.A. is going to change people’s lives — I have little doubt of that. But only eventually. And for the next year, many of the law’s benefits for average Americans will remain largely theoretical. The M.I.T. and Rhodium tracker says that of the $137 billion in announced clean-energy investment, only $37 billion — just 27 percent — has started to flow. There is a growing risk that as the presidential election arrives, the law’s most world-changing programs to stimulate clean electricity and E.V.s will have yet to show their impact, and its smaller programs will be mired in public operation headaches.There is recent precedent for such a failure. Although most Americans now approve of the Affordable Care Act, the law was blamed for Democrats’ losses in the 2010 midterms, and it remained desperately unpopular for much of the following decade. Even when Donald Trump was elected, most independents still disapproved of the law and wanted to see it rolled back. Only in 2017, when Republicans repeatedly tried to repeal the law, did popular opinion swing in its favor. It has remained popular ever since.The I.R.A., like the Affordable Care Act, aims for a higher purpose than being politically popular. But the law’s survival depends on its — and Mr. Biden’s — ability to win a literal popularity contest next year. Mr. Trump and other Republicans are already cultivating a hatred of the clean-energy transition among voters; failing consumer-facing rebate programs would be a gift to them. And if Mr. Trump wins next year, his team will have plenty of opportunities to undermine the I.R.A.’s emission-cutting policies, even without repealing the whole law.The aspirations of 30 years of climate policies ride on the I.R.A. If this one law is successful, it will open up other ways of making policy for the environment and economy; if it fails, then lawmakers will shy away from tackling climate change for years. The law’s home-rebate programs will not be large enough to fully decarbonize America’s millions of buildings. But if they are successful, then they will allow the creation of future policy that is.The I.R.A., I believe, is still on track to be a success. But voters won’t see the new E.V. factories that it’s building or the sparkling new manufacturing hubs. They will see what’s at Home Depot or in the back of their contractor’s pickup truck. And if people have to fill out 20 pages of paperwork just to save less money on a heat pump than they initially hoped for, that’s what they’ll always remember about the I.R.A.The climate fight might be waged in the streets. But it will be won in the appliance aisle.Robinson Meyer is a contributing Opinion writer and the founding executive editor of Heatmap, a media company focused on climate change.The Times is committed to publishing a diversity of letters to the editor. We’d like to hear what you think about this or any of our articles. Here are some tips. And here’s our email: letters@nytimes.com.Follow The New York Times Opinion section on Facebook, Twitter (@NYTopinion) and Instagram. More

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      Giuliani’s Upper East Side Apartment Is For Sale

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      Judith Giuliani, his ex-wife, said, it’s “no longer a home,” while Mr. Giuliani’s lawyer told a judge recently that the former mayor is “close to broke.”Apartment 10W at 45 East 66th Street went up for sale for $6.5 million in July. The prewar apartment includes “an abundance of sunshine, high ceilings, and beautiful hardwood floors,” according to the listing. The layout is “thoughtful and inviting.” The dining room is “ideal for a tranquil breakfast or cozy dinner.” Oh, and “pets are welcome” in this co-op building.The seller, Rudolph W. Giuliani, could certainly use the cash. His lawyer, Adam Katz, filed an article about the apartment being listed for sale as an exhibit to show that Mr. Giuliani, 79, “was close to broke.” That was earlier this month at a court hearing where lawyers for Smartmatic, an election technology company that sued Mr. Giuliani and Fox News in 2021 over false claims of election fraud, argued that Mr. Giuliani was using his financial state as an excuse for not sharing discovery documents.There “are a lot of bills that he’s not paying, from a $57,000 phone bill to significantly more,” Mr. Katz said at the hearing. “I think that this is very humbling for Mr. Giuliani.” It’s a precipitous fall for “America’s Mayor” — the lawsuit is among several legal matters entangling Mr. Giuliani. Last week, he surrendered at an Atlanta jail for the racketeering case against former President Donald J. Trump. Mr. Giuliani has been identified as a co-conspirator.The controversies have left stains not just on Mr. Giuliani’s reputation, but on the apartment’s as well. It was raided by the F.B.I. in 2021, overshadowing its walking distance to Nobu and Bergdorf Goodman.Years ago, “it was a very positive thing” to prospective buyers that Mr. Giuliani lived there, said Dolly Lenz, a luxury real estate agent, who has had multiple listings in the co-op.“It was like, it’s America’s mayor, he chose this building — all very good things ascribed to him living in the same building,” she said. But today, Ms. Lenz said she “would suspect it would be wildly different.”The Sotheby’s broker currently listing Mr. Giuliani’s apartment is Serena Boardman who New York magazine once called the “broker to the fallen stars” when she won the task of marketing a different disreputable owner’s property — Bernie Madoff’s Manhattan penthouse. She did not respond to requests for comment. Mr. Katz also did not respond.The Giulianis first moved into the apartment in 2002. By then, Mr. Giuliani was a national household name in the wake of 9/11.Jeenah Moon for The New York TimesThe PenthouseJudith Giuliani, Mr. Giuliani’s ex-wife, recalled the apartment’s glory days, which coincided with Mr. Giuliani’s peak as a national household name in the wake of 9/11. By 2002, his mayoral term had ended, and he embarked on his apartment search on the Upper East Side while staying at a hotel, the New York Post reported at the time. He needed a home that matched his heft, and he wouldn’t settle — Ms. Giuliani said that he wanted a top-floor apartment.After some negotiating, they snagged the 66th Street co-op apartment for $4.77 million.“He never even saw the apartment until we had already decided to buy it,” she said, adding that the interior design and decoration was done by her. “I found it, I decorated it, I made it his home.” There, she hosted many luncheons, holidays and charity events — but it was primarily about hosting and entertaining friends and family, not work, Ms. Giuliani said. “It was home for us,” said Ms. Giuliani, 68, who was married to Mr. Giuliani for 15 years. “He was my husband, and he loved coming home,” she said. “It was a place where he went for it to be a respite.” In the paneled library room, Ms. Giuliani installed a special humidifying system and plasma TV for Mr. Giuliani, “where he could smoke cigars and relax and watch his Yankee games.”One of the main appeals of the apartment was that it was “built for entertaining,” Ms. Giuliani said. “The dining room seats 40 people,” she said. “I loved giving my themed luncheons — make an Easter egg for Easter, Valentine’s — I’m known for that, I still do that.” The Giulianis’ guest lists were just as impressive; the Kissingers, Vera Wang and George Pataki, among others, attended the events, she said. Difficult times were spent there too. “Rudy had prostate cancer, when we first met, which we also lived through in that apartment,” Ms. Giuliani said. In 2014, Mr. Giuliani tried to stop the construction of a new penthouse in the building. “It was extremely important to Rudy that he lived in a penthouse,” Judith Giuliani said.Seth Wenig/Associated PressOver the years, Mr. Giuliani’s real estate portfolio also included a Hamptons home which he bought for $3.2 million in 2004, a private locker at the storied Nat Sherman smoking lounge in Midtown Manhattan and two Palm Beach condos — “I’m just going to play some golf and relax,” he told the New York Daily News while in Florida in 2009.But the Upper East Side apartment has remained at the center of his assets. The gothic-style apartment complex was built between 1906 and 1908, and it was designated as a landmark in 1977. When architects applied to build a new penthouse addition at the top of the building, Mr. Giuliani sought to block the construction. In 2014, Curbed reported that Brian Morgenstern, a lawyer for Mr. Giuliani, said that a “penthouse on top of a penthouse on top of a penthouse” would be too much. The concern, on Mr. Giuliani’s part, was perhaps because at the time, his apartment was on the top floor, and he didn’t want to lose his own penthouse status.