Public beta: Affordable Forever is live for early use and feedback. Building dates and purchase-right screens are preservation signals, not automatic legal determinations; check the source and protection details on each page.
COPA preservation intelligence · research screen

Coverage is one question. Organizing early is another.

Affordable Forever now separates two jobs that should not be confused: identifying NYC LIHTC buildings that may fit the current proposed COPA framework, and identifying LIHTC buildings where organizers have a rational reason to begin before any owner announces a sale.

Important: COPA is proposed legislation, not current law. This page does not determine legal eligibility or predict a sale. It identifies potential coverage signals under current Int. 0905-2026 and separate pre-sale organizing signals. Governing restrictions, baseline property facts, owner-occupied small-building exclusions and transaction-specific exclusions still require verification.
Legal / policy universe

COPA Coverage Signals

Does the building appear to fit at least one current proposed statutory pathway? One trigger is enough under the current bill text. Each trigger is shown separately so a research signal never masquerades as a legal conclusion.

Organizer universe

Pre-Sale Organizing Signals

Is there a foreseeable ownership or financing decision point that makes early tenant outreach rational even though no sale has been announced? Timing, ownership and data gaps help prioritize scarce organizing capacity.

The current proposed COPA coverage test

The bill applies to a Class A multiple dwelling with at least four dwelling units when at least one statutory trigger is present. A multiple dwelling with five or fewer units is excluded where the owner occupies one unit as a permanent residence.

1. Alternative Enforcement Program for at least one yearHPD publishes AEP building/status data. Continuous participation duration must be verified.Requires HPD verification
2. Commissioner-determined distressed property in an in-rem foreclosure actionRequires authoritative HPD/DOF determination; tax arrears alone are not enough.Requires official determination
3. Underlying Conditions order for at least one yearRequires the specific HPD order and its duration/status.Requires HPD verification
4. Violation annual daily average ≥ 3The bill defines a reproducible formula using qualifying serious HPD violations, how long they remain open, and the building's dwelling-unit count.Can be calculated from HPD data
5. Certification of No Harassment denied within the preceding year, without cureRequires HPD CONH determination/status data.Requires HPD verification
6. ≤100 units + qualifying affordability restriction expiring within two yearsAffordable Forever can already identify LIHTC research candidates from its preservation data. The governing HPD restriction and legal expiration still must be verified. The bill excludes the specified 421-a affordability requirement from this trigger.Current data can flag candidates
7. Other HPD criteria established by ruleNot knowable unless and until HPD adopts additional rules.Depends on future rulemaking

How to prioritize before a sale notice

The statutory trigger is not the same as the organizing trigger. Affordable Forever treats LIHTC milestones as identifiable decision points—not proof that an owner will sell.

Immediate verificationCurrent proposed COPA affordability-trigger candidate. Verify the actual regulatory agreement, Class A status, unit count and small-owner-occupied exclusion now.
Early organizeFor-profit ownership signal + LIHTC warning year within five years. A known financing/regulatory decision point plus investment ownership makes early outreach rational.
Research ownerLIHTC warning year within five years + owner type unknown. Before deciding priority, determine who controls the property and what their portfolio history shows.
Monitor / verifyMission-driven nonprofit or public ownership + approaching LIHTC milestone. Do not assume safety, but distinguish stewardship context from private investment ownership.
Strategic judgment, not prediction: owner type is a triage signal. A for-profit can preserve affordability; a nonprofit can sell or restructure. Transaction and owner-portfolio history can strengthen this layer by showing actual behavior rather than relying on organizational type alone.

Current proposed affordability-trigger candidates

NYC LIHTC research records with 4–100 total units and a listed early-warning date in the next two years.

…
—candidate properties with for-profit owner signal
—candidate properties with nonprofit/public owner signal
—candidate properties where owner type still needs research
—total units represented by current candidate properties

Loading current Affordable Forever data…

These are not COPA determinations. Affordable Forever's listed date is an early-warning/screening signal and may not be the controlling legal affordability expiration. A candidate becomes materially stronger only after the relevant HPD/regulatory agreement is reviewed.

Pre-sale LIHTC organizing horizon

The current bill uses a two-year legal window. Organizing should often start earlier.

—for-profit LIHTC properties in 0–2 year window
—for-profit LIHTC properties in 2–5 year window
—unknown-owner properties within five years
—nonprofit/public properties within five years to monitor

Loading organizing signals…

This is an organizing allocation tool, not a sale forecast. The aim is to find buildings where organizing has enough lead time to develop tenant leadership, verify protections, identify preservation partners and brief elected officials before a transaction compresses the timeline.
Map these buildings in Organizer Hub →Methodology →Data status →Current Council bill →