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    Millions of New Yorkers Wait to Hear How Much Their Rent Will Go Up

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    The Rent Guidelines Board will cast a preliminary vote on the level of rent increases that tenants in New York City’s one million stabilized apartments will face.The NewsOfficials in New York City will soon decide how much rents are allowed to go up across nearly one million rent-stabilized apartments.A nine-member panel, the Rent Guidelines Board, will probably vote on Tuesday evening to back modest increases. The preliminary vote may endorse a range of possible increases with a final vote on a specific number slated for later this spring. Any increase would affect leases beginning on Oct. 1.Tenants and landlords often clash at the annual vote to decide how much the rent on stabilized apartments can climb. Anna Watts for The New York TimesWhy It Matters: The rent vote affects a lot of people.The nearly one million rent-stabilized apartments in the city are home to roughly a quarter of the population. Many of those apartments remain relatively affordable: The rent on a median, rent-stabilized unit is about $1,500, compared with $2,000 for the median, market-rate unit, city data shows.The annual vote is something of a microcosm of the fraught discourse around New York City’s housing crisis. Board meetings in recent years have been interrupted by protests.The panel’s decision aims to balance the interests of landlords and tenants. The vote, however, is a major source of tension between the opposing sides, with advocates for tenants calling for rents to be frozen or reduced every year and supporters of landlords calling for larger increases.Many landlords cast the board’s vote as existential. In 2019, the State Legislature eliminated many of the ways to raise rents on rent-stabilized units, including the so-called vacancy bonus, which allowed increases of up to 20 percent when a tenant moved out.The increases that the board approves, landlords say, are the only practical way to make enough money to maintain a rent-stabilized apartment. Many landlords say they are leaving units vacant because the increases haven’t been high enough in recent years to cover the cost of needed renovations and repairs.BackgroundThe board is appointed by the mayor, and its vote tends to reflect the priorities of City Hall. Under former Mayor Bill de Blasio, who was more of an advocate for tenants, the board barely allowed any increases.During the tenure of Mayor Eric Adams, the board has backed increases every year, though costs of property ownership have also jumped significantly. Last year, the board allowed increases of 3 percent on one-year leases. On two-year leases, the board allowed increases of 2.75 percent on the first year and 3.2 percent on the second year.In 2022, the board allowed increases of 3.25 percent on one-year leases and 5 percent on two-year leases.What’s Next? The final vote.The board usually takes a second vote, which is final, a few weeks after the preliminary vote. In the interim, the board will likely be lobbied heavily by advocates for tenants and landlords and public officials. More

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      Why It’s So Expensive to Live in Phoenix

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      In the five years since they began their life together in the desert sprawl of greater Phoenix, Devon Lawrence and Eren Mendoza have bounced from one itinerant home to another.They have camped alongside a freeway off-ramp, using a gas station sink as their bath and a plastic tarp as their refuge from the relentless sun. They have slept on an air mattress in a friend’s living room. For the last two years, they have crammed into rooms at motels, paying as much as $650 a week.Ms. Mendoza and Mr. Lawrence are both 32, and both have jobs. She works at a supermarket deli counter. He stocks shelves at a convenience store. Together, they earn about $3,500 a month. Yet they have been stymied in their reach for a modest dream: They cannot find an affordable home in a safe neighborhood in Phoenix, where rents have roughly doubled over the last decade.“These prices are just wild,” Ms. Mendoza said. “It’s pretty much all anybody talks about. The fact that a dual income can’t support us is insanity.”The impossible arithmetic of housing is a potent source of economic anxiety in Phoenix, and in many major American cities — a reality that could influence control of the White House.Devon Lawrence and Eren Mendoza earn about $3,500 a month together, but they have been unable to find affordable housing in Phoenix.Cassidy Araiza for The New York TimesWe are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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      Rents Are Falling. So Why Isn’t That Showing Up in Inflation Data?

