Fresh Meadows has had a population increase that won’t show up in the 2010 Census. Despite the financial downturn, this town in eastern Queens has seen a growing underground real estate market, in the basements of the mostly one-family homes.
There have been no new housing developments in the area to bring in these new residents. The evidence can only be found in the classifieds section of the World Journal, a Chinese language publication. Within the section is a division that advertises housing units for rent in the Fresh Meadows area. Often, these units are actually garages that have been illegally converted into living quarters, usually complete with a bathroom and a gas stove.
Many of these advertisements stress the prestige of the schools in the district before they mention living conditions. Fresh Meadows’ schools belong to District 26, one of the best school districts in New York City.
Enrollment in the neighborhood schools has seen an increase in the past ten years. The nearby Francis Lewis High School has an enrollment of nearly 4,600 students, roughly twice the intended capacity of 2,400. “You have people who deliberately choose that school and live in the neighborhood” because of the school’s high reputation, said Elizabeth Sciabarra, director of the Department of Education’s office of enrollment.
According to the School Demographics and Accountability Snapshot for 2008-2009, 48.3% of the student population at Francis Lewis High School is of Asian descent. The number of transitional bilingual classes increased from 135 in the 2006/2007 school year to 166 in the current school year.
“Zoned schools must accept all students who live in the district,” said Will Havemann, an Education Department spokesman. But the residents who want their children to attend these reputable schools do so illegally. The area’s zoning laws do not allow for more than one family per house.
“I don’t like that there are so many different people entering and leaving from the back door [of the house next door],” said Angela Mehmud, an unhappy resident. She and other neighbors often complain directly to the NYC Department of Buildings. The Department of Building’s website allows users to browse the violation and complaint history of any building in the New York City area. It also allows users to view the occupation records of all the buildings on any block.
Councilman Tony Avella in the 19th District Northeastern Queens, receives frequent complaints about illegal residences in his district. Avella is the Chair of Zoning and Franchises for the City Council. The problem of illegal basement renting has been persistent since Avella first took office in January of 2002. Most of the complaints come from angry neighbors. “People who follow the law are upset at those who don’t,” said Avella in a phone conversation.
Yet the landlords have a strong incentive to rent out basement units. These rentals can often bring in an extra 800 dollars a month. The money helps landlords pay off mortgages. Many unscrupulous landlords rent to illegal aliens, who will not report violations to authorities for fear of being deported.
The neighbors who call Councilman Avella’s office believe that the illegal residences create a fire hazard. Many times, basements are located next to the gas boiler. When Councilman Avella’s office receives a complaint, they forward the address of the residence to the NYC Department of Buildings. Avella’s office does not close the case until authorities vacate the area.
Avella used to hold town hall meetings on the issue of basement renting at the start of his term as a Councilman. But the phenomenon has been all but unstoppable, and has not ceased in the financial downturn.