In Paris, an anti-ad insurgency

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TAKING ACTION: A member of the Dismantlers, a nationwide group that considers large public advertisements to be obtrusive and manipulative, is recorded as he defaces one near Place Malesherbes in Paris.

By Sebastian Rotella and Audrey Bastide

Reporting from Paris -- Over the centuries, the French have cultivated the fine art of rebellion.

The list of targets encompasses tyrants, wars, colonialism and, above all, capitalism in its many manifestations. The latest enemy may seem unlikely: billboards.

The Dismantlers, as a nationwide group of anti-ad crusaders call themselves, aren't violent or loud or clandestine. In fact, they invite the police to protest rallies where they deface signs. With a copywriter's flair, one of their slogans warns: "Attention! Avert your eyes from ads: You risk being very strongly manipulated." The goal of the Dismantlers is to get arrested, argue the righteousness of their cause in court and, you guessed it, gain publicity.

"We challenge the mercantile society that destroys all human relationships, professional relationships, health, the environment," said Alexandre Baret, 35, a founder of the group. "It's a message that proposes to attack advertising as the fuel of this not very healthy society."

Despite the stick-it-to-the-man rhetoric, there were neckties and briefcases in the crowd at an evening rally here a while back. Part-time insurgents had come from work for the gathering in the Place Malesherbes, an elegant, tree-lined plaza graced by statues of the author Alexandre Dumas and his musketeer hero D'Artagnan, one of literature's most irrepressible swashbucklers.

The 80-odd demonstrators, looking bohemian and stylish, listened to Baret set the ideological stage. The red-bearded schoolteacher and father of four explained that he doesn't want to abolish advertising, just limit signs to no more than 1.2 feet by 1.6 feet. The current wall-size dimensions are obtrusive and oppressive, he said.

The large and colorful billboards that are a fixture of the Paris streetscape are hard to ignore, especially the many suggestive ads for undergarments. Some consider them artistic; religious fundamentalists condemn them as proof of Western decadence.

"You see commercial messages every day, you get them right in the face, in the subway, in the street, all the time, and if you don't want to, you do not have the choice," Baret declared over a megaphone. "So we are obliged to resort to civil disobedience. In a symbolic manner, we will tag a few billboards in order to provoke debate and push for things to progress."

Baret urged the crowd to give a cordial welcome to the police. Advised by the activists ahead of time, the authorities had dispatched a squad of riot police, the renowned head-thumpers of the CRS, or Republican Security Companies.

The officers formed a cordon: burly and stern in blue uniforms, black gloves, pants tucked into lace-up boots. They looked bemused. They were no doubt thankful to tangle with polite leftists instead of housing-project gangs who have been known to "welcome" police with bricks, Molotov cocktails and gunfire.

Under Baret's direction, three activists approached billboards promoting audiovisual products and a television talk show and spray-painted them with slogans. The police slapped on handcuffs and led their prisoners to a van. There was applause. An accordion accompanied the crowd in a popular song, "The Deserter," with lyrics modified for the occasion. And that was that.

The Dismantlers represent an enduring contradiction of the French mentality. The center-right won the last elections by a comfortable margin. Juggernaut industries sell the world everything from jets to trains to wine. The average citizen enjoys long vacations, a beach or country home and a lifestyle that is the envy of the West.

Nonetheless, a large percentage of the population tells pollsters that it is hostile to the capitalist system. That ideological current produced the anti-advertising movement, which took off in 2003 and has won sympathy with its mix of economic and environmental messages.

"I think that when you get down to it, they are right," said Marina, 33, a restaurant worker who stopped to see what the fuss was about in the Place Malesherbes. "Between TV, Internet and advertising billboards, we are told about consumption all the time."

But Marina expressed doubt that this particular mini-revolution would triumph.

"I find it funny, but a little useless," she said. "I think tagging ads bothers passersby more than anything. A sign full of graffiti is even worse than having to look at an ad."

Unlike anarchists or other groups that engage in hit-and-run tactics, the Dismantlers see the courtroom as a battlefield of choice. They gather contributions to pay fines that are often low because judges tend to be lenient and the vandalism is calculated to remain minimal.

Baret appeared at a hearing last month on charges of "unauthorized advertising." The case involved an incident in 2007 when he was caught plastering commuter trains with the "avert your eyes" stickers.