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      Pandemic disruptions may have muddled the measurement of home prices in government data. That could complicate the Fed’s course on interest rates.The Federal Reserve may have a housing problem. At the very least, it has a housing riddle.Overall inflation has eased substantially over the past year. But housing has proved a tenacious — and surprising — exception. The cost of shelter was up 6 percent in January from a year earlier, and rose faster on a monthly basis than in December, according to the Labor Department. That acceleration was a big reason for the pickup in overall consumer prices last month.The persistence of housing inflation poses a problem for Fed officials as they consider when to roll back interest rates. Housing is by far the biggest monthly expense for most families, which means it weighs heavily on inflation calculations. Unless housing costs cool, it will be hard for inflation as a whole to return sustainably to the central bank’s target of 2 percent.“If you want to know where inflation is going, you need to know where housing inflation is going,” said Mark Franceski, managing director at Zelman & Associates, a housing research firm. Housing inflation, he added, “is not slowing at the rate that we expected or anyone expected.”Those expectations were based on private-sector data from real estate websites like Zillow and Apartment List and other private companies showing that rents have barely been rising recently and have been falling outright in some markets.For home buyers, the combination of rising prices and high interest rates has made housing increasingly unaffordable. Many existing homeowners, on the other hand, have been partly insulated from rising prices because they have fixed-rate mortgages with payments that don’t change from month to month.Housing prices and mortgage rates don’t directly show up in inflation data, however. That’s because buying a home is an investment, not just a consumer purchase like groceries. Instead, inflation data is based on rents. And with private data showing rents moderating, economists have been looking for the slowdown to appear in the government’s data, as well.The Housing ConundrumHousing costs, as measured in the Consumer Price Index, are still rising faster than before the pandemic, even as overall inflation has eased.

      Source: Labor DepartmentBy The New York TimesA Wider GapAfter surging in 2021 and 2022, rent growth has moderated. But the slowdown has been more gradual for single-family homes than for apartments.

      Notes: Data is shown as a 12-month change in a three-month moving average. “Houses” include both attached and detached single-family homes.Source: ZillowBy The New York TimesWe are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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      Second Stage to Leave Its Rem Koolhaas-Designed Off Broadway Theater

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      The company said that it was leaving its space in a former bank in Times Square after 25 years because the rent was too high and the lease had unfavorable terms.Second Stage Theater, a leading nonprofit that presents work by living American writers both on and off Broadway, is giving up its Rem Koolhaas-designed Off Broadway home in a former bank near Times Square, saying its rent was too high and its lease had unfavorable terms.The theater company, which has nurtured multiple Pulitzer Prize- and Tony Award-winning shows over the years, until recently operated three theaters: the Hayes Theater on Broadway, an Off Off Broadway space on the Upper West Side and an Off Broadway theater, the Tony Kiser Theater, in a former bank building at the corner of West 43rd Street and Eighth Avenue.Last year, Second Stage gave up the lease on its Off Off Broadway space. Now it is also relinquishing the Kiser Theater, a 296-seat theater space where it has been presenting plays and musicals since 1999. The Broadway house has been unaffected by the changes. The company said it was committed to continuing to produce work Off Broadway, and was searching for a new place in which to do so.Second Stage is letting go of the Kiser at a time of significant strain on nonprofit theaters everywhere, and at a time of transition for the organization. Carole Rothman, one of the company’s founders and now its president and artistic director, is leaving the organization this summer after a 45-year tenure; the board is conducting a search for her successor.The Second Stage board had agreed to an 8-year lease renewal for the West 43rd Street building in 2021, but decided late last year to exercise a one-time option that allowed it out of the lease at the end of this year.Lisa Lawer Post, the company’s executive director, cited financial concerns in explaining the decision by the organization’s board to terminate the lease for the West 43rd Street building, which is where the company presented early productions of shows including “Dear Evan Hansen,” “Next to Normal” and “Between Riverside and Crazy.”We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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      More Tenants Can Now Add Rent Payments to Their Credit Score

