Doris and Paul Rugen at the start of their journey, one that would lead to a loving 53-year long marriage. Woodhaven lost a good man this week when Paul passed away after a long illness.

 

Woodhaven lost a truly remarkable man this week with the passing of Paul Rugen after a year-long illness. Many of you who read this column likely already know this, and many of you knew Paul personally.

Paul was a quiet individual on the surface, but once you got to know him, you’d find he was warm, kind, and had a great sense of humor. He was also straightforward and no-nonsense—a quality that made perfect sense once you learned he had been a police officer.

If you didn’t know Paul, you likely know his lovely wife, Doris, one of the genuinely kind-hearted people in our community. Doris is the type of person who remembers birthdays, anniversaries, and sends get-well cards with her thoughtful touch. Her combination of organization and thoughtfulness is rare and appreciated by all who know her.

Even if you didn’t know Paul or Doris personally, you probably know at least one of their children or grandchildren, as the Rugen family has deep roots in Woodhaven. Paul and Doris have three children—Susan, John, and Paul Jr.—seven grandchildren—Ashley, Amber, Brian, Brandon, Brianna, Brett, and Caiden—and two great-grandchildren, Kaine and Sammy, with another one on the way this April.

Services for Paul will take place on Thursday and Friday at Woodhaven’s last remaining funeral home, N.F. Walker of Queens Funeral Home, located at 87-34 80th Street. This 127-year-old business, managed by the Rudolph Family for over 50 years, has been in Woodhaven since 1912.

Many of us have paid tribute to loved ones at Walker’s Funeral Home, and we’ve all attended too many wakes and funerals there over the years. While we go to honor those who’ve passed, the main reason we attend is to offer support and comfort to those who are left behind.

Doris and Paul Rugen in recent years. We will be remembering Paul’s life with their 3 children, 7 grandchildren and 2 great-grandchildren (with one on the way).

 

Paul and Doris were married for 53 years, and their love for one another was as strong in 2025 as it was on their wedding day. That love carried them through Paul’s illness over the past year. For a time, it seemed he was on the mend, and Doris was an extraordinary nurse, providing him with loving care.

Throughout that time, Doris was often asked the same question by friends and loved ones: “How’s Paul?” It was a question asked with good intentions, but sometimes the answer must have been difficult to give.

But now, Paul is fine. He is at peace. He’s in a better place, free from pain and discomfort. It’s not the result we wanted, but we take comfort in knowing he has been reunited with his loved ones who passed before him. Though we grieve his loss, we can take solace in the hope that we will all be reunited with our loved ones one day.

Until that time comes, we can find comfort in the good memories we’ve shared with those we love. Doris and Paul’s 53 years of love and joy provide a legacy of beautiful memories that will live on in their hearts.

This is a reminder for all of us to cherish the time we have with our loved ones right now. Take a moment today to appreciate the family and friends around you because, while the future is uncertain, we know that the day will come for us all. 

We offer our heartfelt condolences to the Rugen family on your loss. Woodhaven has lost a great man, and many of us have lost a dear friend. You have lost a wonderful husband, a caring father, a loving grandfather, and a proud great-grandfather. We grieve with you and hope the love and support of your friends and family bring you comfort during this difficult time.

Photos Courtesy Airbnb

 

By MOHAMED FARGHALY
mfarghaly@queensledger.com

 

As New York City grapples with one of the strictest short-term rental laws in the United
States, a coalition of advocacy groups, including Tenants Not Tourists, is pushing back
against proposed amendments to the regulations. The coalition, which includes local
tenant groups and housing advocates, argues that Intro 1107 would undermine the city’s
efforts to combat the housing crisis by enabling homeowners to rent out their residences
while away. On the other side of the debate, Airbnb is advocating for the bill, arguing that
the current law unfairly restricts homeowners and does not effectively address the city’s
ongoing affordability issues.

In September 2023, New York City passed a law that requires hosts to remain in their
homes while renting them out, effectively prohibiting people from renting their properties
while away for extended periods. Airbnb contends that the law unfairly targets ordinary
New Yorkers who rely on short-term rentals to help cover the high costs of
homeownership.