“At the time that we bought it, it was a penthouse. It was extremely important to Rudy that he lived in a penthouse,” she said. The new addition was approved by the Landmarks Preservation Commission.Mr. Giuliani was no longer at the top.The Giulianis got married in 2003, but divorce proceedings were underway by 2018. “I’m sad to know that the hero of 9/11 has become a liar,” Ms. Giuliani told The Times in 2019.Matthew Peyton/Getty Images‘I Wish Rudy Well.’His marriage would soon wane.By 2018, Ms. Giuliani filed for divorce. Mr. Giuliani’s dealings with Mr. Trump were well underway and public opinion started to turn against him. “I’m sad to know that the hero of 9/11 has become a liar,” Ms. Giuliani told The Times in 2019, of the legal battle to get from the divorce what she felt she was owed.Though she had decorated the apartment and had fond memories of her parties, “I wanted to move on,” said Ms. Giuliani, who is represented by the lawyer Dror Bikel. “He was, after all, the Mayor of the City of New York, at one point a very well respected one. So, it seemed logical that he would have that apartment.”But it’s “no longer a home,” Ms. Giuliani said. His decision to film in the library for a podcast series in 2020 “gobsmacked me.” And then came the search by the F.B.I., as part of a criminal investigation into his Ukraine dealings as Mr. Trump’s personal lawyer. “No matter how things ended up, there were many, many, many happy memories in that apartment,” said Ms. Giuliani. “And I wish the next person well, and I wish Rudy well.” Alain Delaquérière More

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      Trump Real Estate Deal in Oman Underscores Ethics Concerns

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      On a remote site at the edge of the Gulf of Oman, thousands of migrant laborers from Bangladesh, India and Pakistan are at work in 103-degree heat, toiling in shifts from dawn until nightfall to build a new city, a multibillion-dollar project backed by Oman’s oil-rich government that has an unusual partner: former President Donald J. Trump.Mr. Trump’s name is plastered on signs at the entrance of the project and in the lobby of the InterContinental Hotel in Muscat, the nearby capital of Oman, where a team of sales agents is invoking Mr. Trump’s name to help sell luxury villas at prices of up to $13 million, mostly targeting superrich buyers from around the world, including from Russia, Iran and India.Mr. Trump has been selling his name to global real estate developers for more than a decade. But the Oman deal has taken his financial stake in one of the world’s most strategically important and volatile regions to a new level, underscoring how his business and his politics intersect as he runs for president again amid intensifying legal and ethical troubles.Interviews and an examination by The New York Times of hundreds of pages of financial documents associated with the Oman project show that this partnership is unlike any other international deal Mr. Trump and his family have signed.The venture puts Mr. Trump in business with the government of Oman, an ally of the United States with which Mr. Trump and his son-in-law, Jared Kushner, cultivated ties while in office and which plays a vital diplomatic role in a volatile region. The Omani government is providing the land for the development, is investing heavily in the infrastructure to support it and will get a cut of the profits in the long run.Mr. Trump was brought into the deal by a Saudi real estate firm, Dar Al Arkan, which is closely intertwined with the Saudi government. While in office, Mr. Trump developed a tight relationship with Saudi leaders. Since leaving office, he has worked with Saudi Arabia’s sovereign wealth fund to host the LIV golf tour and Mr. Kushner received a $2 billion infusion from the Saudi fund for his investment venture.Mr. Trump’s company, the Trump Organization, has already brought in at least $5 million from the Oman deal. Under its terms, Trump Organization will not put up any money for the development, but will help design a Trump-branded hotel, golf course and golf club and will be paid to manage them for up to 30 years, among other revenue.The project could also draw scrutiny in the West for its treatment of its migrant workers, who during the first phase of construction are living in compounds of cramped trailers in a desertlike setting and are being paid as little as $340 a month, according to one of the engineers supervising the work.Former President Donald J. Trump’s name is plastered on giant signs at the entrance of the project and in the lobby of the InterContinental Hotel in Muscat, the capital.Andrea DiCenzo for The New York TimesA saleswoman at the Oman showroom of the $4 billion Aida project, which will include a Trump hotel, villas and golf course.Andrea DiCenzo for The New York TimesLuxury villas at the golf course are priced at up to $13 million.Andrea DiCenzo for The New York TimesMr. Trump’s business ties in the Middle East have already been under intense scrutiny. Federal prosecutors who brought criminal charges against him in the case stemming from his mishandling of classified documents issued subpoenas for information about his foreign deals and the agreements with the Saudi-backed LIV Golf tour.During his presidency, Mr. Trump’s family business profited directly from money spent at his Washington hotel by foreign governments including Saudi Arabia, just one example of what ethics experts cited as real or perceived conflicts of interest during his administration. His stake in the project in Oman as he runs for president again only focuses more attention on whether and how his own financial interests could influence foreign policy were he to return to the White House.“This is as blatant as it comes,” said Virginia Canter, the chief ethics counsel to Citizens for Responsibility and Ethics in Washington, a nonprofit group that has investigated Mr. Trump’s foreign deals. “How and when is he going to sell out U.S. interests? That is the question this creates. It is the kind of corruption our founding fathers most worried about.”Not ‘the Hamptons of the Middle East’In February, Eric Trump, the former president’s son who is overseeing the project for Trump Organization while also playing a role in his father’s re-election campaign, traveled to Oman to visit the cliff-side site where the golf course will soon be built. He met with executives from Dar Al Arkan, the Saudi firm, as well as top government officials from Oman who control the land.“It’s like the Hamptons of the Middle East,” Eric Trump said in an interview, declining to address other questions about the project.Oman is ruled by a sultan, who plays a sensitive role in the Middle East, as Oman maintains close ties with Saudi Arabia and its allies, but also with Iran.Andrea DiCenzo for The New York TimesPortraits of the current and former sultan of Oman in the lobby of a hotel in Muscat.Andrea DiCenzo for The New York TimesTaxi drivers wait for passengers in Muscat. Oman is pursuing rapid development under a national strategy to bolster growth and diversify away from oil and gas.Andrea DiCenzo for The New York TimesOman, in fact, is nothing like the Hamptons. It is a Muslim nation and absolute monarchy, ruled by a sultan, who plays a sensitive role in the Middle East: Oman maintains close ties with Saudi Arabia and its allies, but also with Iran, with which it has considerable trade.As a result, Oman has often served as an interlocutor for the West with Iran, including in the lead-up to the 2015 agreement the Obama administration and other Western governments negotiated with Iran to slow its move to build nuclear weapons, a deal Mr. Trump later abandoned. In recent months, Oman has hosted indirect talks to try to ease tensions between Iran and the United States.Oman is also a buyer of weapons from the United States, including Lockheed Martin’s F-16 fighter jets and a Raytheon-manufactured missile system that it agreed to purchase last year. Mr. Trump, while at the White House, had sent Mr. Kushner to Oman in 2019 to meet with Sultan Qaboos bin Said, then the nation’s monarch, to discuss the Arab-Israeli dispute. More

