affordability

Citing concerns about affordability, New York Gov. Kathy Hochul is proposing revising the state’s 2019 climate law, asking to delay implementation by several years and to adopt a different greenhouse-gas accounting method.

The changes would effectively water down a law viewed as one of the most ambitious state climate policies in the U.S.

Hochul called the law’s current targets “costly and unattainable” in a statement released Friday. “This is solely out of necessity — to protect New Yorkers’ pocketbooks and economy,” she said.

The Climate Leadership and Community Protection Act targets a 40% reduction in greenhouse gas emissions from 1990 levels by 2030 and an 85% cut by 2050. As of 2023, the state had lowered its emissions by about 14%.

Meeting the 2030 deadline would drastically drive up energy bills for New Yorkers, Hochul, a Democrat, has said. Regulations to implement the law are already delayed; Hochul wants to push them back to 2030 and create a new emissions target for 2040.

Energy bills have surged around the U.S., partly as a result of AI-driven demand. As of November, the average residential electricity price in New York was 26.5 cents per kilowatt-hour, ranking eighth highest in the country, according to Empire Center, a nonprofit think tank in Albany. The Iran war has sent oil and gas prices surging.

The proposed weakening of the law comes amid the Trump administration’s dismantling of federal climate regulations and clean energy incentives, which environmentalists have looked to Democrat-led states and cities to counter.

“Lots of people around the country — really around the world — have been looking to see how New York does in implementing this strong climate law,” said Michael Gerrard, a Columbia University law professor who directs the Sabin Center for Climate Change Law.

“If a very blue state like New York moves backwards on climate change as well, that’s a negative sign for the country,” he said. “If you can’t do it here, can you do it anywhere?”

Hochul, who is running for reelection this year, is seeking to advance changes through the state’s budget, which is due April 1. The proposal is expected to meet resistance from some Democratic lawmakers.

“We will negotiate with the governor,” said State Sen. Pete Harckham, who chairs the body’s environmental conservation committee. “We’ll be able to get to, I think, a resolution of this.”

Policymakers including Harckham and State Sen. Liz Krueger, who chairs the finance committee, penned a letter to Hochul earlier this month urging her not to back a delay.

Given Washington’s war on climate policy, they wrote, “it is incumbent on states like New York to reject this new wave of climate denial and put forward bold policies that will save New Yorkers money, reduce pollution and protect a livable climate.”

Krueger said Friday the proposed changes would increase the likelihood that the climate law will never be fully enacted.

“This is a serious problem,” she said. “We need to be spending the money for the infrastructure to help meet the targets.”

Business groups and Republicans in Albany have argued that implementing the law as it stands would drive up costs and worsen the affordability crisis. State Sen. Tom O’Mara has urged changes. “It is time [to] amend the CLCPA to account for economic realities,” he said in a statement. The Business Council, representing New York companies, last month said the deadlines stipulated “are proving unachievable.”

Even some Democrats have advocated for amendments. State Assemblymembers Carrie Woerner and John T. McDonald said last week that “the reality is difficult to ignore: New York is not on track to meet the CLCPA’s targets on the timeline written into law.”

“The real question is whether New York can remain committed to deep decarbonization while adapting its strategy to today’s conditions,” they added. “The goal should not be abandoning ambition. It should be pursuing it intelligently.”

In 2025, environmental groups sued Hochul’s administration after the state failed to set up a regulatory program for the climate law.

“The main effect of these proposed changes is to allow the Hochul administration to do nothing for at least the next four years,” said Rachel Spector, deputy managing attorney at Earthjustice, an environmental law organization that represents the groups. “These proposals will do nothing to benefit New Yorkers. The only beneficiaries would be Hochul along with gas utilities and corporate polluters.”

Hochul also wants to align New York’s emissions-counting standards with other U.S. states and the international community. That might mean switching from a 20-year emissions-counting methodology to a 100-year one. The shorter timeframe highlights the pollution impact of methane, a short-lived but potent greenhouse gas and the main component of natural gas. The 100-year metric essentially balances out short- with longer-lived gases like carbon dioxide.

“It’s ultimately a way to cheat on a test,” said Liz Moran, New York policy advocate at Earthjustice.

In October, a judge ruled in favor of the environmental groups, putting pressure on Hochul to enact a so-called cap-and-invest program that would help generate revenue for the state to transition to renewable energy.

However, a memo released in February by the New York State Energy Research and Development Authority concluded that implementing the policy would result in rocketing energy bills for New Yorkers.

It modeled a scenario in which the law were “implemented with regulations to meet the 2030 targets” and found that upstate New York households relying on oil and natural gas “would see costs in excess of $4,000 a year.”

Many Democrats and environmental advocates have pushed back on the narrative that climate policy is spiking costs. Harckham said the solution to improving affordability and lowering emissions is clear: “It’s renewable energy.”

“We set a law for ourselves,” he added. “We should be held accountable to it.”

Raimonde writes for Bloomberg.

WASHINGTON — White House chief of staff Susie Wiles has been diagnosed with early stage breast cancer but will continue working during her treatment, President Donald Trump said in a social media post on Monday.

Trump said Wiles’ prognosis is “excellent” and described her as “one of the strongest people I know.” He said Wiles plans to begin treatment immediately but made no suggestion she was pulling back on her work as one of his closest advisers.