Baret, who like his fellow insurgents is a veteran defendant, had refused to pay the $58 fine. His lawyer argued that his actions were less destructive than the 57,000 giant signs that fill the train stations of France.

"The advertisements are energy-intensive, they use paper from forests," the lawyer said. "It's an assault on individual liberties, an advertising aggression."

In response, the prosecutor reminded the accused that "the tribunal is not a tribune." A lawyer representing the French railroad company, which demanded a symbolic $1.30 in damages and $650 for legal costs, chided the activists for returning to rabble-rousing of "years ago."

A verdict is expected in February. But the Dismantlers say they have already won by making people stop and think about the messages that bombard them each day.

"The advertising budget in France is $39 billion a year," said Antoine Trouillard, a 26-year-old philosophy student and activist.

"That's equivalent to the entire education budget in France. . . . Our movement goes a lot further than a simple symbolic gesture. And that's what we want the public to understand."

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Proposed Law Would Allow Guns in Churches

Little Rock, AR - Should you be able to carry a gun to church? It's a question state lawmakers will be taking up next week when they debate a bill that's kicked up a little controversy. The bill being discussed would let churches decide on their own to post a sign to ban guns inside, but opponents say it should not even be an option.

Grant Exton is a gun owner and president of the state's Concealed Carry Association. He's been working with lawmakers on a bill that would allow people licensed to carry a concealed handgun to take their guns to church. Exton says the proposed law's less about guns and more about property rights.

(Grant Exton, Concealed Carry Association) "Businesses, homes here in Arkansas are able to make the decision on whether they want to have people carrying on their premise, and we're just trying to give that right to churches as well."
It's also about personal protection. Exton cites the 2007 shooting that killed one person and injured four others in a Colorado church, where a gun-carrying church security worker stopped the shooter.

(Exton) "She was able to stop them at the door, while 7,000 congregants were seated in the pews and the Colorado Springs police said she probably saved a couple hundred lives."

Little Rock pastor John Phillips, now at Central Church of Christ, has first-hand experience with guns in the sanctuary. In 1986, while working at a different church, across town, he was gunned down in the pulpit.

(John Phillips, Little Rock Pastor) "A gentleman came into the church. He was mentally deranged, and at the end of the sermon, pulled out a gun and shouted something about baptism and proceeded to shoot me in the back a couple of times. I still carry one of the bullets embedded in my spine."

Phillips says philosophically, a sanctuary is a place of peace and should be gun free. As for protection, despite what he's been through, he says he feels safer in a church with no guns.

(Phillips) "We really believe God provides and protects his own and that it wouldn't be in the best interest of what the church stands for to have people armed and packing on Sunday morning."

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A Month Free? Rents Are Falling Fast

Tina Fineberg for The New York Times

MOTIVATED When Sara Nuttall and her family went hunting for a rental, she said, incentives "made a big difference."

By ELIZABETH A. HARRIS

IN this painful economic climate of layoffs and shrinking investments, there is a sliver of positive news: it’s a good time to be a renter in New York City. Prices are falling, primarily in Manhattan, and concessions like a month of free rent are widespread.

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Hiroko Masuike for The New York Times

Amy Baglan and Johnny Muñoz negotiated the rent.

Although it is notoriously difficult to quantify the state of the rental market, rents fell in almost every sector of the Manhattan market last year, according to the Real Estate Group, a New York brokerage. The steepest drop was in one-bedrooms, down 5.7 percent in buildings with doormen and 6.53 percent in buildings without. The only category that rose: rents for two-bedroom apartments in doorman buildings, up just a bit, by 0.61 percent. But these numbers, like most available data, represent asking rents rather than the final price. Anecdotal evidence suggests that some people are negotiating rents as much as 20 percent lower than the original prices asked by landlords. These figures also leave out incentives, like a month of free rent or a landlord’s paying the broker fee, which can add up to real savings.

Fritz Frigan, executive director of sales and leasing at Halstead Property estimates that when these incentives are considered, rents are actually down some 10 percent to 15 percent since the market peak in mid-2007.

“In that really strong market,” Mr. Frigan said, “landlords didn’t have to do anything.” In 2008, that was no longer the case.

In January 2008, Halstead had about 90 listings for which the owner offered to pay the broker’s fee. By the summer, that number had pushed upward, hitting about 450 a month.

