The Co-op and Condo Insider

EES Content Studio

The Co-op & Condo Insider is your trusted source for expert commentary led by advocates within New York City’s co-op and condo world. Each episode offers insights into the challenges, news, and stories that shape a community making up more than 20% of this great city’s residents.

  1. Nov 5

    J-51 Is Back What It Means for Co-ops & Condos With Guest Ben Williams

    Host Geoffrey Mazel talks with Ben Williams, a member of Rosenberg & Estis, P.C. and leader of the firm’s property tax department, about the new J-51 legislation. It became law on October 24, 2026, and opens an important opportunity for eligible co-ops and condos doing capital improvements. The new program takes effect January 1, 2027. Buildings that finished eligible work between June 30, 2026 and January 1, 2027 will have four months, until May 1, to file. Williams compares this with the rollout of the 2024 J-51 Reform Program, when applicants had only weeks after HPD published its rules. He also explains why J-51 has to pass both Albany and the City Council, and how HPD and the Department of Finance split the work. On eligibility, Williams says most buildings don’t know they qualify, and many that know about the program wrongly assume they don’t. The assessed value cap is now $60,000 per apartment, indexed to inflation, which could add roughly 1,000 eligible buildings. Eligibility is measured in the fiscal year the work starts, not when it ends. Williams, a former engineer, explains why pre-commencement requirements and the $1,500-per-apartment minimum make planning ahead essential, even with a 10-year runway through June 30, 2036. The conversation covers which projects qualify under HPD’s certified reasonable cost schedule: low-E double-glazed windows, right-sized boilers and burners, heat pumps, insulated roofs, Local Law 11 facade work and gearless elevators. Solar panels fall under a separate abatement. Williams also explains how the credit works. Buildings can now recover 100% of certified reasonable costs, up from 70%, at up to 8⅓% a year over 12 years. The abatement can’t exceed half the tax bill or touch the land portion, and unused credit can carry forward for up to 20 years.

    J-51 Is Back What It Means for Co-ops & Condos With Guest Ben Williams

  2. Oct 7

    Getting the Deal Done in Today's Co-op and Condo Market with guest Alex Heydt

    Alex Heydt, a New York City real estate broker and co-founder of the Steiner Heydt Team, joins Geoffrey Mazel and Richard Solomon to talk about today's co-op and condo market, what buyers and sellers should look for, and what it takes to get a deal to closing. Heydt started in the business in 2008, fresh out of college and in the middle of a recession. He explains how working with renters during the downturn built the client relationships that still drive his sales business, and why the 2008 crash and the early months of COVID convinced him that the New York market always comes back. He also covers how technology has changed the job, from virtual tours and online board package platforms like Domecile to deals that close in 45 to 60 days instead of 90. The conversation then turns to what brokers bring to a co-op transaction. Heydt walks through what boards typically look for, including a debt-to-income ratio around 30% and roughly 24 months of post-closing liquidity, and explains why the board package and cover letter are a buyer's first impression with the board. He compares it to meeting your spouse's parents for the first time. On the seller side, he talks about giving owners an honest price instead of telling them what they want to hear. He also shares his view of downtown Manhattan, from the West Village and Tribeca to Hudson Square, which he names as the next neighborhood to watch. For co-op and condo owners, the episode covers legislation that is already changing transactions. Heydt calls the new 45-day co-op board review law a clear improvement for buyers and sellers, and Mazel explains how his co-op advocacy group drafted the bill a decade before it passed the City Council. Heydt argues the FARE Act has pushed rental prices higher as landlords build broker fees into the rent, and he describes the confusion among owners over the new pied-à-terre tax and its reliance on assessed values in the first two years. The episode closes with Richard's lightning round. Heydt explains how AI is helping brokers rather than replacing them, and tells the story of a client whose apartment sold for $4.2 million against a Zillow Zestimate of $2.8 million. He also gives his read on the recovery of the Manhattan office and retail markets after COVID. For anyone serving on a board, selling an apartment, or preparing a purchase application, this is a practical look at how deals get done in today's market and how new laws are affecting them.

