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Comp Mod workshop
Comprehensive Modernization Top Story 

NYCHA Executes Contract for $150M+ Comprehensive Modernization of Todt Hill Houses

Michael

On January 17, NYCHA announced the execution of a contract with the design-build team, Community Modernization Group, selected to perform more than $150 million of renovation work for the Comprehensive Modernization of Todt Hill Houses on Staten Island to the benefit of more than 1,000 residents living in over 500 apartments across seven buildings. The negotiation and signing of the design-build agreement for Todt Hill, the Authority’s largest design-build contract to date, represents the latest major milestone in delivering the large-scale holistic repairs outlined in the City Capital Action Plan that was approved by the Federal Monitor in May 2021. Consistent with other large-scale renovation programs in the NYCHA portfolio, the Comprehensive Modernization approach forgoes component-based repairs and instead considers the needs of an entire property. Following the NYCHA Board’s approval of the contract in October 2023, Community Modernization Group will now begin participating in the robust resident engagement efforts that have been underway at Todt Hill since early 2022. Residents have and will continue to provide valuable input to the design process before major construction is expected to commence in early 2025.

“We are thrilled to see yet another important step toward modernizing the homes of over 1,000 residents at Todt Hill Houses,” said Deputy Mayor of Housing, Economic Development, and Workforce Maria Torres-Springer. “With the contract execution of a design-build team, we are one step closer towards a $150 million modernization goal for the families at Todt Hill Houses. This administration promised to house our New Yorkers in safe and affordable homes, and we are excited to announce yet another positive step towards that goal.”

“We are very excited to be taking another critical step forward with Comprehensive Modernization at Todt Hill Houses,” said NYCHA Chief Executive Officer Lisa Bova-Hiatt. “The Comp Mod strategy will enable sweeping and holistic repairs throughout the development, addressing environmental hazards, enhancing conditions, and improving the quality of life for more than 1,000 Staten Islanders at Todt Hill.”

“Design-build is a valuable tool for NYCHA when it comes to enacting complex capital repairs including Comprehensive Modernization of our properties,” said NYCHA Chief Asset and Capital Management Officer Shaan Mavani. “Through a unique alternative delivery strategy, we are contracting both design and construction for Todt Hill Houses through Community Modernization Group, ensuring quality work that meets residents’ needs while maximizing value for money.”

“Today isn’t just another milestone; it’s the beginning of a historic transformation at Todt Hill Houses,” said NYCHA Vice President of Comprehensive Modernization Michele Basic-Moore. “My deepest gratitude goes out to all the residents, the tenant association leadership, and the deeply committed property management staff of Todt Hill. Their active participation and insight over the past two years has been fundamental in turning this vision into a reality. We look forward to executing a renovation focused on resident priorities, quality workmanship, and setting a new standard for public housing modernization.”

“This is a dream turning into a reality. It’s really happening,” said Todt Hill Houses Tenant Association President Doreen Williams. “I am so thrilled to see our collective voices and efforts bearing fruit with the start of the Comprehensive Modernization at Todt Hill Houses. It’s been a journey of collaborative discussions and open dialogue. We’re not just witnessing change; we’re a part of it. I’m grateful for the engagement and commitment from the Comp Mod team and excited for what lies ahead for us residents.”

Comprehensive Modernization is a method of effectively utilizing available capital funding to holistically rehabilitate a NYCHA property, improve building performance, and enhance residents’ quality of life through improved living conditions. The approval of the City Capital Action Plan in 2021 unlocked $2.2 billion in funding support for addressing key pillar areas of the U.S. Department of Housing & Urban Development (HUD) agreement, primarily around lead-based paint and mold abatement but also around renovation of other building systems. With this infusion of capital support from the City and additional funding from the federal government, NYCHA was able to mobilize a total of $740 million for Comprehensive Modernization at two developments, Todt Hill and Saint Nicholas Houses, empowering the Authority to adopt a more ambitious approach to renovation focusing on:

• Improving resident health and well-being;
• Upgrading building systems;
• Strengthening resiliency and sustainability;
• Making maintenance and operations more efficient; and
• Ensuring regulatory and code compliance.

Comprehensive Modernization entails undertaking major renovations through a single, integrated project, allowing developments to be renovated more quickly, at a better quality, and with better value for money spent. NYCHA is utilizing design-build project delivery, which improves coordination, shortens the procurement process, and ultimately saves money by awarding contracts to single entities for both design and construction work.

Comprehensive Modernization has been guided by a robust engagement process since early 2022 to identify and implement resident priorities, ensure the compliance-based requirements of the funding, and support continued communication during renovation. NYCHA organized virtual and in-person community visioning workshops with residents to outline their renovation priorities. This feedback directly informed the RFP issued to the shortlist of design and construction firms, which ultimately led to the selection of Community Modernization Group to carry out renovations to Todt Hill Houses, benefitting 1,002 residents living in 502 apartments across seven buildings.

The projected scope of improvements for Todt Hill includes kitchen and bathroom renovations; improved ventilation; hazardous material abatement, including the removal of all lead-based paint; full plumbing and electrical upgrades; full elevator replacements; full flooring replacement; window replacement; façade repairs; pest and waste management upgrades; and in-unit radiator repairs and heating optimization.

The removal of lead-based materials and mold, as well as the extensive nature of the work, will necessitate the temporary relocation of Todt Hill residents. This will not result in permanent displacement for residents, and rent will not increase due to Comprehensive Modernization work. NYCHA will pay for all reasonable moving expenses and residents will be provided the right to return to the same apartment in writing. Todt Hill residents will be relocated to nearby NYCHA developments on Staten Island for no more than six to nine months while work is completed two buildings at a time.

As part of Comprehensive Modernization, NYCHA will oversee construction and all residents will remain in the Section 9 public housing program. The design and construction process for these properties is expected to take three to four years, with major construction expected to begin in early 2025.

Photo caption: A Comprehensive Modernization visioning workshop at Todt Hill Houses.