“Then, in September or October, the whole thing broke loose,” Mr. Frigan said.

In a one-month period, from Dec. 23, 2008, to Jan. 23, 2009, some 1,700 of Halstead’s 9,000 total rental listings included owner payment of the broker’s fee.

Jimmi Circosta, a vice president and associate broker at Citi Habitats, also saw a big slowdown in the autumn, which he pegs to the collapse of Lehman Brothers in September. “Once that news hit the marketplace,” he said, “it just got really quiet.”

Tom Botts and his wife, Libbie Rice, found all kinds of deals from landlords when they went apartment hunting this winter, and they were able to negotiate a reduction in the rent on the Upper West Side three-bedroom that they finally chose. They also encountered a symptom of the market that was simply unheard of in recent years: their previous landlord offered to lower their rent if they renewed their lease.

“We had a truly un-New York experience with our old landlord begging us to stay,” Mr. Botts, 39, said in an e-mail message. The owner offered a rent reduction of more than 10 percent, but the couple had already found an apartment they preferred and were committed to moving.

It’s impossible to say how often owners are lowering rents to encourage tenants to stay put, but anecdotes are starting to surface. “It’s not a common occurrence,” said Mr. Circosta of Citi Habitats, “but it is happening.”

Mr. Botts, a partner at Hudson Crossing, a travel industry advisory company, and Ms. Rice, 44, who does similar work as an independent consultant, hope one day to buy an apartment for themselves and their children, Tommy, 4, and Camille, 2. But they have decided to hold off for now. “The economy feels too scary,” Ms. Rice said.

They have a lot of company on the sidelines of the sale market.

“It certainly makes renting more attractive when the rental market softens,” said Gary H. Schatsky, a financial adviser in New York. “If people suspect — as most people do — that the New York City sales market will get much softer, and they’re able to rent in the meantime, then being able to negotiate a rental rate puts you in a better position.”

Teresa Hsiao found a kinder-than-expected rental market when she moved to Manhattan from Los Angeles last month.

“I was expecting to live in a box,” she said. She looked at more than 10 apartments and found lots of concessions on nice spaces that added up to substantial price cuts. “Everyone was paying the broker fee,” she said. “They were very flexible on their lease terms. One broker told me: ‘We’ll get it done for you. Just name your price and we’ll do it.’ ”

Ms. Hsiao, 23, and her roommate, David Liu, 24, settled on a two-bedroom two-bathroom apartment in Midtown on the West Side. It was listed for $4,200. They offered $3,650 a month and were accepted. After one month free and a $2,000 signing bonus, the total came to $3,215 monthly, and they did not have to pay the broker’s fee.

“This apartment was definitely a great find and a bargain compared to 1.5 years ago,” Mr. Liu wrote in an e-mail message. “It’s definitely a renters’ market now.”

The creation of jobs is one of the primary ingredients in a strong rental market, and people like Ms. Hsiao and Mr. Liu, who both moved to New York for work, used to be its lifeblood. Now their numbers are dwindling as the city has begun to shed jobs.

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Hiroko Masuike for The New York Times

Libbie Rice and her husband also negotiated their rent.

According to the New York State Department of Labor, New York City lost 49,100 private-sector jobs from December 2007 to December 2008, which helped send the unemployment rate from 5.1 percent to 7.4 percent.

“People assume when sale slows down, rental will pick up, but that depends on what the source of this is,” said Gregory J. Heym, the chief economist at Terra Holdings, which owns Halstead and Brown Harris Stevens. “When you’re losing jobs, the rental market is also going to suffer.”

While prices have started to slide in Manhattan, they are steadier in Brooklyn. Increasingly, however, there are deals to be found, especially in neighborhoods like Williamsburg that have seen a lot of new construction.

Last July, James McGuinness, 23, and his partner, Louis Kerscher, 25, moved into an apartment in Windsor Terrace, Brooklyn, for which the owner paid the broker’s fee. Adrian Cardona, a broker with the company they used, Rapid Realty, says he has seen more owner payments since the summer. “Absolutely,” he said. “They have no choice.”

Patrick McGrath, a managing partner at Taurus, which owns a recently converted luxury prewar rental building in Brooklyn Heights called the Standish, says the Brooklyn market has softened, but not a lot.