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      In Erdogan’s Turkey, a Building System Fatally Weakened by Corruption

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      The building began convulsing at 4:17 a.m. Firat Yayla was awake in bed, scrolling through videos on his phone. His mother was asleep down the hall.The region along Turkey’s border with Syria was known for earthquakes, but this apartment complex was new, built to withstand disaster. It was called Guclu Bahce, or Mighty Garden. Mr. Yayla’s own cousin had helped build it. He and his business partner had boasted that the complex could withstand even the most powerful tremor.So, as the earth heaved for more than a minute, Mr. Yayla, 21, and his 62-year-old mother, Sohret Guclu, a retired schoolteacher, remained inside.At that very moment, though, Mr. Yayla’s cousin, the developer, was leaping for safety from a second-story balcony.Sohret Guclu, a retired schoolteacher, was asleep in her home in Antakya, Turkey, when the quake hit.via Firat YaylaWhat Mr. Yayla and his mother had not known was that the system to ensure that buildings were safely constructed to code had been tainted by money and politics. That system prioritized speed over rules and technical expertise.A New York Times investigation found that a developer won zoning approval for the project after donating more than $200,000 to a local soccer club, where the mayor is an honorary president. Then, when residents raised alarms that the blueprints did not match what had been built, they received no satisfying reply from the local government. The building inspector said that, even after the project had failed its inspection, the developers used political influence to get the doors open.The apartment complex, in the southern Turkish city of Antakya, was a concrete and stone representation of a patronage system that has flourished under President Recep Tayyip Erdogan as he has propelled a construction boom across Turkey for the past two decades.Undeterred by warnings that the breakneck development lacked sufficient engineering oversight, officials in the capital, Ankara, gave local politicians more power to issue construction licenses for large projects without scrutiny from independent professionals.Basic suggestions never took off — that civil engineers should have to pass a certification exam, for instance.Rescue workers at the site of the collapsed Guclu Bahce building. About 65 people died there.Emin Ozmen for The New York TimesThat building spree turned middle-class landowners like the Guclus, for whom the Guclu Bahce complex was named, into developers and landlords. Mr. Erdogan, who will stand for re-election on May 14, used construction as a vessel for economic growth and a symbol of Turkey’s progress. Local politicians from all parties benefited from the jobs, housing and off-the-books payments that commonly flowed from it all.Mr. Erdogan’s office referred questions to the environmental ministry, which did not respond to requests for comment.The Feb. 6 earthquake revealed the shaky foundation on which so much growth was built. More than 50,000 people died as buildings toppled, crumbled or pancaked. Guclu Bahce, the mighty earthquake-proof complex, was among them. An estimated 65 people died there.“So many died because they were told that the safest place was inside, and they should not try to leave during an earthquake,” said Fatma Oguz, whose sister died in the collapse.For the Guclu family, several of whom lived in the building, the collapse created a fatal rift. Survivors have turned on each other amid a lawsuit, a criminal investigation and a bitter search for answers:Were the buildings doomed to fall by nature of a powerful earthquake? Or did someone cut corners? Who can be held accountable in a system in which blueprints cannot be trusted and nobody agrees on whether the building passed inspection? The inspector says somebody forged his signature. It is unclear if the final project was up to code, and the developers cannot agree on who actually built anything.As the building shook in February, Mr. Yayla called out to his mother to stay in her room and get on the floor next to her bed. He did the same. They would ride this out safely.Then came a fierce thud, and the columns holding up the bedroom ceiling snapped.‘Money From Our Friends’Family members say the land, covered in fig trees, had been theirs for three generations.By 2015, buildings were popping up all around, a testament to a Turkish economy that had been growing about 7 percent a year.Mehmet Guclu, a young developer with a civil engineering degree, approached his relatives with a plan. Look around, he told them. Somebody’s going to develop this parcel. Better to keep it in the family, to be landlords, to make money.“He convinced us that he’d build the most magnificent project in our family name,” said Yusuf Guclu, another cousin who lived in the complex. He said that Mehmet had promised to protect against the earthquakes everyone in the region knew to expect.Mehmet Guclu, then in his 30s, was a charismatic striver with a luxe aesthetic, known for incorporating sleek finishes and expensive materials like marble. He had already built some of the tallest buildings in Antakya.The extended family had dreamed of exactly this opportunity for years.The complex was to be a centerpiece of the community — five towers, complete with luxury apartments, retail shops, a pool and a high-end gym.Mehmet’s career had taken off quickly, in part because of Turkey’s low barriers to entry for civil engineering graduates. Unlike in the United States and United Kingdom, graduates in Turkey do not need to pass certification exams or complete on-the-job training to become an engineer. Architectural trade groups have called for such requirements for years.The Guclu Bahce complex in May 2020, before residents moved in. The development attracted doctors, teachers, judges and politicians, some of whom bought multiple properties as investments.Google Maps“University educates you. It doesn’t train you,” said Mustafa Erdik, an earthquake engineering professor at Bogazici University in Istanbul. “We have to bring in professional engineering.”Getting a project started often hinges on unwritten rules that can be as important as technical expertise. In this part of southern Turkey, for example, contractors have known for years that a donation to the local soccer club can move a project along, said Hikmet Cincin, the former head of the soccer club. Antakya’s mayor at the time, Lutfu Savas, serves as the club’s honorary president.After discussions with that mayor, Mehmet Guclu gave the club more than half a million lira, more than $200,000 at the time, according to a person involved in the construction process who spoke on condition of anonymity because of an ongoing investigation.Mr. Savas denied profiting from Guclu Bahce’s construction and said the donation had not been tied to the project. “If we ask for money from our friends,” he said of gifts to the soccer club, “it’s for the benefit of everyone.”He called himself an honest politician in a corrupt system. He said developers commonly made payments to circumvent bureaucratic approvals. Most build whatever they want and assume it will be approved, he said. He blamed Mr. Erdogan and his political party for fostering this culture.But Mr. Savas, himself a former member of Mr. Erdogan’s party, was adamant that was not the case with Guclu Bahce.Mr. Savas says he has little memory of the particulars. What is clear is that the project rolled along in the following years, and the foundation was laid in summer 2017.But the earth in that part of Turkey is not ideal for building, particularly in an earthquake zone, said Serkan Koc, a member of the Union of Chambers of Turkish Engineers and Architects.