Findlay House

Organization Name: Lemle & @ Wolff

Project Title: Findlay House

Project Location: Bronx, NY

Project Description:
Originally constructed in 1971 under the landmark New York State Mitchell-Lama program, Findlay House has anchored the Bronx community for over half a century. Facing decades of deferred maintenance and compounding operating deficits, the property was at risk of severe physical decline. In 2023, New York State Homes and Community Renewal (HCR) competitively designated Lemle & Wolff to lead a comprehensive, mission-driven repositioning. Through an innovative public-private partnership, Findlay House is undergoing an exhaustive $116 million deep-energy and social-equity overhaul that preserves long-term affordability, modernizes aging infrastructure, achieves full building electrification, and seamlessly integrates intensive on-site supportive care for vulnerable seniors and special-needs residents.

Community Impact:
Findlay House blends permanent affordable senior living with specialized, trauma-informed supportive care:
• Deep Affordability (100% Rent-Restricted): 139 units are restricted at or below 50% Area Median Income (AMI) and 99 units at 60% AMI. Affordability is reinforced by a 40-year regulatory agreement and tax abatement under Section 422 of the NY Real Property Tax Law.
• 30+ Year Integrated Special Needs Partnership (Life Adjustment Center - LAC): Dedicated soft set-aside of 25 supportive housing units for individuals with intellectual and developmental disabilities (IDD). LAC operates on-site Individualized Residential Alternatives (IRAs) providing 24/7 supervised care, personalized Life Plans, and daily living skill training funded via the NYS Office for People With Developmental Disabilities (OPWDD).
• Dedicated Community Facility Suite: Construction of a brand-new 3,251 sq. ft. second-floor community facility space for LAC's Day Habilitation Center, offering adaptive technology, computer instruction, music therapy, arts, and physical fitness.

Organization Description:
Lemle & Wolff is a vertically integrated family of companies providing property management, development, and construction services, with a dedicated focus on affordable housing. With over 75 years of overall experience, Lemle & Wolff now manages over 6,000 units of affordable housing across New York City, including both new construction and preservation properties.

Team Members:

The National Equity Fund, Webster Bank and US Bancorp served as private financing partners for Findlay House.