Amenity Fees Shut Out Affordable Housing Tenants in NYC

Tenants with housing vouchers often can't afford extra fees for building amenities in new mixed-income developments.

Published on Feb. 9, 2026

Got story updates? Submit your updates here. ›

Tenants who get affordable housing through the city's lottery or a rental assistance voucher often can't afford amenity fees in new mixed-income luxury buildings, creating what one described as a 'two-tiered system' within New York City rentals. Affordable housing tenants say the high cost of amenity fees, which can range from $45 to several hundred dollars per month, makes it impossible for them to access building amenities like gyms, lounges, and pools that are available to market-rate tenants.

Why it matters

This issue highlights the growing divide between affordable and market-rate tenants in mixed-income buildings, creating a 'poor door' dynamic even when separate entrances are not used. It raises questions about how to ensure equitable access to building amenities and whether current affordable housing policies adequately address the full cost of living in new mixed-income developments.

The details

Affordable housing tenants in buildings like Bruckner House and The Set say they are effectively barred from using amenities like gyms, lounges, and pools because the monthly fees are unaffordable on their fixed incomes or housing vouchers. Some have been asked to leave building lobbies after exceeding time limits, while others have resorted to setting up tables and chairs outside to socialize. Developers argue the fees are needed to cover the costs of premium services, but tenants say the lack of discounted options creates a 'two-tiered system' within their buildings.

  • In 2015, New York State barred buildings from using separate entrances for affordable and market-rate tenants, a practice known as the 'poor door'.
  • In 2023, New York City passed Local Law 99 to prohibit deducting utility allowances from housing voucher amounts, an effort to make more apartments available.

The players

Joseph Jones

A 61-year-old affordable housing tenant who lives on disability and uses a city-issued housing voucher, but can't afford the $250 monthly fee to access his building's amenities.

Natasha Kersey

A spokesperson for the New York City Department of Housing Preservation and Development (HPD), which believes all tenants should have equal access to amenities regardless of income.

Amber Jensen

A 64-year-old domestic violence survivor who won the housing lottery for a residential-to-office conversion in downtown Manhattan, but is worried about paying the $150 monthly amenity fee out of pocket.

Fred McKay

An affordable housing tenant at Bruckner House who, along with another tenant, was asked to leave the building's lobby after exceeding the 15-minute time limit while trying to play dominoes.

Genesis Martinez

An affordable housing lottery winner who lives in a one-bedroom apartment at The Set in Hudson Yards, but cannot afford the $1,000 monthly fee to use the building's rooftop club and pool.

Got photos? Submit your photos here. ›

What they’re saying

“We're really talking about fairness and equity. [The Department of Housing Preservation and Development (HPD)] believes that all tenants, affordable and market-rate, should have equal access to amenities, regardless of income, rent, or unit type.”

— Natasha Kersey, Spokesperson, Department of Housing Preservation and Development (City Limits)

“My first thought was that it was making a two-tiered system.”

— Amber Jensen (City Limits)

“At that price, it's impossible.”

— Genesis Martinez (City Limits)

“There's no community area for us.”

— Brian, Affordable housing tenant (City Limits)

“Why didn't they just charge more and include [amenities]? If amenities were free—or priced into rent—my voucher would help pay for them. It would completely take the stress off of me.”

— Amber Jensen (City Limits)

What’s next

Mayor Zohran Mamdani has pledged to build 200,000 affordable apartments in New York City over the next 10 years, many of which will likely be in mixed-income buildings. Policymakers will need to address the issue of equitable access to building amenities to ensure these new affordable units truly serve low-income residents.

The takeaway

This issue highlights the growing divide between affordable and market-rate tenants in mixed-income buildings, creating a 'poor door' dynamic even when separate entrances are not used. It raises questions about how to ensure equitable access to building amenities and whether current affordable housing policies adequately address the full cost of living in new mixed-income developments.