“These areas shouldn’t have been turned into construction zones,” he said. Soft soil, for example, will amplify an earthquake. Mr. Koc said Turkish environmental officials should have assessed the whole area before the building boom.“Although the ministry had the authority to inspect, they didn’t” he said. The environmental ministry did not respond to requests for comment.As Mr. Guclu’s new project moved forward, the only limitations seemed to be financial. Soon after the foundation was poured, his money dried up. He turned to a prominent developer, Servet Altas, to help see it through.Mr. Altas became the public face of the project. His initials, in red and blue, would later adorn the low wall ringing the complex.Sales PitchSohret Guclu had been eager for a steady income to supplement her modest state pension. So she swapped her land deeds for ownership of six apartments and a retail storefront.She had raised two boys in an old, crumbling apartment building. Her new home was to be a four-bedroom unit with an airy living room and kitchen — one of the largest in the complex.Guclu Bahce’s apartments were among the region’s most expensive, costing as much as $160,000. But Mr. Altas promised upscale amenities and unparalleled safety, former residents said.“If there were an earthquake right now, I would run inside,” Mr. Altas repeatedly said, recalled Ertugrul Sahbaz, a building manager for the complex.Guclu Bahce attracted doctors, teachers, judges and politicians. Songul Oguz and her husband bought a $117,000 apartment after a sales agent said that the building’s strong foundation and reinforced steel bars could withstand even a 10-magnitude earthquake, Ms. Oguz’s sister recalled. It would take 10 days for Ms. Oguz’s body to be pulled from the wreckage.Mr. Altas, wearing a plaid jacket and bow tie, joined government officials for a jubilant opening ceremony in late 2019. They smiled and posed with a pair of 10-foot gold scissors that were later recorded by Guinness World Records as the world’s largest. Mr. Altas thanked Mr. Guclu for his engineering work and his own son for working as one of the architects.Servet Altas, center, at a ribbon-cutting ceremony during the opening of the apartment complex.Mehmet Bayrak/Hatay-IhaFew have argued that these developers knowingly put people in deadly buildings. Mr. Guclu’s own family lived there, after all, as did Mr. Altas’s son. Turkey deemed Mr. Guclu a qualified engineer, and the local government — measured by the number of officials at the grand opening — supported the project.But the chest-thumping and fanfare were premature. The buildings failed a final inspection, according to court testimony. The nature of the violations is murky, but Ismail Ozturk, a building inspector, testified this year that his company had raised concerns with the local authorities.Mr. Ozturk testified that the contractors had leveraged “close connections” in the city government to overcome the failed inspection. The city mayor at the time, Ismail Kimyeci, who belongs to Mr. Erdogan’s party, denied any special treatment. He said the government’s final approval had been a formality. “The inspection firm plays the most important role here,” Mr. Kimyeci said.Mr. Ozturk’s signature does appear on a certification document. Through his lawyer, he said it had been forged.In a functioning system, there would be no ambiguity about who had approved a project. But Turkey’s system is built on ambiguity. The Erdogan government has, for decades, weakened independent, expert construction oversight and fought proposals to toughen standards.Turkey’s chamber of civil engineers, for example, has argued for years that experienced engineers are stretched too thin to adequately supervise construction projects. The group has called for every project to get a dedicated engineer. That idea, which could have slowed down construction, went nowhere. The Erdogan government sued the group in 2015, blocking it from issuing its own, stricter certifications for engineers.Lawmakers also privatized the building inspection process, sidelining Turkey’s engineering and architectural union. And while the government in 2019 eliminated a rule allowing contractors to pick their inspectors, mayors still hold power to push past potential issues.Guclu Bahce’s opening was delayed. Discrepancies existed between the blueprints and what was built, Mr. Ozturk said in testimony after the earthquake. Some former residents, too, said that they had picked up on such differences and sent a letter to the city raising concerns.One resident said the dispute centered on the very building in which Mr. Yayla slept the night of the earthquake — the first to collapse. The resident said that the building had featured an extra floor, a penthouse with a terrace that had not appeared in the plans.The resident, who spoke on condition of anonymity to avoid being dragged into a criminal and civil dispute, said he had helped broker a meeting between Mr. Altas and the city’s current mayor, Izzettin Yilmaz, to find a solution.Mr. Yilmaz, a member of Mr. Erdogan’s party, acknowledged in an interview that he had met with Mr. Altas. But he said the purpose was to tell the contractor that he was not interested in taking bribes. Gossip was swirling, he said, and he wanted to make things clear: “I told him: ‘No one requested a payment from you.’”Through his lawyer, though, Mr. Altas, denied meeting with the mayor. What’s more, Mr. Altas — who took credit at the opening ceremony for building the complex — now denies involvement with the construction or the planning. That was Mehmet Guclu’s responsibility, he said.Despite claiming no involvement, Mr. Altas said he was certain that the complex matched the blueprints.There is no indication in Mr. Ozturk’s testimony that anything was done to assess the design changes. Residents said the city promised to investigate, but they never heard back.Whether this discrepancy played any role in Guclu Bahce’s collapse and whether the inspection was adequate are among many questions being asked in the government’s criminal investigation and a family lawsuit.But the city ultimately awarded occupancy permits and residents finally moved into their apartments in 2021. Guclu Bahce sprang to life, with a health club, a home goods store and a chicken shop.For almost two years, nobody looked back or gave further thought to the construction process.Cries in the DarknessLying on the floor next to his bed, Firat Yayla thought immediately of his cousin’s assurances about the building’s sturdiness. His confidence lasted less than a minute, though, until he heard the sound of crumbling concrete.The wall next to him was caving in.As the 7.8-magnitude earthquake continued for about 90 seconds, the building fell sideways. Steel bars knifed out from the concrete, and he began slipping toward them.The lights went out, and Mr. Yayla was sure he was going to die.The next thing he registered was the sound of car alarms. His foot was wedged in a crack and he couldn’t move under the weight of a giant wall. He could barely breathe but managed to call into the darkness.“Mom!” he shouted. “Are you OK?”She called back. “Firat! Firat! Firat!”But her cries weakened, and then went quiet.