“During the treatment period, she will be spending virtually full time at the White House, which makes me, as President, very happy!” Trump said on his Truth Social platform. “She will soon be better than ever!”

It comes as the Republican president confronts mounting challenges on global and national fronts, from the war in Iran and soaring oil prices to this fall’s midterm elections and American’s concerns over affordability.

Wiles, 68, is a longtime Trump ally who rose from his campaign co-chair to his closest adviser and counsel. The first woman to become White House chief of staff, Wiles spent decades as a lobbyist and political operative in Florida and led Trump’s 2016 effort in the state.

Binkley writes for the Associated Press.

WASHINGTON — The Senate passed a broad bill on Thursday to make U.S. housing more accessible and affordable, a rare bipartisan effort in Congress to address a growing national problem.

The bill, which passed 89 to 10, would reduce regulations, regulate corporate investors and expand how housing dollars can be used to build affordable homes and rentals. It will now head back to the House, which passed a similar bill earlier this year.

“We have a housing shortage all across America,” said Sen. Elizabeth Warren (D-Mass.), who worked with Republicans to win overwhelming support from both parties for the legislation. “We need more housing of every kind. More housing for first-time home buyers, more housing for renters, more housing for seniors, more housing for people with disabilities, more rural housing, more urban housing, more, more, and more.”

The legislation, she said “will help drive down prices.”

Senate Banking Committee Chairman Tim Scott (R-S.C.), led the effort with Warren. He said ahead of the vote that the Senate could “do what so many people failed to do in this legislative body for the last few decades, and that is pass consequential legislation that makes it easier to become a homeowner.”

Roadblocks ahead for the legislation

Despite the overwhelming bipartisan vote in the Senate, It’s unclear whether the House will pass the legislation again — or if President Trump will sign it.

Trump has strongly backed the bill through the bipartisan negotiations, but he has also slowed its momentum with a declaration last weekend that he won’t sign any new measures unless Congress passes legislation that would require voters to show proof of citizenship and end most mail-in balloting. The Senate is expected to begin consideration of that bill next week, but it is unlikely to pass as all Democrats oppose it.

At the same time, House leaders have indicated that they are unlikely to accept the Senate version of the housing legislation and have suggested they could launch a formal conference process to negotiate a final deal between the chambers — a process that could take months.

Senate Majority Leader John Thune (R-S.D.) said ahead of the bill’s passage on Thursday that conference negotiations are a possibility, “but obviously the quickest way to do this would be to pick up the Senate bill and pass it.”

If the White House wants that to happen, he said, “they’ll probably have to make that argument to House leadership.”

Making housing more attainable

The bill would give local governments more power on housing issues, allow banks to invest more in affordable housing and lift limits on the number of units in a public housing development that can receive private financing through Section 8 funding that helps rehabilitate properties.

“You’ve got many provisions in this bill that stop treating the U.S. like one single housing market and start giving local leaders the tools they need to fix their unique regional puzzle,” said Peter Carroll with Cotality, a company that tracks housing data.

The bill aims to make homebuilding easier by streamlining some regulations that require environmental reviews and inspections. It also eliminates a limit on a grant for emergency shelter beds and street homelessness outreach.

As many affordable housing developers are leaning on manufactured and modular homes that can be transported to areas that need housing, the legislation also lifts the requirement that they have to be built on a permanent chassis, making them easier to build and design.

Housing advocacy and policy groups say they wish the bill went further by investing money in building more housing and assisting renters.

“This legislation is the product of essentially senators and House members wanting to come up with something that could pass with both Democratic and Republican votes, which means it’s inherently less ambitious,” said Yonah Freemark, a researcher at Urban Institute.

Corporate investors

One of the more contested provisions of the bill would bar institutional investors from buying single-family homes — a top priority for Trump.

The bill defines such investors as any that directly or indirectly own 350 or more single-family homes. Investors of any size would not be required to sell single-family homes bought before the date that the bill becomes a law.

They would still be allowed to buy or build single-family homes if they rent them out, but would be required to sell them to an individual homebuyer after seven years and offer that buyer “price concessions” and give tenants a 30-day “first-look” period when the time comes to sell the home.

A need for reform

The U.S. housing market has been in a slump dating back to 2022, when mortgage rates began to climb from pandemic-era lows.

Sales of previously occupied U.S. homes have been hovering close to a 4-million annual pace now going back to 2023 — well short of the 5.2-million annual pace that’s historically been the norm. They slowed last year to a 30-year low and have remained sluggish so far this year, declining in January and February versus a year earlier.

A sharp run-up in home prices, especially in the early years of this decade, and a chronic shortage of homes nationally worsened by years of below-average home construction have left many aspiring homeowners priced out of the market.

Meanwhile, while the median U.S. monthly rent has been declining for more than two years, it was still 15.2% higher in January than it was at the start of 2020, according to data from Realtor.com.

The trends have ratcheted pressure on lawmakers this year, with midterm elections looming in November, to show they’re working on ways to make homeownership and rental housing costs more affordable.

Kramon, Veiga and Jalonick write for the Associated Press. Kramon reported from Atlanta and Veiga reported from Los Angeles.