J 51 Tax Abatement in NYC: History, Benefits, Drawback, And More

By: ROS Team

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When it comes to purchasing an apartment, one of the tax reductions that are most commonly misunderstood is known as the J 51 tax abatement.

It is uncommon to discover condos and coop units currently up for sale. Still, the very intricacy of the transaction tends to make it difficult for selling agents to convey precisely what the tax benefit entails.

1- What is J 51 Tax Abatement
2- How to Qualify
3- How does it Work
4- History of J-51 Tax Abatement
5- Benefits of J-51 Tax Abatement
6- Drawbacks of J-51 Tax Abatement
7- Who is Eligible

What is J 51 Tax Abatement?

The J-51 Tax Abatement program is a tax incentive offered by the city of New York to encourage owners of multi-unit dwellings to make repairs and improvements to their properties. The program provides a partial abatement of real estate taxes for a period of five years and is available for properties that are located in an eligible neighborhood and assessed at $40,000 or less.

How to Qualify for J-51 Tax Abatement in NYC?

In order to qualify for the program, owners must complete eligible work that is approved by the Department of Housing Preservation and Development. Work that is typically eligible for the program includes painting, roofing, plumbing, electrical, and elevator repairs.

Qualify for J-51 Tax Abatement

How Does Tax Abatement Work in NYC?

The procedure of J-51 tax abatement is pretty simple. Homeowners need to file an application with the City Department of Housing Preservation and Development. Once approved, they will receive a reduction in their property taxes for a period of twenty years.

The J 51 tax abatement is just one of many programs that are available to help homeowners improve their property. By taking advantage of these programs, homeowners can save money while also making their homes more comfortable and valuable.

History of J-51 Tax Abatement in NYC

The J-51 program was enacted in New York City in 1955. The program was created in order to encourage landlords to make repairs and improvements to their buildings. Which would in turn help to improve the city’s housing stock.

Under the program, landlords who made qualifying renovations were eligible for a reduction in their property taxes. The program was initially only supposed to last for five years, but it was eventually made permanent.

In recent years, the J-51 program has been expanded to include energy-efficiency upgrades and other types of improvements. As a result, the program has played a significant role in helping to improve the quality of life for New Yorkers.

How Long Does a J 51 Tax Abatement Last?

The length of a J-51 tax abatement for an apartment/building typically depends on the type of project it is. Affordable housing projects generally receive tax exemption up to 34 years, whereas other projects are subject to a tax exemption of 14 years.

How to Find Out When Tax Abatement Ends?

The benefits of the abatement are available for a period of 20 years, beginning on the date that the work is completed. After the 20-year period expires, the property owner is responsible for paying full taxes on the improved value of the property.

Tax abatement rules often change in NYC, therefore we recommend you to visit the NYC Department of Finance to determine the beginning and end dates for tax benefits given to your apartment/building.

Does the Expiration of J-51 Tax Abatement Affect Rent Stabilized Apartment?

The answer depends on various factors. If the apartment had a status of rent stabilized prior to the application of the J 51 tax benefits. The cessation of those benefits would not influence the apartment’s regulated status.

However, if the apartments were stabilized as a result of the tax benefits, the answer to the above question will be determined by whether or not the owner followed all the legalities mentioned in the lease.

Expiration of J 51 Tax Abatement

J 51 Benefits

The J-51 tax abatement program provides financial incentives to property owners who make improvements to their buildings that increase energy efficiency or add to the comfort of the occupants.

In addition to saving money on energy costs, J 51 also provides a number of other benefits. For example, it can help to improve the value of your property, and it can make your building more attractive to potential tenants.

Furthermore, J-51 can also help to reduce your carbon footprint and improve the air quality in your building. As a result, the J-51 tax abatement program provides a number of benefits that make it an attractive option for property owners looking to improve their buildings.

J 51 Drawbacks

While the J 51 program has helped to revitalize many buildings in New York City, it has also been criticized for creating a two-tier housing market.

Landlords who receive the tax abatement are able to charge higher rents, often pricing out lower-income tenants. In addition, the program has been marred by fraud and abuse, with some landlords claiming ineligible expenses in order to reduce their tax bills.

As the city continues to grapple with its affordable housing crisis, the J 51 program has come under increasing scrutiny. Some lawmakers have called for reforms to the program, while others have called for its elimination. Regardless of its future, the J-51 program has had a profound impact on the city’s housing market.

Who is Eligible for a J-51 Tax Abatement?

Property owners of residential buildings in New York City are eligible for a J-51 tax abatement if they meet certain criteria. Generally, the building must be located in specifically designated areas and undergo substantial renovations or improvements that meet the program’s requirements.

What Types of Renovations or Improvements Qualify for a J-51 Tax Abatement?

Qualifying renovations or improvements under the J 51 tax abatement program include major upgrades to building systems such as heating, plumbing, and electrical systems. It can also include significant improvements to common areas and individual apartments, such as kitchen or bathroom renovations.

How can I Apply for a J 51 Tax Abatement?

To apply for a J 51 tax abatement, property owners typically need to submit an application to the New York City Department of Housing Preservation and Development (HPD) or the New York City Department of Finance (DOF). The application process involves providing detailed information about the property, proposing renovations, and meeting all necessary eligibility criteria.

Can I Receive a J-51 Tax Abatement for a Commercial Property?

No, the J 51 tax abatement program is specifically designed for residential buildings. Commercial properties are not eligible for this particular tax incentive.


It’s important to remember that the J 51 tax abatement isn’t permanent; it has a set expiration date. In other words, the J 51 program comes to an end whenever the total amount of the J-51 lifetime abatement is exhausted or the maximum 20-year time limit ends.

Whether you qualify for the 34-year or the 14-year exemption, remember that the final four years function as phase-out years building up to the exemption’s end.