When Albany adjourned in June, four co-op reform bills had no vote.

The New York State Legislature adjourned sine die in June 2026 having passed 759 bills across both chambers for the full session, per City & State New York. Among the bills that did not receive a floor vote in either chamber: S.71 (managing-agent licensure), referred to the Senate Judiciary Committee in January 2025 and not acted on since; S8912 (co-op shareholder rights), referred to committee in January 2026; S6346 (board rejection disclosures), referred to committee in January 2026; and A8945 (mandatory reserve studies), in the Assembly Housing Committee; Senate companion S7600 also did not advance. For each bill, the mechanism is the same: committee referral without a scheduled hearing, with session expiration as the default outcome.

S.71: ten sessions, no vote.

S.71, sponsored by Senator Kavanagh, would require condo and co-op managing agents to register with the New York Department of State and obtain certification from an approved professional organization. The bill amends the Real Property Law to establish the first registration and training requirement for residential property managers in New York. In the 2025-2026 session, it was introduced on January 8, 2025, and referred to the Senate Judiciary Committee. No hearing was scheduled. The session closed without a floor vote.

The bill's legislative history stretches back to at least 2017, as CCNYC documented in May. In that span the statutory framework for managing agents has not changed. There is no registration requirement, no minimum training standard, and no disciplinary body with jurisdiction. A barber needs a New York State license to cut hair. The person managing your building's reserves and capital projects needs nothing. David Kuperberg, a prominent NYC managing agent, acknowledged the gap in trade press, calling the current regime "dinosaur age." The bill that would address that gap did not advance in 2026. It has now failed to advance in ten consecutive sessions.

Three 2025-2026 bills that also did not receive a floor vote.

S.71 was not the only co-op and condo governance bill that ended the session in committee. Three bills introduced or still active in the 2025-2026 cycle also did not advance.

Each bill addresses a gap that appears in owner and buyer complaints. S8912 would give co-op shareholders a statutory right to financial and operational records their boards already hold, and would set boundaries on what management companies can do without board authorization. S6346 would require co-op rejections to be documented in writing with reasons, on a clock, which is how most consequential real estate decisions already work. A8945 would impose the reserve-study standard that New Jersey enacted for condos and co-ops in 2024, and that Fannie Mae now requires as a condition of conventional mortgage eligibility for established condo projects. Not one of the three advanced.

What a committee referral without a hearing actually means.

In Albany, bills referred to committee without a scheduled hearing do not receive a recorded vote. They accumulate on the committee's docket until the session ends. At adjournment, they expire. If a sponsor reintroduces the bill in the next session, it is referred to committee again, and the clock resets with no carryover record.

This is the standard outcome for the large majority of bills introduced in any session. What distinguishes the condo and co-op governance record is the duration. S.71 has cleared this referral-and-expiry cycle ten times. The underlying policy argument, the acknowledgment from within the industry that the current framework is outdated, and the documented harm to unit owners have all been part of the public record across those ten sessions. The committee has not scheduled a vote in any of them.

The structural explanation is not difficult to identify. Committee chairs control the hearing agenda. A bill that generates organized industry opposition and lacks a same-as companion in the other chamber is unlikely to receive a hearing regardless of its substantive merits. S.71 has a Senate sponsor with a multi-session record. It does not, as of the close of the 2026 session, have an Assembly companion. Without one, the path to enactment runs through a single committee in a single chamber, which is the narrowest possible path Albany provides.

What the 2025-2026 session did produce for co-ops and condos.

The session was not without developments relevant to co-op and condo owners.

In December 2025, Governor Hochul signed S3799-C, which rewrote RPAPL Section 881, the neighbor-access statute governing facade and construction projects that cross property lines. That rewrite introduced a 60-day response clock, authorized permanent tiebacks and anchors, and replaced the prior full-indemnification standard with an actual-damages standard. It addressed a property-law procedural problem, not a governance gap.

The purchase-application timeline requirement for co-op boards came from the New York City Council, not Albany. Int 1120-B passed the Council, was vetoed by the then-Mayor, and was overridden, becoming Local Law 58 of 2026. That law takes effect July 28, 2026, and creates the first statutory timeline for co-op board review of purchase applications in City history: 15 days to acknowledge receipt, 45 days to render a decision, with one optional 14-day extension. The governance reform Albany declined to supply this year, the City Council provided at the municipal level, for a narrower slice of the problem.

What the 15,108-building universe means for this record.

CCNYC built a database of 15,108 NYC condo and co-op buildings from NYC PLUTO data: 10,882 condos and 4,226 co-ops. Every one of those buildings enters the 2027 legislative session without a statutory managing-agent registration requirement, without a mandatory reserve study, and without a rule requiring boards to document purchase rejections with stated reasons.

The AG's Real Estate Finance Bureau is structurally incapable of resolving most governance disputes in those buildings. The Martin Act authorizes enforcement of offering-plan misstatements by sponsors. It does not reach a managing agent who misallocates reserves, a board that rejects a buyer without explanation, or a building that has never completed a reserve study. The gap between what the AG can reach and what owners actually face is precisely what S.71, S8912, S6346, and A8945 were each designed to address in their respective ways. None of them became law.

What owners can do before the next session.

The next legislative session begins in January 2027. Whether S.71 and the other bills are reintroduced depends partly on whether sponsors see sustained constituent engagement in the interim. The most direct action available is a letter to your state senator and Assembly member identifying the specific bill numbers and asking where they stand on each. CCNYC's letter-to-representative tool generates a pre-structured message you can send directly; it takes about three minutes.

On reserve studies specifically: the absence of a state mandate does not mean the absence of a consequence. Fannie Mae Lender Letter LL-2026-03, effective August 3, 2026, requires a reserve-study recommendation and the highest-funding-level approach as a condition of full project review for conventional mortgages on established condo projects. Buildings without a current reserve study face real financing constraints at resale, regardless of whether Albany ever passes A8945. The lender rule is doing what the legislature has not.

On managing agents: if your building has a managing agent, confirm in writing what your proprietary lease or condo declaration says about the agent's reporting obligations to the board and to unit owners. Absent the statutory requirements S.71 would impose, the governing document is your building's internal contract, which varies building by building and which the agent's own firm typically drafted.

Bottom line.

The 2026 session confirmed a pattern that has held for a decade at the state level: condo and co-op governance reform introduced at Albany does not advance past committee referral. S.71 is now ten sessions into that pattern. S8912, S6346, and A8945 are one session in, on the same trajectory. The City Council's Local Law 58 shows the gap is not beyond the reach of policy. It is a choice made by the institution with the authority to close it. If the next session produces the same result, the count will be eleven for S.71, and two for the rest.

Primary sources: NY Senate S.71 (2025) · S8912 (2025) · S6346 (2025) · A8945 (2025) · City & State NY: last week of session · Fannie Mae LL-2026-03

Companion resources: NY's condo-reform record: what stalled and what passed · S.71: the managing-agent bill nobody's talking about · Why the AG can't help with governance disputes · Local Law 58: what the City Council did instead · Fannie Mae full review starts August 3 · All documented governance gaps · Write to your representative