Which NYC buildings are losing their 421-a or J-51 tax break
How many NYC rental buildings lose their 421-a or J-51 tax benefit each year, where they are, and what happens to taxes and rents when it ends. Live data.
Updated Oct 14, 2026 · 5 min read
Thousands of NYC rental buildings were built or renovated with a property tax break, either 421-a for new construction or J-51 for rehabilitation. Every one of those benefits has an end date, and it is printed on the city's tax records. When the benefit runs out, the building's tax bill steps up to the full amount, and its finances change overnight.
Right now 1,848 buildings with about 46,887 apartments have a 421-a or J-51 benefit ending within the next three years.
Benefits ending by year
| Year | 421-a buildings | 421-a units | J-51 buildings | J-51 units |
|---|---|---|---|---|
| 2027 | 520 | 12,529 | 240 | 6,824 |
| 2028 | 506 | 13,656 | 173 | 6,107 |
| 2029 | 261 | 4,700 | 148 | 3,071 |
| 2030 | 41 | 2,777 | 24 | 1,537 |
| 2031 | 28 | 2,003 | 26 | 1,075 |
NYC Department of Finance exemption and abatement records matched to tax lots, generated Oct 14, 2026. The current year counts only benefits that haven't ended yet.
Where they are
| Borough | Buildings (next 3 years) | Apartments |
|---|---|---|
| Brooklyn | 794 | 16,108 |
| Queens | 528 | 10,648 |
| Bronx | 285 | 9,944 |
| Manhattan | 229 | 10,044 |
| Staten Island | 12 | 143 |
ZIP codes with the most benefits ending
| ZIP | Borough | Buildings | Apartments |
|---|---|---|---|
| 11368 | Queens | 141 | 680 |
| 11211 | Brooklyn | 84 | 2,064 |
| 11373 | Queens | 54 | 437 |
| 11102 | Queens | 53 | 916 |
| 11219 | Brooklyn | 53 | 303 |
| 10026 | Manhattan | 52 | 993 |
| 11222 | Brooklyn | 51 | 823 |
| 10456 | Bronx | 49 | 1,572 |
| 11215 | Brooklyn | 47 | 712 |
| 11249 | Brooklyn | 44 | 1,351 |
What happens when a benefit ends
- Taxes jump. Most benefits phase out over their last years, so the increase arrives in steps rather than all at once. Either way, the building ends up paying full tax on its assessed value.
- The building is worth less on the same rents. A higher tax bill lowers net operating income, and buyers price on income. An owner who planned to sell after the benefit ends often sells before it does.
- Rent regulation may change.Both programs tied apartments to rent stabilization. Whether they stay stabilized after the benefit ends depends on when the building entered the program and on its lease riders, so check the building's rent registration and get legal advice before relying on either answer.
How to check one building
Look up the tax lot on the Department of Finance property tax site and open the latest notice of property value or tax bill. The exemption section names the benefit and its remaining years. In CurbScoop, the building's page shows the benefit and its end date next to the owner and the building's debt.
Common questions
- What happens when a 421-a exemption expires?
- The building's property taxes rise to the full amount on its assessed value, usually in steps during a phase-out period. Higher taxes lower net operating income, which lowers what the building is worth at the same rents.
- How do I find out when a building's 421-a or J-51 ends?
- The exemption section of the building's Department of Finance notice of property value or tax bill names the benefit and its remaining years. CurbScoop shows the end date for every NYC tax lot.
- Do apartments stay rent stabilized after 421-a or J-51 ends?
- It depends on when the building entered the program and on its lease riders. Check the rent registration and get legal advice before relying on an answer either way.