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At 420 East 51st St., nestled in the Midtown East neighborhood of Manhattan, a 13-story beige brick building sits among a handful of other hulking structures. Its tidy facade doesn’t particularly stand out. Nor does its height. In fact, from the street it’s impossible to see what makes the cooperatively owned 1962 building unique among most other apartment properties in New York City: Its residents opted to fully electrify the heating and cooling system.
The co-op board decided in 2023 to swap out the structure’s original fossil-fuel steam system for large-scale electric heat pumps that provide space heating, cooling, and water heating. Utility and state incentives covered a whopping one-third of the $2.9 million project’s cost.
The move, which the seven-member board approved unanimously, puts the co-op well ahead of the curve in complying with Local Law 97, the city’s landmark legislation limiting CO2 emissions from buildings larger than 25,000 square feet. Owners of buildings that overshoot carbon thresholds face financial penalties.
The law’s first reporting deadline is May 1, and the 110-unit co-op has hit its emissions reduction targets far ahead of schedule. With the upgrades completed last September, it’ll avoid triggering penalties through 2049.
Also known as 420 Beekman Hill, the edifice is among the first multifamily structures in Manhattan to switch to all-electric heating, cooling, and water heating. It also appears to be the first co-op to do so, according to staff at NYC Accelerator, a building decarbonization initiative run by the Mayor’s Office of Climate and Environmental Justice.
The retrofit provides a model for the work that will need to happen in buildings around the country in order to achieve climate goals and comply with laws similar to Local Law 97, said Cliff Majersik, senior advisor at the nonprofit Institute for Market Transformation.
The co-op had originally relied on the local utility Con Edison’s district steam system, which is primarily fed by fossil gas and some fuel oil. The retrofit design team weaned the building off that piped steam, solving a problem that still bedevils building owners connected to the hundreds of steam loops operating across the country, including in Cleveland, Chicago, and Philadelphia.
“Getting off steam is the most challenging transition,” explained Ted Tiffany, senior technical lead at the Building Decarbonization Coalition, who added that he was really excited the Beekman Hill project popped up on his radar. “This gives us an example” for how buildings on steam can go electric cost effectively and in a way that doesn’t disrupt tenants’ lives, he said.
A heat pump solution for NYC buildings and beyond
The vanguard achievement in the Empire City comes as four states and 10 other locales have passed their own laws to rein in emissions from existing buildings, and more than 30 other jurisdictions have committed to adopting similar rules, known as building performance standards.
New York City’s policy was among the first such laws to be passed in the U.S.
Under Local Law 97, 92% of buildings are expected to meet emissions standards within this first compliance period, which runs from 2024 to 2029, according to the nonprofit Urban Green Council. But getting buildings to make the deeper cuts needed to cumulatively slash emissions 40% by 2030 will take a lot more action.
NYC Accelerator, which helped on the Beekman Hill retrofit, exists to support city building owners with free resources, training, and one-on-one guidance to complete decarbonization projects.
“What we’re seeing most of all is that these [retrofits] are complex and sometimes difficult,” said Elijah Hutchinson, executive director of the Mayor’s Office of Climate and Environmental Justice. “You do need to hand-hold and get to people very early.”