Airbnb’s stance on the issue is based on its belief that homeowners should have the
right to occasionally rent out their properties when they are not in use. Many residents,
such as seniors heading to Florida for the winter or professionals traveling for work,
traditionally use Airbnb as a way to earn extra income while they are away. However,
under the new law, these homeowners have been prohibited from listing their homes
unless they are present.

Airbnb argues that its hosts are not large-scale investors looking to dominate the market,
but everyday people trying to make ends meet. The platform believes homeowners
should have the ability to rent out their primary residence when they are away, but only
on an occasional basis. This, they argue, is not about promoting full-time short-term

rentals in the city, but about giving people a way to earn income while they’re not living in
their homes.

One of the main justifications for the city’s crackdown on short-term rentals was the
belief that such rentals contribute to the housing crisis by removing units from the long-
term rental market. Critics argue that Airbnb exacerbates New York City’s already tight
housing market, pushing up rents and limiting availability for long-term renters. However,
Airbnb counters that these claims do not hold up to scrutiny.

According to the company, New York City’s rental market has continued to experience
rising rents and stable vacancy rates, despite the drastic reduction in short-term rentals.
In fact, Airbnb points to a 92% drop in the number of available short-term rentals since
the law’s passage, yet housing affordability has not improved.

On February 12, over 100 New York City homeowners, civil rights and housing
advocates, and small business leaders gathered at City Hall to call for changes to the
city’s restrictive short-term rental regulations. The rally, supported by various chambers
of commerce and community organizations, emphasized the financial hardship these
rules have caused, especially in outer boroughs. Speakers advocated for reforms to
benefit families and small businesses, including allowing hosts to welcome up to four
people, enabling homeowners to rent their properties when away, and improving safety
measures. They highlighted the economic damage caused by the regulations, which
have led to significant losses in visitor spending and jobs. Participants urged lawmakers
to adopt a balanced approach, promoting economic opportunity while safeguarding
housing for New Yorkers.

Airbnb also argues that much of the opposition to short-term rentals comes from the
hotel industry, which stands to benefit from reduced competition. Allegedly, hotel lobby
groups have spent significant resources promoting the idea that short-term rentals
worsen the housing crisis. Airbnb maintains that these campaigns are driven by the profit
motives of large hotel chains, not a genuine concern for affordable housing.

The company contends that the hotel industry’s influence has clouded the debate,
pushing for stricter regulations that ultimately hurt regular New Yorkers rather than
solving the underlying housing problems. Allegedly, the real beneficiaries of the law are

hotel owners, whose prices have risen significantly since the new law was implemented.
In 2024, hotel prices in New York City rose by 8%, a rate far above the national average.

Airbnb’s stance on the law also emphasizes the robust enforcement system that already
exists to prevent abuse of the platform. In New York, hosts are required to apply for a
special license through the Office of Special Enforcement to rent their homes short-term.
The city has a 66-person enforcement team that ensures compliance with the law, and
Airbnb says that anyone who is not in compliance is swiftly removed from the platform.

Airbnb also highlights the financial relief it provides to homeowners, particularly those
struggling with rising living costs. Many hosts use the income from short-term rentals to
help pay their mortgages, cover bills, or make home repairs. For these homeowners, the
ability to rent out their space on Airbnb is an important source of financial stability.

Miguel B, a homeowner in Richmond Hill, Queens, believes that short-term rentals
provide an important financial safety net for everyday New Yorkers. Having lived in his
home for over a decade, Miguel used Airbnb to help cover costs such as his mortgage
and travel expenses, particularly when he and his family would travel.

“Originally, this concept of Airbnb or sharing, you know, short term rental, was my wife’s
idea. It wasn’t something I was in favor of. But we leveraged our space, and we went to
visit her brother in California and so when we traveled, it literally it had us break even in
terms of our trip, like, it didn’t even have to come out of pocket,” he said.

Miguel argues that he, like many homeowners, is not contributing to the city’s housing
crisis. Instead, he sees short-term rentals as a means of financial stability that benefits
both homeowners and local businesses.

However, Miguel is critical of the city’s current short-term rental regulations, which he
feels disproportionately impact homeowners like him. Under the new laws, the
restrictions on guest numbers and the requirement that hosts remain in their homes
have made it difficult for homeowners to use their properties as they see fit. He believes
that the law, while well-intentioned, has gone too far and hurt his ability to generate
income.