“Please help me!” he shouted over and over.A resident helped free Mr. Yayla from the rubble. He survived without serious injuries. Mehmet Guclu survived his jump from the balcony with little more than an injured finger.Firat Yayla, 21, was rescued without serious injuries from the ruins of Guclu Bahce. His mother did not make it.Emin Ozmen for The New York TimesSohret Guclu died, along with more than five dozen other residents.Members of the Guclu family have sued the contractors and the inspection company, alleging construction flaws. Among those they accuse of wrongdoing is Mehmet Guclu, the cousin on whom they had pinned so many hopes.Sohret’s brother, Yusuf Guclu, said family members were angry at a system of back-scratching and favor-trading that had papered over potential problems.That system had worked in his family’s favor. The Guclus had lived the Turkish dream, converting their land into a cash cow thanks to a relative’s expertise and connections. Now, Yusuf’s sister was dead and his family was accepting donated clothing.“We’ve lost everything,” he said.Mr. Altas was arrested and jailed pending the outcome of the investigation. He has not been charged with a crime. Through his lawyer, he said he had only bankrolled the project.Mr. Ozturk, the inspector, has also been arrested but not charged. He denies signing off on the project.And, in a meeting with The Times, Mr. Guclu appeared shellshocked. He said he would consider speaking publicly about the building, the lawsuit and his family.But with a warrant out for his arrest, Mr. Guclu soon stopped returning messages.The last time he was in contact, he was working on a government construction project — part of Mr. Erdogan’s well-publicized plan to rebuild the region swiftly.The Guclu Bahce complex, which fell sideways, after the quake. Sergey Ponomarev for The New York TimesBeril Eski More

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      Gen Z Problems: Maxwell Frost Is Struggling to Rent an Apartment

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      Other young adults, who have poor credit history and are frustrated with expensive rental application fees, can relate to the housing troubles of the first Gen Zer elected to Congress.WASHINGTON — At 25, Representative-elect Maxwell Frost will be youngest member of Congress. He’s also in debt, after maxing out credit cards to win Florida’s 10th Congressional District seat.He said he was upfront about his bad credit when he applied for a one-bedroom apartment in Washington, D.C., where he now has to live part-time for at least the next two years. A broker, he said, told him that was fine. He paid a $50 application fee and then was denied the apartment because of his poor credit history.Mr. Frost, the first Gen Zer elected to Congress and a Democrat, took to Twitter in early December to voice his frustration: “This ain’t meant for people who don’t already have money.”While most other Gen Zers haven’t accrued campaign debt, Mr. Frost’s housing woes have generated a wide range of commiserating among Gen Z Twitter users who have short credit histories and less capital to afford expensive deposits and application fees.Mr. Frost said he also lost hundreds of dollars last year when he was searching for housing in his home district in Orlando.“Application fees are becoming a source of revenue for management companies,” Mr. Frost said in an interview. “We live in a world right now where you can run an extensive background check for $15, why are fees up to $200? Why do we use a credit score to determine if an applicant can pay rent when there’s so many things that hurt someone’s credit score?”The fees are the sour cherry on top of a brutal housing market: Last month, the typical asking rent in the United States was over $2,000, up from $1,850 in November 2021 and $1,600 in November 2020, according to data from Zillow. For Washington D.C., the typical asking rent was over $2,200 last month, a figure that’s been following the national trajectory.Some Gen Zers see no feasible way to get a place of their own: Nearly a third of people between the ages of 18 and 25 are living at home permanently, one recent report found.Raegan Loheide, 25, started looking for a new apartment with their partner and their current roommate last May. Mx. Loheide, a barista, was living in an apartment in Queens, but said their mental and physical health was deteriorating from a series of maintenance issues that their landlord refused to fix, including a roach infestation, holes in the ceiling, a lack of heat and a broken toilet.“We didn’t feel safe,” Mx. Loheide said.But in the months following, Mx. Loheide, their roommate and their partner applied to five apartments — spending hundreds of dollars on application fees — all of which they were rejected from.“The first rejection was because we didn’t have a third guarantor,” Mx. Loheide said. “I kept asking the brokers ‘why?’ but I barely ever got a real answer.”Eventually, Mx. Loheide felt they had no choice but to stay in their current apartment, even if it meant an emotional toll and more landlord troubles.“We couldn’t move,” Mx. Loheide said. “We kept expanding our budgets and scraping together more to afford to relocate, but what good is that if we can’t even get approved?”Why Landlords Care About Your CreditCredit is one of the tools property owners have to utilize to tell upfront if a tenant will be able to make their rent payments, said Jay Martin, the executive director of the Community Housing Improvement Program, a trade association for 4,000 property managers and owners in New York.“Property owners have a fiduciary duty to figure out that the applicants that they’re screening are going to be able to pay the rent that they are applying for, because they have mortgages that they’ll have to pay with the rent money that they are collecting,” Mr. Martin said.Mr. Martin added that the money from application fees “is not in any way a form of revenue for management companies, brokers or property owners.” The fee, Mr. Martin said, goes toward covering the cost of running the background checks, credit checks and other screening processes.Still, some tactics and motives have drawn criticism.Brokers also may encourage people who will likely get denied from an apartment application to apply anyway, for financial incentives or in hopes of raising their statistics on how many applicants they can bring in, said Felipe Ernst, a faculty member in Georgetown’s masters of real estate program and founder of a D.C.-based real estate development firm.While it can create more competition for an apartment and give a landlord more options to choose from, it can negatively impact potential renters who are already struggling since application fees, which can add up to hundreds of dollars, are almost always nonrefundable, he said.“It’s borderline unethical to put someone in the wringer, knowing that they won’t get approved,” Mr. Ernst said. “But at the same time, you need to have a realistic look on your finances. I don’t go to a Ferrari dealership if I can only buy a Honda.”Vipassana Vijayarangan could not live with her boyfriend as planned because her lack of credit disqualified her from renting an apartment with him.Todd Midler for The New York TimesSettling for a Room or a CouchFor people desperate to rent apartments, they are just searching high and low for somewhere to live.In 2018, Vipassana Vijayarangan had to move to D.C. on short notice for a new job. She stayed in an Airbnb until she had pay stubs for a rental application, and with her partner, she found a suitable two-bedroom apartment to apply to in Washington’s Capitol Hill neighborhood.