FARE Act Shifts Broker Fees to NYC Landlords

MOHAMED FARGHALY

Mfarghaly@queensledger.com

A sweeping new housing law has taken effect in New York City, shifting the financial burden of rental broker fees from tenants to landlords — a change that is already reshaping the city’s rental landscape and causing a stir among renters and real estate professionals alike.

The Fairness in Apartment Rental Expenses (FARE) Act, which officially went into effect on June 11, requires that whoever hires a real estate broker — in most cases, the landlord — must cover the cost of their services. Broker fees, which often amount to 12% to 15% of annual rent, have long added thousands of dollars in upfront costs for New Yorkers signing leases.

Under the new law, if a landlord uses a broker to market their apartment, they alone are responsible for the commission. Tenants are still allowed to hire brokers for their own apartment search, but in those cases, they would pay the fee themselves. 

The FARE Act also requires that all fees — including charges for background and credit checks — be disclosed “clearly and conspicuously” in listings and rental agreements, aiming to make the process more transparent for prospective renters

Tenant advocates have hailed the law as a long-overdue reform. In a city where median rents have surged — with Manhattan’s median asking rent reaching $4,200 in late 2024 — many have decried the practice of renters having to pay fees to agents who represent landlords.

Nick E. Smith, Executive Director of Communities Resist, expressed strong support for the FARE Act following its passage by the New York City Council. Communities Resist, a housing legal services organization led by people of color, focuses on preventing gentrification and displacement in low-income communities.

Courtesy Freepik

“For far too long, renters across this city have faced exorbitant broker fees. With rents soaring, these fees are another obstacle to New Yorkers trying to find an affordable place to live. The Fairness in Apartment Rental Expenses (FARE) Act is a critical step towards combating our housing crisis and helping New Yorkers find a place they can afford to call home. I applaud Council Member Ossé for introducing this critical piece of legislation. I look forward to seeing the FARE Act become law as soon as possible,” Smith said.

Not everyone in the real estate world is convinced of the law’s benefits. Critics warn that landlords may respond to the new financial obligation by raising rents on market-rate units to recoup broker costs — potentially spreading the fee’s impact out over a year, rather than eliminating it altogether.

“From the other side, their position is that the rents will just go up to cover the cost of the agency,” said Ryan Walsh, Esq., of Walsh & Gilad PLLC, a law firm specializing in real estate.

Walsh also warned of a possible “cooling effect” in the real estate profession. With landlords hesitant to shoulder added expenses, agents may be less inclined to represent tenants — especially if renters are increasingly opting to avoid brokers entirely to save costs.

“I spoke to someone renting out a condo in Long Island City,” Walsh said. “He said there were plenty of interested renters — but none of them came with agents.”

Thomas Chimber, a licensed agent with the Corcoran Group, said he views the FARE Act as an opportunity. “This change could actually increase trust and confidence in the market,” he said, noting that reduced upfront costs may encourage more renters to explore their housing options

Despite months of debate and a 42-8 City Council vote approving the law, some renters remain unsure about what the FARE Act actually changes.

Landlords who violate the new requirements can be fined up to $2,000 by the city and face an additional $2,000 in state penalties. Complaints can be filed with the Department of Consumer and Worker Protection.

Until now, New York City and Boston were among the few U.S. cities where tenants regularly paid the broker fees for landlord-hired agents. With the FARE Act’s implementation, the city moves closer to standard practices elsewhere in the country.

Still, the long-term impact of the law — on rents, broker participation, and housing access — remains to be seen.

Walsh emphasizes that real estate agents still provide significant value in the rental process, even under the new FARE Act. He compares them to a concierge service, helping clients identify suitable listings in specific neighborhoods, navigate online platforms like MLS and Zillow, and complete rental applications. Beyond simply finding listings, agents assist in presenting tenants in the best possible light to landlords and can sometimes negotiate better terms. Walsh argues that despite changes in how fees are paid, the expertise and support agents offer remain important.

However, the FARE Act could offer meaningful relief to prospective tenants in New York City, where the high cost of living has left many lifelong residents feeling trapped in their parents’ homes. In a city where upfront costs — including first and last month’s rent, security deposit, and broker fees — can easily surpass $10,000, eliminating the requirement for tenants to pay broker fees could lower a significant barrier to entry. For young people and working-class New Yorkers, this change may provide a more attainable path to independence, making it slightly easier to secure housing in a market that often feels out of reach. By reducing the financial burden at the start of a lease, the FARE Act could be a step toward addressing the broader affordability crisis that continues to push many New Yorkers out of the neighborhoods they grew up in.

“Only time will tell if this will be good or bad,” Walsh said. “Think about it this way: a landlord can now list their apartment for rent on a variety of free platforms without using an agent. At the same time, prospective tenants might avoid using an agent too, because they’ll assume that if they come with one, the landlord might choose another applicant to avoid paying the broker fee. So, I think it’s another way to cut the agent out of the transaction.” 