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      Policymakers view the reporting of an on-time pattern as a way to reduce disparities in homeownership.About a third of American households rent, yet in most cases their credit score doesn’t reflect their on-time payments.That’s beginning to change. Renters can increasingly choose to have their timely monthly payments reported to the credit bureaus, with the goal of improving their credit profile to qualify for loans.A bevy of third-party services now offer consumers the option of having their on-time rent payments reported to one or more credit bureaus. The bureaus — Equifax, Experian and TransUnion — can add rent payments to loan data to enhance the credit reports and credit scores that lenders use to evaluate potential borrowers.The services typically report only on-time payments, but consumer experts recommend checking the details first. The reporting of late payments, such as when tenants withhold rent to protest their living conditions, may be a drawback to enrolling, consumer experts say.Zillow, the real estate website, became the latest entrant in the rent-reporting market this month. Some options, like Zillow’s, are available to renters whose landlords or property managers use the company’s rental management system to process payments. Others, like the service offered by Self Financial, are available directly to renters.As it stands, few landlords routinely report rent payments to credit bureaus. Traditionally, only lenders have reported to the bureaus, and rent isn’t considered a loan. Fewer than 5 percent of the roughly 80 million adults who live in rental housing had rental data in their credit files, and it was mostly negative data from missed payments, according to the Urban Institute, a nonprofit research group focused on advancing upward mobility and equity. (Negative rent information can end up in credit files if a landlord reports delinquent accounts or sends them to a collection agency.)But in recent years, policymakers have been exploring whether consumers can benefit from having on-time rent payments included in credit scores, just as payments for mortgages, car loans and credit cards are. Reporting on-time rent payments is viewed as a way to reduce disparities in homeownership.Fannie Mae, the quasi-governmental home finance giant, began a pilot program in 2022 using three financial technology companies that report on-time payments from thousands of renters in multifamily buildings to the credit bureaus. Fannie Mae reported in November that its data “shows a trajectory toward better financial health for many renters.” Well over half the participants increased their credit scores. Those who already had a credit score, and saw an improvement, had an average increase of about 40 points. (Scores range from 300 to 850.) The pilot has been extended to the end of this year.TransUnion has been able to include rent payments in its credit reports since 2016 and has seen increasing interest from property managers, said Maitri Johnson, vice president of tenant and employment screening at the credit bureau. The company’s data show that rent reporting is particularly helpful to consumers who were “unscorable,” meaning they had no or little credit history, Ms. Johnson said.Ariel Nelson, a staff attorney with the National Consumer Law Center, said consumers should be cautious. Reporting on-time payments can make sense, she said, for people who are able to consistently pay on time and may be renting temporarily while saving to buy a home.But there can be risks, particularly for lower income tenants who may struggle to pay on time, she added. If a tenant opts into reporting and pays on time for several months but then hits a rough patch and falls behind, the late payment isn’t reported. But lenders might interpret the absence of rental information on the credit report for a month or two as a negative, Ms. Nelson said.(Fannie Mae said that separate from the pilot, lenders could use its automated underwriting system to supplement their credit evaluations of first-time home buyers by including rent data, and that missing rent payments weren’t counted against the borrower.)The general industry approach so far is to give renters a choice about whether to have their payments regularly reported, and to report only on-time payments.As the practice becomes more widespread, landlords could eventually require reporting of rent to credit bureaus, Ms. Johnson said. The requirement would probably be disclosed during the negotiation of the lease agreement.The reporting of negative information could affect tenants who might want to withhold rent as a way to force landlords to maintain or repair buildings, Ms. Nelson said. If landlords report the withheld payments, tenants may feel pressured to pay to avoid harming their credit. A recent news report suggested that has happened in New York City.Zillow’s service deems payments on time if they are received within 30 days of the due date, said Amy Wipfler, senior product manager for social impact at the company. Payments made after that aren’t reported. The new service is available to “tens of thousands” of renters, she said.Currently, Zillow’s service reports just to Experian. If a participant applies for a loan with a lender that uses one of the other credit bureaus, the positive rent payments won’t have an impact. Zillow aims to add the other credit bureaus, Ms. Wipfler said. (Other services, like Esusu and Self Financial, report to all three.)Here are some questions and answers about using rent payments to help credit scores:Are all credit scoring systems able to factor in rent payments?No. Only the latest, but not yet widespread, versions of credit scoring systems from FICO, the data analytics company, can incorporate rent data, said Ethan Dornhelm, the company’s vice president for scores and predictive analytics. The FICO 8 version, an older but widely used model, cannot factor in rents, he said. All versions of VantageScore, a scoring model owned by the major credit bureaus, are able to factor in rent payments, a spokeswoman, Sarah Cain, said in an email.Is there a charge for rent reporting services?That varies. Some services are free for both landlords and tenants, while others may charge one-time or monthly fees. (Some are free for new rental payments but charge for reporting prior rental history.) It may not be worthwhile for consumers who already have top-tier credit scores to have their rent reported, since they would probably see incremental benefits from an even higher score, Ms. Johnson at TransUnion said.What are other ways to build credit?Options for building credit if you have a scant credit file or marred credit include opening a “secured” credit card. You typically make a deposit and get a line of credit up to that amount, and your payment history is reported to the credit bureaus. Some community banks and credit unions offer “credit builder” loans. The money you borrow is held in a bank account while you make payments, which are reported to credit bureaus. Once you have paid the loan amount, you get access to the funds. 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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      What to Know About Herschel Walker’s Residency Status in Georgia

