Archive for Tax Exemptions

Play Inside the Rent Now!

Click here for the game!


CHPC is thrilled to release Inside the Renta new web-based game for desktops and mobile devices that allows users to explore why rents in New York City are so high. The game is designed to raise the player’s awareness about the challenges of building new rental housing without government intervention. With the imminent expiration of the 421-a property tax abatement legislation, questions about the cost of rental housing and the impact of tax abatements and other government subsidies are more relevant than ever.

Inside the Rent gives players a first-person experience of building …

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Inside Edge: the future of J-51

J-51 To be Continued Final-1

The New York State law that authorizes the J-51 tax incentive program expired on December 31, 2011. This ended the authority of New York City’s Department of Housing Preservation and Development (HPD) to issue new benefits, and it has thus taken no J-51 applications since then.

In the past renewal of J-51 has been virtually automatic. However the current attempt at renewal has been delayed due to questions relating to the cost of the program, outdated benefit schedules, concerns about processing inefficiency and rent stabilization issues.

As of last week HPD has put forward a proposal to address the renewal …

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J-51 and Gentrification


The J‑51 tax incentive program, the most successful housing rehabilitation program in New York City history, expired on December 31, 2011 (The “J‑51” program is §11‑243 of the NYC Administrative Code, which is authorized by §489 of the New York State Real Property Law).

It will be up to the New York State legislature to decide to renew the program and under what terms. However one likely argument that will be made, that J‑51 somehow contributes to gentrification of neighborhoods, seems to have been already addressed by the Court of Appeals.

In the 1950’s New York City still had …

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New Report: The Future of Real Estate Tax Exemptions

prop tax scrabble

The importance of real estate tax incentives in New York City are widely understood across the housing and urban planning industry. However, as New York City’s need for real estate tax revenue increases, the benefits of tax exemption programs are subject to increasing scrutiny.

Following an extensive survey and an expert panel discussion that took place in November, CHPC has now completed an in-depth report examining the future of real estate tax incentives, funded by Enterprise Community Partners. It sets out next steps for such programs and a way forward for the most effective use of these tax exemptions in …

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Tax Exemption Panel Discussion

Panel 11-17-11 P2 cropped

To provide a framework for the discussion of these issues, CHPC has interviewed 28 key industry participants and policy makers.

Their insights were the basis of a panel discussion held on November 17, 2011 at the JPMorgan Chase conference center in downtown Manhattan. Rafael Cestero, Managing Director of L&M Development Partners, John McCarthy, Executive Vice President and Chief Operating Officer of the Community Preservation Corporation, Aileen Gribbin, partner at Forsyth Street Advisors, and George Sweeting, Deputy Director of the Independent Budget Office, led by CHPC Senior Fellow Harold Shultz discussed the issues surrounding tax incentives as they are and as …

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