J-51
J-51 is a NYC property tax exemption and abatement program for residential buildings undergoing major capital improvements or conversion from non-residential use. The program closed to new applications in 2022 and was replaced by the J-51 Reform Act, effective for work completed after June 29, 2022.
Frequently asked questions
How long does a J-51 benefit last?
It depends on the project type. Renovation exemptions typically run 14 years, conversion exemptions 34 years. The abatement (reducing taxes owed) runs up to 20 years at varying percentages. The DOF property tax bill identifies the remaining years.
Does receiving J-51 trigger rent stabilization?
Yes, for the duration of the benefit. Any unit in a building receiving J-51 is subject to Rent Stabilization Law during the benefit period, including units that would otherwise be unregulated. This is the core issue in Roberts v. Tishman Speyer.
Our building got J-51 in 2010 — can we still apply for additional benefits on new work?
Generally no, unless the new work qualifies under the J-51 Reform Act standards (50%+ affordable, regulatory agreement with HPD). Most market-rate co-op and condo capital work no longer qualifies.
Where do we check our current J-51 status?
DOF's property tax bill shows active abatements and exemptions, and the HPD J-51 lookup tool provides project-level detail. Both should be checked before any board representation about tax status.