    Getting the Deal Done in Today's Co-op and Condo Market with guest Alex Heydt

  3. Oct 2

    The Voice for the Co-op Community in Washington DC with guest CM Tom Suozzi

    Congress Member Tom Suozzi, who represents New York's 3rd Congressional District across Nassau County and Queens, joins Geoffrey Mazel and Richard Solomon to talk about Washington, affordability, and the federal fights that matter to one of the largest co-op homeowner populations in the country. Suozzi traces his path from growing up with a photo of his father campaigning alongside John F. Kennedy to starting the Fordham Law School Public Service Project, working as a lawyer and CPA at Shearman & Sterling and Arthur Andersen, and serving as mayor of Glen Cove and Nassau County Executive. He talks candidly about losing two races for governor, stepping away from politics, and returning to Congress after George Santos was expelled from the seat. The conversation then turns to how Washington works, or doesn't. As co-chair of the bipartisan Problem Solvers Caucus, made up of 23 Democrats and 23 Republicans, Suozzi explains the caucus's push for common ground on issues like artificial intelligence. He lays out five federal policies he says are driving up household bills, from tariffs and gas prices to the national debt, health insurance premiums, and energy supply cuts at a time when data centers are pushing demand up for the first time in 20 years. For co-op and condo owners, the core message is that federal agencies need to treat shareholders as homeowners. Suozzi and Mazel revisit the 2020 fight to get co-ops included in the Paycheck Protection Program after they were classified as passive entities. They discuss Fannie Mae's nationwide underwriting guidelines, which apply the same standards to a New York City co-op as to a homeowners association in Utah, along with problems around ground leases and insurance requirements. Suozzi also covers the coalition of local officials pushing back on Local Law 97, which he says could cost co-op owners $30,000 to $40,000 each, and the history of the SALT deduction, including the increase of the cap from $10,000 to $40,000 and why he argues it should go higher to keep residents and their tax dollars in New York. The episode closes with Richard's lightning round, which turns more serious than usual. Suozzi explains how foreign adversaries use bots on social media to pit Americans against each other, names the public speakers who influenced him most, from Ed Koch and Bill Clinton to Jesse Jackson and Ronald Reagan, and talks about why talented people stay out of public service and what the weekly commute to Washington takes out of family life. For anyone serving on a board or managing a building, this is a direct look at how federal policy reaches co-op and condo owners and where the next fights are.

    The Voice for the Co-op Community in Washington DC with guest CM Tom Suozzi

  4. Sep 10

    What Albany's 2026 Session Means for Co-ops and Condos with guest Basha Gerhards

    Basha Gerhards, Executive Vice President for Public Policy at the Real Estate Board of New York, joins the show to break down what the 2026 state legislative session delivered for co-op and condo owners. Gerhards describes her role helping REBNY's more than 14,000 members, from architects and engineers to brokers, owners, and property managers, understand and shape the policies affecting New York City's housing market. Day to day, that means analyzing bills, tracking the city and state budgets, and turning dense statutes into practical questions: What will a mandate cost? Who has to administer it? Is there a realistic path to compliance? She also shares her system for getting through the densest legislation, which involves plenty of caffeine and, for a long time, Swedish Fish. The conversation then turns to the state budget and the three issues boards will be dealing with for years. Gerhards explains the J-51 extension, which is now a 10-year program with its assessed value cap raised to about $60,000 and indexed to inflation. That opens the abatement to far more co-op units, though the City Council and HPD still have work to do before buildings can use it. She describes the mismatch created when Albany pushed back its statewide climate goals while Local Law 97 deadlines stayed in place, and how boards should fold compliance into their capital planning. Then comes the second home annual tax, better known as the pied-à-terre tax. She covers the $1 million threshold for co-op and condo units and a rollout she says went worse than even REBNY expected. She also explains why the tax falls on the co-op corporation, which leaves boards and other shareholders exposed when an owner won't pay. She weighs in on the bills that didn't pass, the strain AI data centers put on the power grid, and what co-op and condo leaders should watch in the year ahead. The episode closes with Richard's lightning round, which heads to Roosevelt Island, where Gerhards lives, and settles a borough debate along the way. Her family's favorite routine is grilling at the public grills next to a playground at sunset, with the Manhattan skyline across the water. She points out the hospital ruins near Four Freedoms Park, the historic lighthouse at the island's northern tip, and its two cat sanctuaries, and names Granny Annie's as the go-to spot to eat. For anyone serving on a board or managing a building, this is a clear look at what Albany just passed, what it will cost, and what still has to be worked out.

