The Hidden Costs of Luxury Apartments in 2025
- Corey Cohen
- Aug 11
- 2 min read
Dear Friend,
Luxury co-ops and condos are entering a new phase: higher costs and increased scrutiny. If you're buying or selling in New York City, here’s what you need to know:
Local Law 97: Carbon Emissions Compliance Now Mandatory
Reporting and fines are live. Buildings emitting above their Local Law 97 cap will face penalties of $268 per metric ton of CO2 annually. Retrofits for compliance (LEDs, HVAC upgrades, window seals) could run $1M–$3M+. Ask your board or managing agent where the building stands.
Operating Costs Keep Climbing
Expect higher monthly maintenance and common charges. Why?
Mortgage Refinancing: Shareholders can see their underlying maintenance grow by 10-15% if their board is refinancing from a sub 4% rate secured in the past.
Property Taxes: We’ve seen some Manhattan apartments up 21% since 2021
Insurance: Premiums up by 69% in the last 5 years
Riser replacements for one West End co-op board totaled $2.3m
Lender Scrutiny
Banks are applying tighter standards to certain co-ops - lower maximum loan-to-value ratios, stricter debt-to-income requirements, and deeper reviews of building financials, reserve funds, and Local Law 97 exposure. Some lenders are also flagging buildings with high commercial space or pending assessments as higher-risk. Well-prepared buyers working with portfolio lenders are still closing quickly.
Guidance for Buyers
-Budget for Assessments: Especially in older buildings that are LL97 non-compliant.
-Reserve Levels Matter: Some luxury co-ops keep reserves low, but banks care.
-Verify: Review meeting minutes and major projects.
Tips for Sellers
-Be Proactive: If your building isn’t LL97 compliant, price accordingly or pre-disclose.
-Highlight Upgrades: LL97, riser replacements, and LL11 inspections are valuable.
-Be Transparent About Costs: Buyers are savvy. Prepare to provide documents that demonstrate transparency and readiness-such as recent assessments, Local Law 97 compliance reports, building insurance breakdowns, and any reserve studies or capital improvement plans. Help them understand the full financial picture.
New York City's compliance requirements are shifting and costs are rising - your asset’s value will depend on how well your building adapts. Want strategic insight on pricing, timing, or due diligence? Reach out for a one-on-one consultation. I can also point you to detailed building-level resources in the Real Estate Library to stay ahead of the curve.
Best,
Corey Cohen
Founder
The Roebling Group
646.939.7375
@mrcoreycohen
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