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      The Republican Senate candidate listed his Atlanta residence on public records as a rental property in 2021, while receiving a homestead exemption in Texas.Herschel Walker, the Republican candidate in Georgia’s Senate runoff, revealed in a financial disclosure statement that his Atlanta residence was being used as a rental property as recently as 2021. Tax and assessment records in Fulton County, Ga., listed Mr. Walker’s wife, Julie Blanchard, as the sole owner of the 1.5-acre property in northwest Atlanta, further undermining the candidate’s narrative about his Georgia residency in the fiercely contested Dec. 6 runoff against Senator Raphael Warnock, a Democrat.On a financial disclosure form required by the Senate for incumbents and candidates, Mr. Walker reported in May that the “Georgia residence” had generated between $15,001 and $50,000 in rental income in 2021 for his spouse. The revelations were reported earlier by The Daily Beast.Here is what to know about the questions surrounding where Mr. Walker lives:Does a candidate have to live in the state they are running to represent? No, though the Constitution requires senators to reside in the state they represent after they are elected.The details about the property in Georgia emerged one week after media reports that Mr. Walker received a tax exemption on his Texas home that is meant for primary residents of the state. Georgia Senate Runoff: What to KnowCard 1 of 6Another runoff in Georgia. More

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      Should Biden Announce That He Won’t Run Again?