    What Albany's 2026 Session Means for Co-ops and Condos with guest Basha Gerhards

  5. Jul 27

    What Boards Need to Know About the Application Timeline Law with guest Amanda Farias

    New York City Council Member Amanda Farias, former majority leader and representative of District 18 in the Bronx, joins Geoffrey Mazel to talk about the bill co-op boards across the city are preparing for right now: Intro 1120-B, the cooperative application timeline law. Farias grew up in Soundview, raised in an intergenerational household by grandparents who came from Puerto Rico and the Dominican Republic and who fostered children for decades. She traces her path from pulling the voting lever for her grandmother to working on Barack Obama's 2012 re-election campaign, staffing Council Member Elizabeth Crowley in Queens, and running for office herself at 26. She lost that first race in 2017, came back, and won the seat in 2021. The heart of the conversation is 1120-B itself. Farias walks through what the law actually requires: standardized applications, written acknowledgment of receipt within 15 days, board decisions within 45 days of a completed application, extension provisions, summer recess tolling, and civil penalties starting at $1,500 enforced by HPD through a complaint-based system. She explains how the bill landed on her desk after a decade of stalled attempts, the long list of stakeholders who shaped the amendments, from REBNY and the Council of New York Cooperatives & Condominiums to the Association of Riverdale Cooperatives and Condominiums, and why the council overrode Mayor Adams' veto. The law takes effect in July 2026, giving boards and managing agents six months to update their procedures. The episode wraps with a personal round covering her favorite spots in the district, from Barrio BX in Castle Hill to Willy's Steakhouse in Parkchester, her painting habit, and a Pokemon card collection that keeps her connected to her younger brothers. She also previews what's next: new co-op construction at Stevenson Commons, a resolution supporting Mitchell-Lama residents, and the Good Food Purchasing Program. For anyone serving on a board or managing a building, this is a direct look at the thinking behind the biggest change to the co-op application process in years.

    What Boards Need to Know About the Application Timeline Law with guest Amanda Farias

  6. Jul 22

    Property Rights, Energy Policy, and the 2026 Governor's Race with guest Bruce Blakeman

    Nassau County Executive and gubernatorial candidate Bruce Blakeman joins Geoffrey Mazel and Richard Solomon for a wide-ranging conversation about the pressures facing co-op and condo owners across New York. Blakeman traces his path from watching his father campaign for the state assembly as a nine-year-old to running one of the largest counties in America, with stops along the way as a Hempstead town councilman, presiding officer of the Nassau County Legislature, and Port Authority commissioner during 9/11. He talks about how Nassau earned its ranking as the safest county in America, delivered four budget surpluses and seven bond upgrades, and went four years without raising taxes. The conversation then turns to the issue dominating board meetings across the city and state: cost. Blakeman breaks down why New York electric bills run 70 percent above the national average, pointing to delivery fees and taxes that he says leave only 30 percent of each payment going toward actual energy. He makes his case for natural gas extraction in the Southern Tier's Marcellus Shale, argues that what he calls the green energy scam is driving up rates without meaningful climate benefit, and pledges to end Local Law 97 mandates on co-ops and condos if elected governor. He also weighs in on the new pied-à-terre tax, proposed changes to the inheritance tax threshold, congestion pricing, and why he believes unfunded mandates threaten the long-term viability of cooperative housing. The episode closes with Richard's lightning round, where Blakeman makes the pitch for Nassau County as a destination in its own right, from its beaches and museums to a restaurant scene he puts up against New York City's. He shares what he'd feature in his own version of an I Love New York campaign, and tells the stories behind the four wristbands he wears daily, including one honoring his nephew Tommy, who died helping evacuate the South Tower on 9/11. Whether you own a co-op, a condo, or a house, this one gets into the numbers behind the affordability crisis and what the 2026 governor's race could mean for homeowners.

