20 State Assembly Members Urge J-51 Expansion to Protect Affordability for Co-ops

NEW YORK, NY (03/06/2026) (readMedia)-- The Green Co-op Council announced the support today of 20 members of the State Assembly calling for the state budget to extend and expand the critical J-51 property tax abatement program. The growing focus on the J-51 affordability program and its momentum in the state legislature reflect the program's central role in preserving affordable housing in New York and helping residents invest in their buildings.

The J-51 program, which provides a property tax break for affordable residential buildings, is a vital tool for co-ops to undertake necessary infrastructure repairs and energy efficiency upgrades. This popular program is set to expire in June 2026 if the state legislature and governor do not approve a renewal.

Momentum has begun to build in Albany: the Senate passed an extension of the program last year, Governor Hochul has proposed an expanded version in her executive budget, and a growing number of Assembly Members are now declaring public support for extending and expanding the program.

"Co-ops are a cornerstone of middle-class housing in my district, and co-op homeowners are shouldering immense burdens to maintain their homes and meet energy efficiency mandates," said Assembly Member Ed Braunstein. "I have been a longtime supporter of the J-51 program, which offers residential buildings essential tax relief to support capital repairs. I fully support renewing and expanding the J-51 program, which is necessary to help preserve affordable homeownership in New York City. With the support of many of my New York State Assembly colleagues who represent districts across New York City, I will continue to work to secure J-51's renewal in this year's budget."

With the affordability crisis at the center of State budget negotiations, advocates say that extending J-51 can help middle-class homeowners afford necessary building upgrades-such as energy efficiency improvements-that can significantly cut utility bills, reduce pollution, and ultimately keep long-term residents in their homes. If J-51 expires, thousands of middle-class co-ops will be unable to afford urgent building upgrades necessary to meet 2030 Local Law 97 goals and could risk paying fines or increasing maintenance costs.

"We have a narrow window of opportunity to keep the J-51 tax break from expiring," said Priya Mulgaonkar, Director of the Green Co-op Council, an advocacy group of co-op shareholders advocating for support in greening their homes. "We're heartened to see elected officials from across the city recognize that co-op shareholders need more support to preserve affordable homes, reduce energy use and cut pollution, which benefits everyone."

The supportive legislators collectively represent over 88,000 New Yorkers living in J-51 eligible co-ops that would lose the opportunity for affordable green building upgrades if the program expires in June.

Quotes from Legislators:

Assemblywoman Larinda Hooks added, "Keeping Queens affordable is one of my top priorities. Programs like J-51 help our co-op owners and long-time residents make the repairs and upgrades their buildings need without facing costs that could push families out. We cannot allow this program to lapse; too many people in our community depend on it. As we work toward our climate and sustainability goals, we must also protect our homeowners. Extending J-51 in the budget is a practical and necessary step to keep families in their homes, strengthen our housing stock, and support the neighborhoods we love. I look forward to working with our partners to get this done for Queens."

Assembly Member Andrew Hevesi said: "We cannot afford to let J-51 lapse. This program is essential for thousands of co-op owners who rely on its tax benefits to cover major repair costs, especially in older buildings. I support my colleagues in including a renewed J-51 program in the upcoming budget."

Assembly Member Claire Valdez said: "The J-51 program is a commonsense measure that will support Queens working-class co-ops and help affordable housing owners make essential repairs and climate upgrades. Allowing the program to expire would be a major setback. We must renew J-51 to protect homeowners from displacement while advancing a greener city."

Assembly Member Diana Moreno added: "I was elected with a mandate to fight the affordability crisis, and that means ensuring housing upgrades remain affordable. I stand with co-op owners across my district-including North Queensview residents-in supporting the renewal and expansion of the J-51 program in this year's state budget. This critical program allows co-ops to make repairs and lower carbon emissions without breaking the bank, and it would be a mistake to let it expire."

Assembly Member Khaleel Anderson stated: "New York is at a turning point where we can't address the climate crises without tackling the affordability crises. That is why I believe renewing the J-51 tax abatement program is critical to reducing the costs of keeping & bringing working-class co-ops units online, along with climate-friendly upgrades that make sure our Queens communities are breathing cleaner air every day."

Assemblyman Jeffrey Dinowitz said: "J-51 has been crucial for countless co-op owners. They rely on the program's tax benefits to cover major repairs and renovation costs, which are too burdensome expenses to face without financial support. J-51 is thus a critical tool to make New York's buildings greener, more efficient and more affordable. To overcome the City's housing and environmental challenges, we must firmly and decisively support J-51."

Assembly Member Tony Simone said: "Co-ops like Penn South are vital to maintaining affordable homes in my district. We need programs like the J-51 tax abatement to reduce upgrade costs for affordable housing in New York. I am ready to work with stakeholders and colleagues to ensure a strong J-51 program in the budget that can help co-ops afford green upgrades and other major improvements to support more livable communities."

Assembly Member Emily Gallagher said: "New York is facing converging crises-climate change is hitting our state hard, and housing is increasingly unaffordable for a huge swath of New Yorkers. Too often, these challenges are presented in opposition, when we know they are intrinsically linked. Buildings are the largest source of carbon emissions in New York State. And climate change is only going to exacerbate rising costs in the years to come. We must act now to invest in solutions that will lower building emissions while keeping people in their homes. Renewing and expanding the J-51 program in the State Budget is a common-sense way to help middle-class co-ops afford green building upgrades without risking rising costs or displacing long-term residents."

Assembly Member Robert Carroll added: "I strongly support renewing and expanding the J-51 program as part of the Fiscal 2026-27 State Budget. J-51 has been an essential piece of maintaining and improving New York's housing stock for decades and has become an important element in ensuring buildings meet sustainability and efficiency goals."

Assembly Member Phara Souffrant-Forrest said: "For decades, J-51 has been the backbone of co-op maintenance and affordability. Now, as we face new climate mandates, we have the opportunity to ensure that our city's green future doesn't come at the expense of working families."

Additional legislators who have also expressed support for the J-51 extension include:

Assembly Member Michael Benedetto

Assembly Member Brian Cunningham

Assembly Member Jessica Gonzalez-Rojas

Assembly Member Chantel Jackson

Assembly Member Grace Lee

Assembly Member Micah Lasher

Assembly Member Steven Raga

Assembly Member Al Taylor

###