Ultimately, Airbnb believes that New York’s housing issues cannot be solved by further
restricting short-term rentals. Instead, the company calls for more focus on building new
homes to address the city’s chronic housing shortage. Airbnb’s proposed solution is a
balanced approach that allows occasional short-term rentals while cracking down on
abusive practices, such as full-time investor-led rentals.

“Home sharing drives prosperity in our communities and powers the economic engine of
our small businesses by drawing visitors outside of traditional tourism districts and
allowing us to showcase the best of our boroughs to new faces. These proposed
common-sense changes will maintain necessary safeguards for the long-term housing
market, while providing the flexibility New Yorkers need in order to host families in their
primary home. As living in New York becomes harder for working-class families, home
sharing provides an opportunity for extra income that will ultimately allow us to preserve
the character of our neighborhoods by keeping long-time residents in their homes and
keeping local businesses running,” Joint statement from the Presidents of the Chambers
of Commerce representing each of the city’s five boroughs.

Courtesy Tenants Not Tourists

By MOHAMED FARGHALY
mfarghaly@queensledger.com

A new coalition of housing advocates, Tenants Not Tourists, has emerged in New
York City to oppose a controversial bill that they argue would worsen the city’s
ongoing housing crisis. Launched in December, the coalition includes 43
organizations, ranging from tenant groups and unions to churches and human rights
advocates, all united in their opposition to Intro 1107. This piece of legislation,
currently under consideration by the New York City Council, has garnered support
from Airbnb and aims to allow short-term rentals in one- and two-family homes.
Critics argue that this could turn residential properties into tourist
accommodations, further exacerbating the city’s already severe housing shortage.

The coalition warns that allowing more short-term rentals would result in
thousands of homes being taken off the rental market, driving up rents and
intensifying the affordability crisis in New York City. This shift, they say, would also
undercut the progress made by Local Law 18 of 2022, which was designed to
regulate short-term rentals (STRs) and ensure that housing remains available for
long-term residents. Under the current law, only homeowners who live on the
property are allowed to rent out their homes for short-term stays. However, the
proposed bill would eliminate this key provision, potentially enabling landlords to
lease properties to tourists without even being present, leading to unchecked
growth in short-term rentals.

“New York City cannot afford to lose any more homes,” echoed the coalition. They
argue that while proponents of the bill claim it would benefit homeowners, it would
instead encourage real estate speculation and drive-up housing costs, ultimately
displacing long-term residents. Moreover, the coalition asserts that allowing short-
term rentals in these neighborhoods would not only hurt tenants but also expose
homeowners to greater risks, particularly those in vulnerable financial positions. As
the city faces a growing foreclosure crisis, advocates warn that the bill does little to
address these underlying problems.

The coalition also highlights the broader impact of the bill, particularly how it would
benefit large investors and private equity firms. These firms have increasingly been
buying up properties in New York, including one- and two-family homes, flipping
them into short-term rentals or reselling them for profit.

Whitney Hu, a coalition member from Churches United for Fair Housing, pointed out
that this trend disproportionately harms communities of color, where private equity
firms exploit the lack of regulations to make significant profits.

“You’re competing against Wall Street in the housing market,” said Hu. “For many
residents, there’s no way to win when these large investors are in the game.”

While the bill would make it easier for landlords to convert units into short-term
rentals, critics argue that this could also lead to entire buildings being turned into
transient accommodations, as has already been seen in some neighborhoods.

“We’ve seen entire buildings turned into Airbnbs,” Hu said, emphasizing how these
properties, originally meant to be stable homes for families, have instead been
transformed into sources of short-term profit. This shift, she argues, undermines the
integrity of local communities, creating an unstable and transient population, rather
than one with deep, long-term roots in their neighborhoods.

“This bill aims to fix an overly restrictive short-term rental law that, in the last year, has failed to decrease rents in NYC and only increased hotel rates exorbitantly for travelers,” Nathan Rotman, Director of Policy at Airbnb. “The bill makes common sense and marginal updates to the existing law by allowing one- and two family homeowners in New Yorkers to share their primary homes and yet, the big hotel chains are using scare tactics to exploit one of the biggest social challenges of our time to boost their profits with sky high nightly rates – it’s time to fix a broken law that hasn’t helped housing but has padded hotel industry pockets at everyone else’s expense.”