    Property Rights, Energy Policy, and the 2026 Governor's Race with guest Bruce Blakeman

  7. Jul 14

    When A City “Statement” Becomes A Housing Crisis with Guest Randy Mastro

    Local Law 97 was introduced as a major step toward reducing emissions from New York City buildings, but for many co-ops, condos, and mixed-use properties, the law has created serious concerns about cost, fairness, and how emissions limits are applied. In this episode, we are joined by Randy Mastro, former First Deputy Mayor of New York City, to discuss Local Law 97 and the impact it is having on property owners throughout the city. Drawing on his experience in City Hall and as a federal prosecutor, Randy discusses how major city policies are developed and enforced, and what can happen when broad regulations fail to account for the realities of individual buildings. The conversation covers the Climate Mobilization Act, building emissions limits, and the challenges facing co-op and condo communities that have already invested heavily in energy efficiency improvements, including projects such as solar installations. Randy also discusses the legal challenges to Local Law 97, including arguments surrounding New York State’s climate laws, the initial court ruling, and the subsequent reversal by the New York Court of Appeals. The conversation also examines waivers and exemptions under the law, changes to CLCPA timelines, and what these developments could mean for the future of Local Law 97. For co-op and condo board members, managing agents, shareholders, unit owners, and others involved in New York City real estate, this episode provides an important look at Local Law 97, the legal issues surrounding it, and what may lie ahead.

    When A City “Statement” Becomes A Housing Crisis with Guest Randy Mastro

  8. May 1

    Classroom to NYC Council: Eric Dinowitz on Maintaining Co-op Affordability in the Bronx

    A new fee on its own might not seem like a big deal. But when you layer it on top of everything a building is already dealing with, it adds up fast. We sat down with Eric Dinowitz to talk about what happens when well-intentioned policies meet the reality of co-op and condo budgets. From trash containerization to the ongoing demands of Local Law 11 and Local Law 97, the core question is straightforward: how do we make buildings safer, streets cleaner, and reduce emissions without pushing out the people who actually live in and run these communities? Eric brings a different lens to the conversation, shaped by 12 years as a special education teacher in New York City public schools. He talks about what he saw beyond the classroom, things that don’t usually make it into policy discussions, like food insecurity, unstable housing, and families doing everything they can just to stay afloat. That experience influences how he approaches funding, accountability, and the idea that real impact often takes years to show up, whether you’re teaching, producing content, or working in government. We also get into why co-ops and condos are still one of the most accessible paths to homeownership in the city, and why they’re often left out of the broader affordability conversation. Eric pushes back on the assumption that co-op shareholders are all wealthy, and makes the case that volunteer board members deserve more support and less skepticism. He also touches on how certain policy language can create personal liability concerns that discourage good people from stepping into those roles. There’s a quick Bronx lightning round in there too, with some real neighborhood spots, plus a brief stop in Binghamton for good measure. If NYC housing, co-op living, and affordability matter to you, give it a listen. Share it with a board member or neighbor, and leave a review so more people can find the show.

    Classroom to NYC Council: Eric Dinowitz on Maintaining Co-op Affordability in the Bronx
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About

The Co-op & Condo Insider is your trusted source for expert commentary led by advocates within New York City’s co-op and condo world. Each episode offers insights into the challenges, news, and stories that shape a community making up more than 20% of this great city’s residents.

Information

  • Creator
    EES Content Studio
  • Years Active
    2025 - 2026
  • Episodes
    29
  • Rating
    Clean
  • Copyright
    © 2026 The Co-op and Condo Insider
  • Show Website
    The Co-op and Condo Insider