New York City has officially relaunched its J-51 tax abatement program, now rebranded as J-51 R, to support the rehabilitation and sustainability of rent-regulated, cooperative, and condominium buildings. The New York City Department of Housing Preservation and Development (HPD) has opened applications for the newly reformed program, with a three-month window for building owners to apply. This initiative is aimed at preserving affordable housing while facilitating compliance with the city’s climate mandates.
J-51 R provides financial relief to property owners undertaking essential repairs such as roof replacements, façade restoration, heating and plumbing upgrades, and structural stabilization. In addition to these capital improvements, the program incentivizes energy-efficient upgrades including high-performance windows, modern heating systems, and electrical system enhancements. These efforts align with New York City’s broader climate goals, particularly the mandates set forth by Local Law 97.
The updated J-51 R program incorporates stronger tenant protections, ensuring that buildings benefiting from the tax break remain rent-stabilized for the duration of the benefit term. Furthermore, property owners are prohibited from passing renovation costs onto tenants through major capital improvement (MCI) increases. HPD has also introduced enhanced enforcement measures to prevent misuse of the program and safeguard tenant rights.
J-51 R is available to rental buildings where at least 50 percent of units are rent-regulated with rents below 80 percent of the area median income (AMI), as well as co-ops and condos with an assessed unit value under $45,000. The program also extends eligibility to certain Mitchell-Lama and redevelopment properties. Owners who completed eligible construction projects before December 30, 2024, must apply by April 30, 2025, while those completing projects thereafter must submit applications within four months of completion.
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If New Yorkers want a mayor to truly expand housing for all, they should consider Zohran Mamdani who is polling behind disgraced Andrew Cuomo. Let’s not make that mistake again.
There are well over 20.000 plus vacant apartments that desperately needs repairs asap so we can get the truly affordable apartments on line, no more DELAYS