Although Local Law 18 of 2022 marked a step forward in regulating short-term
rentals, Hu expressed concern that efforts by companies like Airbnb to push for
legislative carve-outs could weaken enforcement of these protections. She argued
that any attempt to roll back these laws would set a dangerous precedent,
particularly in neighborhoods already experiencing high levels of displacement due
to gentrification and market pressures.

In addition to concerns about short-term rentals, Hu emphasized another key issue
facing New York City’s housing market: the growing influence of private equity in
purchasing properties. Many of these firms have been buying up one- and two-
family homes and converting them into short-term rental units, further driving up
rents and making housing less affordable for long-term residents. According to Hu,
these private equity firms are exacerbating the housing crisis by speculating on real
estate, driving prices up, and pushing local residents out of their communities.

Despite these challenges, Hu and her colleagues maintain that there are alternative
solutions that can address the housing crisis without opening the door to more
short-term rentals. One such solution, proposed by New York City Comptroller Brad
Lander, involves creating a city-run home-sharing platform that would allow
homeowners to rent out their properties in compliance with state law. Hu explained
that such a platform would offer a more regulated and equitable way to connect
homeowners with renters, ensuring that the housing market remains stable and fair.
“This would be a much more sustainable option, one that pairs New Yorkers with
homeowners in a way that falls within the law,” she said.

Advocates are also pushing for other forms of financial relief for homeowners, such
as mortgage assistance, that would allow them to stay in their homes without
resorting to short-term rentals. Hu stressed that it is essential for policymakers to
find solutions that balance the needs of both homeowners and renters, especially
given that the majority of New Yorkers are tenants.

On January 23, Tenants Not Tourists, a coalition of housing advocates, tenant groups,
labor organizations, and New York City renters, rallied outside City Hall with
prominent figures such as NYC Councilmembers, Comptroller Brad Lander,
Assembly Members Zohran Mamdani and
Harvey Epstein, and others to demand the rejection of Intro 1107.

“Rolling back the strongest Airbnb protections in the country will not solve the
affordable housing crisis that is pushing New Yorkers out of the city,” said New York
City Comptroller Brad Lander at the rally. “Homeowners are also feeling the crunch,
but that doesn’t mean we should put the burden back on renters through prices
New Yorkers can’t afford. We need to look to other models for shared living to
connect homeowners with spare rooms with renters in a way that ensures
transparency and accountability while truly alleviating the housing crisis.”

The coalition shared a letter signed by 43 housing and tenant rights organizations,
urging Council Speaker Adrienne Adams and Housing Chair Pierina Ana Sanchez to
stand with the majority of struggling New Yorkers and reject Airbnb’s efforts to
undermine the housing market. At the rally, Darius Gordon, Executive Director of
the Met Council on Housing, emphasized that passing the bill would incentivize
private equity buy-ups, allowing landlords to take homes off the rental market,
further exacerbating the housing shortage and driving up rents.

“The City Council has promised to address our historic housing crisis and provide
stable, affordable homes, but it cannot do that by passing legislation that would pull
the rug out from under tenants and roll back regulations on our housing supply.

Airbnb’s bill would create loopholes that incentivize private equity buy-ups and
allow landlords to take thousands of homes off the rental market, driving rents up
and making our housing shortage even worse. We’re not going to let Airbnb and
other real estate vultures use our homes for profit without a fight, which is why
we’re urging the Council not to take their bait and reject this dangerous bill,” said
Gordon.

“It’s important to ask who is funding this alleged tenants group that has the funds necessary to buy television advertising and whose bottom line those funders are working to protect. This is clearly about protecting the rising prices Hotels are charging in New York City, not about tenants,” Rotman said.

As the debate continues, Tenants Not Tourists is urging New Yorkers to take action
by contacting their local council members and expressing their opposition to the
bill. They have also created a platform on their website, tenantsnottourists.com,
where residents can join the fight by filling out a form to get involved.