“I told the agent in an email, ‘I’m very interested in this apartment, but I do not have any credit,’” Ms. Vijayarangan, 31, said. “When I lived in the U.S. on a student visa, I didn’t have — and was not allowed — to get a social security card. So it was impossible for me to even apply for the secured version of a credit card until I had work authorization.”Similar to Mr. Frost’s situation, the broker assured Ms. Vijayarangan that her lack of credit wouldn’t be a problem, but in the end, her application was denied.Ms. Vijayarangan, who now works as a data scientist in New York, eventually rented a room in a rowhouse from an immigrant landlord who understood her situation, she said. But, Ms. Vijayarangan and her partner, an American citizen who had a more established credit history, ended up living apart because he could get approved but she could not. “That could have been the first time that we were living together and building a life together,” she said. “We didn’t get to do that.”Mr. Frost is now the proxy for discouraged Gen Zers, but he is just the latest in the storied tradition of members of congress lamenting the process of finding a secondary residence in D.C. after being elected. Through the years, representatives and senators have opted to split a place with one another or even sleep in their offices to save money.In an interview last week, Representative Alexandria Ocasio-Cortez, Democrat of New York, said that she has previously “dealt with very similar issues.”In 2018, just after she was first elected and was set to be the youngest woman to serve in Congress, she told The Times, “I have three months without a salary before I’m a member of Congress. So, how do I get an apartment? Those little things are very real.”Similarly, Representative Mondaire Jones, Democrat of New York, said he also ran up debt when he first ran for office.“This place is not set up for people who are not independently wealthy,” Mr. Jones said. “People here don’t understand wealth inequality because they’ve not experienced it.”Mr. Frost has a budget of less than $2,000 a month. He’s looking for a studio apartment within walking distance of the U.S. Capitol since he does not intend to have a car or a driver to chauffeur him. His geographic hopes have restricted his apartment hunt to a few gentrifying neighborhoods.Unsure when he’ll finally secure a place to live, he plans to continue couch surfing for a few months to save money and find an apartment in one of his desired neighborhoods.“I was very close to taking out a loan, which would mean spending a lot of personal money to pay back the loan,” Mr. Frost said. “Rent problems are not just mine. There are millions of Americans that have these same problems.” More

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      Kyrsten Sinema’s Exit From the Democratic Party

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      More from our inbox:As History Shows, Incumbents Have the EdgeBlack HomeownershipAn Opera Fan’s DreamAlone, and FreeKyrsten Sinema, the Arizona senator, plans to keep her committee posts.Haiyun Jiang/The New York TimesTo the Editor:Re “Leaving Party, Sinema Rattles a Race in 2024” (front page, Dec. 10):Senator Kyrsten Sinema is being deceitful in justifying her decision to leave the Democratic Party in favor of being an independent. This isn’t a principled decision. It’s a self-serving and strategic move on her part.Ms. Sinema is unpopular with Democrats in her home state, many of whom feel betrayed by her failure to support the progressive agenda she led them to believe she was committed to. In fact, she’s been a self-absorbed political opportunist primarily serving special interests and not the good of average citizens whom she pretends to care so much about.She claims that she wants to escape the partisanship and extremism that afflicts Congress, creating a false equivalency between the two parties. Reality check: It’s only the Republican Party under the thumb of Donald Trump that has sunk into corruption, hyperpartisan conduct and extremism.Ms. Sinema has been an obstacle to even the most widely popular and beneficial legislation, playing games with the Senate leadership and trying to position herself as someone needing to be courted for her support again and again.If she cared half as much about the citizens she represents as she cares about her wardrobe styling and need for attention, she might be more credible in declaring herself an independent.T.R. JahnsHemet, Calif.To the Editor:Senator Kyrsten Sinema officially ditched the Democratic Party and announced that she has registered as an independent. The move wasn’t entirely a shocker, yet it was still a gut punch for Arizona Democrats who worked hard to send a Democrat to Washington.I understand that she is ditching the Democratic Party because she knows that she can’t win a primary as a Democrat. Her past behavior suggest she’s adept at ditching anyone or anything no longer useful to her.She began her public life as a Green Party activist. She ran for the State Legislature as an independent, which didn’t work. Her big break came when she became a Democrat. In that role she created all sorts of drama and attention-grabbing stunts such as her thumbs-down vote on raising the minimum wage for hardworking Americans.Her antics were guaranteed to garner attention and annoy. For example, Alexandria Ocasio-Cortez on Friday ripped into Ms. Sinema: “Not once in this long soliloquy does Sinema offer a single concrete value or policy she believes in. She lays out no goals for Arizonans, no vision, no commitments.”Kyrsten Sinema appears to be the wrong person at the wrong place at the wrong time.Richard A. FrenchPasadena, Calif.To the Editor:Kyrsten Sinema’s decision to go independent may be a healthy sign for U.S. politics. The Australian federal election in May saw a decline in the vote for both major parties, and a historic wave of votes for independents who were capable, professional women. Their presence is injecting new vigor and accountability into our Parliament.Ray EdmondsonKambah, AustraliaTo the Editor:The only politician more self-centered, selfish and self-aggrandizing than Kyrsten Sinema is Donald Trump.Michael K. CantwellDelray Beach, Fla.As History Shows, Incumbents Have the Edge Kriston Jae Bethel for The New York TimesTo the Editor:Re “Strong Election Showing Eases Democrats’ Fears of Biden ’24,” by Katie Glueck (Political Memo, front page, Nov. 28):A key reason that Democrats should support President Biden for re-election is that history shows that a sitting president has the best chance of winning. Several recent Democrats have run again despite low approval ratings halfway through their first terms, including Harry Truman in 1948, Bill Clinton in 1996 and Barack Obama in 2012. Each was re-elected.In contrast, incumbent presidents who voluntarily give up the White House or are subject to a primary challenge are almost always a political disaster for the party in power. L.B.J.’s 1968 decision not to run left the nation in political turmoil, resulting in a Nixon presidency that undermined Americans’ faith in government. Jimmy Carter faced a primary challenge from Ted Kennedy in 1980 and never recovered. George H.W. Bush was weakened by Pat Buchanan in 1992, then lost to Bill Clinton.In any event, America needs Mr. Biden to deal with a series of problems, including an increasingly authoritarian Republican Party, a delicate U.S. economy, Russia’s war on Ukraine and the growing climate crisis — problems that he has proved well qualified to address.As long as Mr. Biden remains healthy and able to perform as president, Democrats would be crazy to nominate anyone else.Paul BledsoeWashingtonThe writer is a lecturer at American University’s School of Public Affairs and served as a staff member for the Senate Finance Committee and Clinton White House.Black HomeownershipNearly 45 percent of Black households own their homes, compared with more than 74 percent of white households, a new report has found.Tony Cenicola/The New York TimesTo the Editor:Re “The Racial Gap Begins at the Mortgage Application” (Real Estate, Dec. 4):It’s encouraging to see The Times cover the continuing racial discrimination in homeownership. As your headline aptly states, our unacceptable disparities result from discrimination in every aspect of home buying for Black people — from loan