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      More from our inbox:Solving New York City’s Housing ShortageSolace at the Beach Pool photo by Evan VucciTo the Editor:Re “Hey, Joe, Don’t Give It a Go,” by Maureen Dowd (column, Aug. 7):I can’t agree with Ms. Dowd that President Biden should declare himself a lame duck to protect his legacy. I can’t think of anything more out of his character than that. He doesn’t do things for himself. The nation’s well-being, not his legacy, is his central concern.Ms. Dowd begins by speaking of Ruth Bader Ginsburg, who “missed the moment to leave the stage,” and suggests that Mr. Biden’s time has come to leave. Good lord, he hasn’t even completed two full years in office yet. He has things to do and a nation to serve and protect. Just imagine how luckless he would be if he tried to do that as a lame duck.There’s time for him to leave, but this isn’t it. Maybe in the primaries, but maybe not.Roger CarlstromYakima, Wash.To the Editor:The Biden interregnum will be well remembered for bringing decency and sanity back to the Oval Office. He has come to be that “calming force for a country desperately in need of calming.” However, running for a second term at age 81 ignores the infirmities of age.If he should choose not to run again he would not become irrelevant; he would become a revered elder statesman who lived out his last hurrah on his own terms with renewed dedication and admirable resilience as manifested in his long career of public service. I am reminded of a quote from Orson Welles, who once said, “If you want a happy ending, that depends, of course, on where you stop the story.”Precision timing turns on recognizing the arc of one’s story and heeding the foreshadowed warnings with grace and knowing acceptance.Barbara Allen KenneyPaso Robles, Calif.To the Editor:The insistent chants for President Biden to announce that he will not run for a second term because he will be too old in 2024 is ageism pure and simple.If the “old dude in the aviators has shown he can get things done, often with bipartisan support,” as Maureen Dowd states, why not let him continue trying?Even if Mr. Biden is having second thoughts about re-election, why should he declare himself a lame duck president before it is necessary to do so? Does Ms. Dowd seriously believe that if he takes himself out of the running that “over the next two years he could get more of what he wants and then step aside?” Why don’t we ask the Republicans if they will cooperate?Mr. Biden has shown patience and perseverance. It comes with age and experience. Let us not sideline an old man just yet just because the cry is for “new blood.”Let Mr. Biden decide if and when to declare his candidacy.Eleanor M. ImperatoManhasset, N.Y.To the Editor:Thank you, Maureen Dowd, for saying what needs to be said. President Biden, I have been a longtime supporter and fan. What better opportunity for you to prove you’re not driven by ego but by principle? There is much still for you to accomplish. Make the most of this time. Show the American people a president who, untainted by political aspirations, is making decisions solely based on what’s best for the country.Diane LoveNew YorkTo the Editor:OK, let’s just say for the sake of argument that Maureen Dowd is right and Joe Biden shouldn’t run again. Then who do the Democrats have? We need somebody not just competent and visionary, but electable. That was my reasoning for voting for Mr. Biden in 2020.The Republicans obviously have Donald Trump and Ron DeSantis champing at the bit. I don’t think either of them would have a problem energizing the base.So if not Joe, who do we have?Dylan TaylorPhiladelphiaTo the Editor:Maureen Dowd has written what had to be said. Joe Biden must not run again, and he now has the perfect excuse to make his exit.Ruth Bader Ginsburg was a great example of overstaying one’s welcome. If only she’d retired when she had the best excuse in the world — her failing health — we might not today be living with this dystopian Supreme Court. Dear, dear President Biden: Please remember this and think of the scary consequences of your losing in 2024.It’s time for a younger candidate to take the reins of the Democratic Party. But he or she will need a couple of years to get his message out, and that means that Mr. Biden must announce now that he plans to be a one-term president.I love you, Joe, but you’ve given your all for the party, and it’s time to go.Clare ChristiansenOak Harbor, Wash.Solving New York City’s Housing ShortageTaylor Sicko moved out of New York City during the pandemic after she lost her job and was unable to afford rent. She has a new, remote job — based in New York — but she doesn’t want to move back.Rachel Woolf for The New York TimesTo the Editor:Re “Rising Rents, and No Cure on Horizon” (Business, Aug. 2):Your excellent story rightly diagnoses a major crisis facing the city — a decades-long failure to build enough housing to meet demand — but understates the responsibility that some local elected officials and anti-development activists bear for allowing it to spiral out of control.As noted, the city has committed a record $22 billion for housing — far more than any other city in the country. But all the money in the world won’t build the number of homes we need if local elected officials continue to block zoning changes that add additional density in their districts and NIMBY groups file frivolous lawsuits that delay new construction year after year.The City Council should work with the mayor to implement common-sense zoning changes and embrace opportunities to build new housing in their neighborhoods. Survey after survey has shown that the vast majority of New Yorkers are desperate for more affordable housing that will allow them and their children to stay in the city, and to assure we can retain the talented, diverse work force that makes the city the greatest in the world. It is time we made their wish a reality.Carl WeisbrodNew YorkThe writer is former chairman of the New York City Planning Commission.To the Editor:While elected officials are fighting tooth and nail to rezone neighborhoods, thousands of unoccupied rent-stabilized units sit vacant in New York City. Once a rent-stabilized unit becomes vacant, landlords are not required to rent out unoccupied rent-stabilized units to new tenants. Landlords are often incentivized to warehouse vacant rent-stabilized units, decreasing the availability of affordable housing in New York City.In the current housing market, applicants are entering rental bidding wars for market-rate units while vacant rent-stabilized units sprinkled across the five boroughs collect dust.Dena RosmanNew YorkSolace at the Beach To the Editor:Re “The Joys of Swimming While Fat,” by Phoebe Wahl (Op-Art, Aug. 13):Thank you so much for publishing a graphic depiction of a fat mommy who “risks” showing her body, her “redness and chafing and sweat” at the beach. She finds solace and peace swimming where she feels totally herself. Her struggles with internalized shame float away. No small feat!I can’t wait to share this with my life issues group for women who binge eat as a survival skill. Well put, Ms. Wahl. As women we need to stand up to “the burdens of patriarchy and society’s judgments” all the time!Arden Greenspan GoldbergNew YorkThe writer, a licensed clinical social worker, is a certified eating disorder specialist. More