The second Democratic mayoral debate, held on June 12, provided a look at how the leading candidates would engage with the Rent Guidelines Board (RGB) and the operations of the Department of Housing Preservation and Development (HPD).

How RGB Appointments Work

Under New York City law, the mayor has exclusive authority to appoint all nine members of the Rent Guidelines Board, which sets annual rent adjustments for nearly one million rent-stabilized apartments. The board includes two members representing tenant interests, two representing owners, and five public members, including the chairperson. Public members are expected to bring a general perspective rather than advocating for one side. While the chair serves at the mayor’s pleasure, other members are appointed to staggered terms ranging from two to four years, depending on their designation.

All appointees must be city residents and meet eligibility requirements, including avoiding conflicts of interest. Although the board operates independently and must base its decisions on factors like cost of living, housing supply, and broader economic conditions, the mayor’s appointment power can shape the overall tone and policy orientation of the board. This structural authority is part of what fueled the debate over whether a mayor could, in practice, steer RGB outcomes toward goals like a rent freeze.

Different Views on Mayoral Control

A key moment came during a discussion of rent regulation when former Governor Andrew Cuomo and Assembly Member Zohran Mamdani addressed the extent of mayoral influence over the RGB. Cuomo emphasized that although the mayor appoints board members, the RGB is legally required to make its decisions based on statutory economic factors, not political directives. “We appoint them, the law controls them,” Cuomo said, underscoring the board’s independence.

Mamdani, however, questioned that framing, pointing to past mayoral administrations that publicly supported rent freezes. He argued that the mayor has effective control over the board through appointments and should use that authority to advance tenant protections, including a multi-year rent freeze.

While Mamdani called for using the appointment power more intentionally, Cuomo maintained that such an approach risks overstepping legal boundaries. Other candidates voiced support for measures like a one-year rent freeze but stopped short of promising specific RGB outcomes, instead focusing on whom they would appoint and what general priorities those appointees would bring to the table.

Considerations Around Rent Adjustment Calculations

The debate also touched on how the RGB calculates rent adjustments. Moderator Brian Lehrer raised the question of whether the board should consider owner profits as a central factor. Comptroller Brad Lander responded that revenue is already part of the equation, and Cuomo agreed, noting that the board uses multiple formulas to evaluate costs, revenue trends, and inflation. Some candidates acknowledged that the existing methodology could be revisited, while others focused on broader housing supply issues.

HPD’s Future Role

In addition to rent regulation, HPD’s performance was another topic of discussion. Candidates expressed broad agreement that HPD must play a key role in addressing the city’s housing crisis, but they differed sharply on how the agency should evolve.

Andrew Cuomo called for a “complete overhaul” of HPD, arguing that its current structure isn't equipped to meet the scale of the city’s housing needs and must be made more efficient. Brad Lander proposed addressing HPD staffing shortages as part of his $5 billion “City for All” housing plan, aiming to speed up production and ensure that funding reaches underserved communities. Scott Stringer advocated for “rebuilding HPD,” with a focus on increasing subsidies and maximizing the use of city-owned land for affordable housing. Zohran Mamdani emphasized shifting development away from luxury builders and toward public and nonprofit actors, stating that city land should be reserved for truly affordable projects rather than for-profit ventures. While their proposals vary, each candidate underscored HPD’s importance in meeting ambitious housing goals over the next decade.