approval to interest rates to home appraisals.In New Jersey, like across the U.S., this problem stubbornly persists. About four in 10 Black families in the state own their homes, compared with more than three-quarters of white families. High-income Black families are more likely to be denied a loan than low-income white applicants.Appraisal discrimination, one piece of the puzzle, is finally getting due attention in the Garden State with the Legislature poised to pass a bill to combat it early next year.If there’s one thing we’ve learned in the past few years, it’s that racism is baked into our policies. It’s time for the federal government, as well as states like New Jersey, to step up and design policies that root out ongoing barriers to homeownership and other drivers of wealth for Black and other households of color.Laura SullivanNewark, N.J.The writer is director of the economic justice program at the New Jersey Institute for Social Justice.An Opera Fan’s Dream Sinna Nasseri for The New York TimesTo the Editor:Re “Reviewing the Opera? Nah, I’m in It” (Arts, Dec. 8):I send my deepest gratitude to the critic Joshua Barone for the immersive and entertaining account of his experience as an extra in the Metropolitan Opera’s extravagant production of “Aida.”Some little kids dream of being an astronaut, a U.S. president, a famous movie star. But since first being brought to the opera at age 4 to see “Tosca,” and staying awake through its entirety, I’ve had the fantasy dream of somehow being on the Metropolitan Opera’s stage (or, alternately, in the orchestra pit).I’ve been a lifelong operagoer since then, and now, well past middle age, I found myself in a state of complete vicarious joy reading Mr. Barone’s “inside scoop.” Bravo!Jane Garfield FrankQueensAlone, and Free Ben WisemanTo the Editor:Re “I Live Alone. Really, I’m Not That Pathetic,” by Frank Bruni (Opinion, nytimes.com, Dec. 9):I am someone who grew up with seven siblings. My own “alone home,” for me, represents freedom and euphoria.To cope with societal expectations, we one-member households need to remember: The most important thing about living alone is that it’s not your job to worry about what other people think.Ted GallagherNew York More

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      A Times Square Hotel Was Set To Become Affordable Housing. Then the Union Stepped In.

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      At the height of the Covid-19 pandemic, the Paramount Hotel, sitting empty in Times Square, was on the verge of turning into a residential building, offering a rare opportunity to create affordable housing in Midtown Manhattan.A nonprofit was planning to convert the hotel into apartments for people facing homelessness. But after 18 months of negotiations, the plan collapsed this year when a powerful political player intervened: the Hotel and Gaming Trades Council, the union representing about 35,000 hotel and casino workers in New York and New Jersey.The union blocked the conversion, which threatened the jobs of the workers waiting to return to the 597-room hotel. Under the union’s contract, the deal could not proceed without its consent.The Paramount reopened as a hotel this fall, an illustration of how the union has wielded its outsized political power to steer economic development projects at a critical juncture in New York City’s recovery.The pandemic presented a devastating crisis for the city’s hotel workers, more than 90 percent of whom were laid off. But as the union has fought harder to protect them, its political muscle has also drawn the ire of hotel operators and housing advocates, who say the group’s interests can be at odds with broader economic goals.After the conversion failed, the Paramount reopened this fall, saving about 160 hotel jobs.Ahmed Gaber for The New York TimesThe union’s impact ripples throughout New York. It can block or facilitate the conversion of large hotels into housing and homeless shelters, a consequential role in a year when homelessness in the city reached a record high of about 64,000 people. The union pushed for the accelerated expansion of casinos, which could transform the neighborhoods of the winning bids. And it was a driving force behind a new hotel regulation that some officials warned could cost the city billions in tax revenue.The union’s influence stems from its loyal membership and its deep pockets, both of which it puts to strategic use in local elections. Its political strength has resulted in more leverage over hotel owners, leading to stronger contracts and higher wages for workers.In this year’s New York governor’s race, the union was the first major labor group to endorse Gov. Kathy Hochul, whose winning campaign received about $440,000 from groups tied to the union. The group was also an early backer of Eric Adams, whose mayoral campaign was managed by the union’s former political director.“H.T.C. is playing chess while everyone else is playing checkers,” said Chris Coffey, a Democratic political strategist, referring to the union’s more common name, the Hotel Trades Council. “They’re just operating on a higher playing field.”Origins of the union’s powerHistorically, the Hotel Trades Council avoided politics until its former president, Peter Ward, started a political operation around 2008.Mr. Ward and the union’s first political director, Neal Kwatra, built a database with information about where members lived and worshiped and the languages they spoke. This allowed the union to quickly deploy Spanish speakers, for instance, to canvass in Latino neighborhoods during campaigns.Candidates noticed when the Hotel Trades Council, a relatively small union, would send 100 members to a campaign event while larger unions would send only a handful, Mr. Kwatra said.The Aftermath of New York’s Midterms ElectionsWho’s at Fault?: As New York Democrats sought to spread blame for their dismal performance in the elections, a fair share was directed toward Mayor Eric Adams of New York City.Hochul’s New Challenges: Gov. Kathy Hochul managed to repel late momentum by Representative Lee Zeldin. Now she must govern over a fractured New York electorate.How Maloney Lost: Democrats won tough races across the country. But Sean Patrick Maloney, a party leader and a five-term congressman, lost his Hudson Valley seat. What happened?A Weak Link: If Democrats lose the House, they may have New York to blame. Republicans flipped four seats in the state, the most of any state in the country.To recruit members into political activism, the union hosted seminars explaining why success in local elections would lead to better job protections. Afterward, members voted to increase their dues to support the union’s political fights, building a robust fund for campaign contributions. Rich Maroko, the president of the Hotel Trades Council, said the union’s “first, second and third priority is our members.”Ahmed Gaber for The New York TimesThe Hotel Trades Council ranked among the top independent spenders in the election cycle of 2017, when all 26 City Council candidates endorsed by the union won. Some of these officials ended up on powerful land use and zoning committees, giving the union influence over important building decisions in New York.In a huge victory before the pandemic, the union fought the expansion of Airbnb in New York, successfully pressuring local officials to curb short-term rentals, which the union saw as a threat to hotel jobs.Mr. Ward stepped down in August 2020, making way for the union’s current president and longtime general counsel, Rich Maroko, who earned about $394,000 last year in total salary, according to federal filings.The union’s sway has continued to grow. Some hotel owners, speaking on the condition of anonymity, say they are fearful of crossing the union, which has a $22 million fund that can compensate workers during strikes. In an interview, Mr. Maroko pointed out that the hotel industry is particularly vulnerable to boycotts.