Courtesy Aaron Sousa

Christian Spencer

The love and labor of a late restaurateur was posthumously honored on June 14 with a street bearing her name.

At the intersection of 26th Street and 24th Avenue, just steps from the quiet Astoria neighborhood she once called home, Giuseppa Vendome was remembered as the unsung hero 9/11 first responders needed.

The rain poured that afternoon, but the smiles never faded. The grand renaming of “Giuseppa Vendome Way” will be a landmark her son, Antonio “Nino” Vendome, and others hope to be remembered – or at least Googled by those curious about its origin.

Known affectionately as “Mama,” her family’s Canal Street restaurant became a crucial hub for thousands of recovery workers in the days and months following the World Trade Center attacks.

With the help of her husband Rocco and Nino, Mama turned Nino’s Restaurant into a round-the-clock refuge for responders.

For nine months, it operated 24/7, serving more than one million free meals to NYPD officers, FDNY firefighters, FBI agents, sanitation crews, military personnel, and laborers stationed at Ground Zero.

“She opened her Canal Street restaurant to all first responders, round the clock, for nine months, for free,” said family friend John Ketcham during the renaming ceremony. “Giuseppa turned wheat into hope and consolation, opening her doors so they could have a place to call their own—a place where she greeted them with an unforgettable smile that shone amid the darkness.”

Even in her late seventies, Mama was present everyday, greeting weary workers, listening to their stories, and feeding them with her signature meatballs and warm spirit. First responders returned the favor by giving her department patches, which she proudly sewed onto her aprons and displayed behind the counter.

“This is really the recognition of many years of community work,” Gennaro Vendome said, one of Mama’s surviving sons told the Ledger. “She found comfort that coming to America, her life and dreams were fulfilled—not only in being able to achieve what she had in her mind, but far greater than anything she could have imagined.”

Born in 1923 in Sant’Angelo dei Lombardi, Italy, Giuseppa immigrated to New York with her husband and raised their two sons in Astoria. Over the years, she worked as a candy maker, seamstress, cigar roller, and factory worker before becoming a real estate manager and restaurateur.

She passed away on April 29, 2024, at the age of 100.

“She’s a one-percenter,” Gennaro said. “People that live to be over 100 are one percent. And then 85 percent of those are women. And how many people over 100 get a street named after them? She’s a super one-percenter.”

“All of us are here today in gratitude for the example that Giuseppa gave to those who knew her,” Ketcham said, standing before members of her family, including sons Gennaro and Antonio, her grandchildren, and great-grandchildren.

The renaming ceremony was supported by Councilmember Tiffany Cabán, who was there in person, Community Board 1, and dozens of neighbors.

“She showed the city and the world what New Yorkers are really made of,” Ketcham said. “Tough as nails, here for one another, and ready to work to make this city the best it can be, no matter what.”

NYC Launches New Campaign to Stop Deadly Subway Surfing

MOHAMED FARGHALY

mfarghaly@queensledger.com

In a new push to deter subway surfing among youth, Governor Kathy Hochul on Monday announced a joint campaign featuring subway announcements recorded by New York City high school students and professional BMX athlete Nigel Sylvester. The initiative, a collaboration between the Metropolitan Transportation Authority (MTA), NYC Public Schools, and other city agencies, aims to reach young riders with a clear and urgent message: ride inside and stay alive.

“Nothing is more important to me than keeping New Yorkers safe,” said Governor Hochul. “Through this campaign, young New Yorkers will hear directly from peers and role models about the extreme dangers of subway surfing and the message is clear: ride inside and stay alive. New York will continue to do everything we can to keep our young people safe on the subways.”

The campaign features a series of illustrated comics developed with input from students at the High School of Art & Design, telling the fictionalized stories of teens impacted by subway surfing. The comics—appearing in stations and online—highlight both the personal risks and the broader emotional toll on friends, family members, and first responders.

Eight public service announcements, recorded in both English and Spanish by students and Sylvester, began airing systemwide this week, marking the latest step in an expansive campaign that began last fall in response to a surge in deadly subway surfing incidents. At least six young people have died from subway surfing in 2024, including 13-year-old Krystel Romero, who was killed in October while riding atop a 7 train.

“Subway surfing is not a game – it can have deadly consequences that ripple across entire communities,” said MTA Chair and CEO Janno Lieber. “I want to thank NYC Public Schools for their support in raising awareness about the dangers and implore parents to speak with their children about this serious issue.”

The campaign draws on earlier MTA-led initiatives, such as the “Subway Surfing Kills – Ride Inside, Stay Alive” program, and builds on existing partnerships with social media companies to combat the glorification of subway surfing online. According to MTA officials, more than 1,800 videos showing individuals riding outside of trains have been removed from platforms like TikTok, Instagram, and YouTube this year alone.