“We’re not renting as fast as we would have expected,” Mr. McGrath said. “We’ve had to provide concessions — a free month rent, we pay the broker fee. But rents are around where we expected them to be. We’re in the ballpark.”

Owners with more property — and deep pockets — generally would rather offer incentives than reduce rents because when the market comes back, they start from a stronger bargaining position. But landlords of smaller buildings tend to just lower the rent.

Allison Gill and Hadley Hege, both 22, found that they had some bargaining power when they went apartment hunting late last year. Ms. Gill, a law student, and Ms. Hege, an actress, looked at a two-bedroom apartment in a three-unit building in Cobble Hill, Brooklyn, listed for $2,000. They took it for $1,900.

The rental market in Queens, meanwhile, is relatively stable.

“The prices are not going up,” said Donna Reardon, Queens divisional manager for Prudential Douglas Elliman. “They’re staying the same.” Concessions are still an exception rather than the rule in that borough.

It is in Manhattan, which saw steep price gains in recent years, where the discounts can be substantial now — even on the higher end.

Sara Nuttall, her husband and their 11-year-old twins relocated to New York at the end of last year from Dakar, Senegal, where they paid $2,500 for a five-bedroom house with a garden. They were looking for a three-bedroom apartment and started with a budget of about $6,000 a month.

Senad Ahmetovic, an associate broker and vice president at Halstead, showed them about 35 apartments.

“In my 10 years’ experience, I haven’t seen so many three-bedroom apartments on the market,” Mr. Ahmetovic said. “It just seemed endless. In the past, they weren’t being offered with incentives, because there were so few available at any given point.”

That, it seems, is no longer the case.

“We started to discover that there were incentives there for us,” said Ms. Nuttall, 52. “That made a big difference. It meant we could get something that was a bit nicer, a bit more what we wanted for the same price.”

They eventually settled on a three- bedroom three-and-a-half bath apartment in east Midtown. It was listed for $8,500 but they were able to negotiate the rent to $8,000 a month. They also received a free month of rent, and the owner paid the broker’s fee. Their monthly payment will be $7,400. That $1,100 decline represents a 13 percent decrease from the asking rent, not including the money saved on the broker.

Ms. Nuttall found the apartment in December, always a slow time in the rental market. But seasonal sluggishness does not explain the discounts that she encountered.

“In any last quarter, the rental market always adjusts — vacancies rise and prices dip, every year,” said Gary Malin, the president of Citi Habitats. “This year there was substantially less activity than you would normally see. There was an extra layer of pressure on the rental market — and the world at large — that forced prices down further and vacancy rates higher.”

Some landlords hope that adjusting leases to expire in summer 2010 will get a better price next time around.

Amy Baglan, 26, and her boyfriend, Johnny Muñoz, 28, found a one-bedroom apartment in a prewar building on the Upper West Side at the end of last year. They negotiated a cut of $200 per month in the rent and received a free month. (They connected with the owner on Craigslist and did not use a broker.) But they signed a 16-month lease, which will expire at the end of April 2010.

Mr. Muñoz wondered why his landlady was not offering a standard one- or two-year lease. “Do you want to make sure this is open and available during the prime season of rentals?” he said he asked. She chuckled and said yes, Mr. Muñoz said.

Mr. Muñoz’s landlady may get a boost from the warm weather, but no one knows where the market will be in 2010.

“My assumption would be over the next year that you’re going to see effective rents drop because of the increase in concessions,” said Andy Joynt, a real estate economist at Property and Portfolio Research, an independent research and advisory firm. “We’re forecasting that asking rents are also going to drop,” he added. “We’ll see if that ends up being reflected in the numbers.”

Marc Lewis, the president of Century 21 New York, has seen several recessions in his many years in the business, most recently after Sept. 11, 2001. “But in the past,” he said, “it always felt like it would be a few months and then it would be over. This one, we don’t have an answer yet.”

Many people — including President Barack Obama — are suggesting that the economy is likely to get worse before it gets better. And the rental market is unlikely to strengthen until the economy, and the job market in particular, turns around.

According to the Independent Budget Office of New York City, the outlook is bleak. The agency expects the city to lose 243,000 jobs from the peak of early 2008.

“Let’s hope this is a short-term problem,” said Vicki Been, the director of the Furman Center for Real Estate and Urban Policy of New York University. “You know, we prefer more affordable housing, until there’s a downturn. And then we panic.”

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