“The customer has to walk through that picket line,” he said, “and then they have to try to get a good night’s rest while there are people chanting in front of the building.”The Hotel Trades Council’s contract is the strongest for hotel workers nationwide, labor experts say. In New York City, where the minimum wage is $15 an hour, housekeepers in the union earn about $37 an hour. Union members pay almost nothing for health care and can get up to 45 paid days off.During the pandemic, the union negotiated health care benefits for laid-off workers, suspended their union dues and offered $1,000 payments to the landlords of workers facing eviction.Along the way, the union has become known for its take-no-prisoners approach to politics, willing to ally with progressives or conservatives, with developers or nonprofits — as long as they support the union’s goals.“There may be no union which has more discrete asks of city government on behalf of its members,” said Mark Levine, the Manhattan borough president, who was endorsed by the union. “You can’t placate them with nice rhetoric. To be a partner with them, you really need to produce.”Political wins during the pandemicLast year, the union scored a victory it had sought for more than a decade, successfully lobbying city officials to require a special permit for any new hotel in New York City.The new regulation allows community members, including the union, to have a bigger say over which hotels get built. The move is expected to restrict the construction of new hotels, which are often nonunion and long viewed by the Hotel Trades Council as the biggest threat to its bargaining power.Budget officials warned that the regulation could cost the city billions in future tax revenue, and some developers and city planners criticized the rule as a political payback from Mayor Bill de Blasio in the waning months of his administration after the union endorsed his short-lived presidential campaign in 2019. Mr. de Blasio, who did not return a request for comment, has previously denied that the union influenced his position.In the next mayoral race, the union made a big early bet on Mr. Adams, spending more than $1 million from its super PAC to boost his campaign. Jason Ortiz, a consultant for the union, helped to manage a separate super PAC to support Mr. Adams that spent $6.9 million.Mr. Ortiz is now a lobbyist for the super PAC’s biggest contributor, Steven Cohen, the New York Mets owner who is expected to bid for a casino in Queens.The union, which shares many of the same lobbyists and consultants with gambling companies, will play an important role in the upcoming application process for casino licenses in the New York City area. State law requires that casinos enter “labor peace” agreements, effectively ensuring that new casino workers will be part of the union.A new threatDuring the pandemic, as tourism stalled, there was growing pressure to repurpose vacant hotels. With New York rents soaring, advocates pointed to hotel conversions as a relatively fast and inexpensive way to house low-income residents.But the union’s contract, which covers about 70 percent of hotels citywide, presented an obstacle. A hotel that is sold or repurposed must maintain the contract and keep its workers — or offer a severance package that often exceeds tens of millions of dollars, a steep cost that only for-profit developers can typically afford.A plan to convert a Best Western hotel in Chinatown into a homeless drop-in center was scuttled by city officials after the effort failed to win the union’s endorsement.Ahmed Gaber for The New York TimesEarlier this year, Housing Works, a social services nonprofit, planned to convert a vacant Best Western hotel in Chinatown into a homeless drop-in center. There was opposition from Chinatown residents, but city officials signed off on the deal. It was set to open in May.Right before then, however, the Hotel Trades Council learned of the plan and argued that it violated the union’s contract.Soon, the same city officials withdrew their support, said Charles King, the chief executive of Housing Works. He said they told him that Mr. Adams would not approve it without the union’s endorsement. Mr. King was stunned.“Clearly they have the mayor’s ear,” Mr. King said, “and he gave them the power to veto.”A spokesman for the mayor said the city “decided to re-evaluate this shelter capacity to an area with fewer services,” declining to comment on whether the union influenced the decision.The Chinatown hotel remains empty.An obstacle to affordable housingIn the spring of 2021, state legislators rallied behind a bill that would incentivize nonprofit groups to buy distressed hotels and convert them into affordable housing. They sought the Hotel Trades Council’s input early, recognizing that the group had the clout to push then-Gov. Andrew M. Cuomo to oppose the bill, according to people involved in the discussions.The union supported the conversions, but only if they targeted nonunion hotels outside Manhattan. Housing groups have said that, unlike large Midtown hotels, nonunion hotels are not ideal candidates for housing because they tend to be much smaller and inaccessible to public transit.As a compromise to gain the union’s support, the bill allowed the Hotel Trades Council to veto any conversions of union hotels.“While we certainly support the vision of finding shelters and supportive housing for the people that need it,” Mr. Maroko said, “our first, second and third priority is our members.”One housing advocate involved in the legislation, who spoke on the condition of anonymity, said she warned elected officials that the veto provision would diminish the law’s effectiveness.The law, which passed last year, came with $200 million for conversions. Housing experts criticized the legislation for not sufficiently loosening zoning restrictions, prompting another law this spring that made conversions easier.Still, no hotels have been converted under the new law.Now, with tourism rebounding, housing nonprofits say the window of opportunity has largely passed.“It’s not like hotel owners are clamoring to sell the way they were two years ago,” said Paul Woody, vice president of real estate at Project Renewal, a homeless services nonprofit.How the Paramount deal endedIn the fall of 2020, the owners of the Paramount Hotel began discussing a plan to sell the property at a discount to Breaking Ground, a nonprofit developer that wanted to turn it into rent-stabilized apartments for people facing homelessness.But as the deal neared the finish line, Breaking Ground failed to anticipate pushback from the Hotel Trades Council. In a series of meetings last year, the union said its obligation was to fight for every hotel job and it proposed a range of solutions, including keeping union employees as housekeepers for residents. Breaking Ground, however, said the cost was too high.The nonprofit even asked Mr. Ward, the union’s former president, to help facilitate the conversion. Mr. Ward said he agreed to call Mr. Maroko to gauge his interest in Breaking Ground’s severance offer.This spring, lobbying records show, union representatives met with Jessica Katz, Mr. Adams’s chief housing officer, and other officials about the Paramount. Soon after, Ms. Katz called Breaking Ground and said city officials would not be able to make the conversion happen, according to a person familiar with the conversation. A spokesman for the mayor said the city “cannot choose between creating the housing the city needs and bringing back our tourism economy,” declining to comment on whether the union swayed the decision on the Paramount.The failed conversion saved about 160 hotel jobs, and the Paramount reopened to guests in September.It was a relief for workers like Sheena Jobe-Davis, who lost her job there in March 2020 as a front-desk attendant. She temporarily worked at a nonunion Manhattan hotel, making $20 less per hour than at the Paramount. She was ecstatic to get her old job back.“It is something I prayed and prayed for daily,” she said. More