“Partnering with Nigel Sylvester allows us to reach a new audience and show kids exciting alternatives to subway surfing,” said MTA Chief Customer Officer Shanifah Rieara. “And working with social media companies to take down videos of subway surfing is crucial in showing kids that a few likes on social media are not worth losing their life.”

Sylvester, a Queens native and globally recognized BMX rider, serves as the campaign’s official ambassador.

“As a proud native of Queens, I’m both honored and motivated to partner with the MTA and NYC Public Schools to raise awareness about the dangers of subway surfing—an issue that has deeply affected communities across our beloved New York City,” Sylvester said. “BMX riding gave me a powerful outlet to express my creativity and dedicate myself to something meaningful… I hope to inspire the next generation to explore sports like BMX as a way to grow, build discipline, and unlock their full potential.”

In addition to in-station messaging and online content, the campaign includes direct outreach at schools. NYC Transit officials are meeting with school administrators and students to reinforce the safety message. Meanwhile, NYPD officers have been stationed at hotspot stations and are conducting home visits to known subway surfers.

“We are reminding young people that riding outside of subway cars is not only illegal, but reckless and dangerous,” said NYC Transit President Demetrius Crichlow. “Working with local students to create a campaign that will reach their peers will help us challenge this life-threatening behavior.”

City officials and advocates have increasingly emphasized peer-to-peer engagement as a more effective strategy to connect with youth. The campaign’s design, led in part by students themselves, reflects that approach.

“As a mother and a lifelong educator, I am deeply concerned about the dangerous trend of subway surfing among our young people,” said NYC Public Schools Chancellor Melissa Aviles-Ramos. “This partnership is exactly the kind of collaborative approach to reach our students with messages that resonate.”

Earlier this year, Mayor Eric Adams filed a lawsuit against several social media giants, including TikTok and Instagram, blaming their platforms for helping fuel the rise in subway surfing and other dangerous trends.

“Views on social media are not worth losing your precious life,” said Councilmember Julie Won in a prior statement. “The city must invest in more after school programs that give young people an engaging safe space and an outlet to grow their interests outside of the classroom.”

The city’s Department of Youth and Community Development is also playing a key role in the campaign’s rollout.

“Engaging in reckless activities like riding on top of a train is not only dangerous, but causes immense trauma, suffering, and grief to those left behind,” said DYCD Commissioner Keith Howard. “Before making any decision that could potentially lead to a loss of life… please take a moment to consider the impact it will have on others.”

As summer approaches—a peak season for transit-related risks—officials hope this latest campaign will reach the teens most vulnerable to peer pressure and viral social media stunts.

“Subway surfing is a deadly and deeply troubling trend that has already claimed the lives of far too many young New Yorkers,” said Council Member Selvena N. Brooks-Powers. “By engaging directly with students and elevating peer-to-peer messaging, we are taking a more authentic, impactful approach to reaching our young people.”

The campaign’s core message remains blunt, but critical: Subway surfing kills. Ride inside. Stay alive.

In Sunnyside, there’s a special hidden gem known as Empire Shop. Tucked away off the main road on 47th, this secluded little spot offers a thoughtfully curated menu, including sandwiches, açaí bowls, omelets, and more. Take “The Sofia,” for example – one of many signature burgers that reflects the shop’s unique personality and flair. Curious about the story behind the name? Just ask – every dish comes with a bit of backstory the staff is happy to share. And don’t be fooled by the humble exterior – as behind this modest storefront is a business owner with culinary chops, known for working with high-level clients while continuing to serve the local community through Empire Shop.

Owner Daniel has been in the food industry for over 20 years. He has worked with brands such as By Chloe and Comptons, helping them operate and grow their brands. He has mastered the art of comfort food making and has been successful in building a name for himself. Daniel is a local Sunnyside resident and all around family man. “These past years here at Sunnyside have been truly rewarding. I can’t wait for more people to discover our shop and indulge in our delicious food.”, said Daniel.

Though modest in size, Empire Shop has a lively atmosphere and welcoming seating both indoors and in their charming covered outdoor area. Educators and students also enjoy a 15% discount with valid ID – a humble gesture of support for its community. Inside, a small timed buzzer game challenges customers: stop it at exactly ten seconds within two tries, and win a free combo. And finally, every May 13th is a celebration of their opening where everything is priced $6.

If this all sounds tempting, visit Empire Shop at 47-10 Place, Queens. They’re open 7 AM to 9 PM on weekdays and 9 AM to 8 PM on weekends. Prefer delivery? You’ll find them on DoorDash, Grubhub, Google Eats, or at www.empireshopnyc.com. You can also call (347) 242-2819 to place an order.

Planning an event? Empire Catering is available for your next gathering. Learn more at empirecateringnyc.com or email orders@empirecateringnyc.com for details.