Eventually, Philadelphia enacted changes to the abatement program. In 2019, it enacted a scaled-down reduction in the abatement percentage, so that over the ten year period the abatement fell by ten percentage points each year, so that, for example, in the second abatement year only 90 percent of the tax was abated. The change was set to occur with respect to applications filed after December 31, 2020. Then, because of backlogs, another change pushed the effective date to applications filed after December 31, 2021. The abatement for commercial and industrial property also was reduced, from 100 percent to 90 percent, but is not phased out over the ten-year period.
This change has sparked another problem that would not exist but for the abatement and the attempt to offset its other disadvantages. According to this Philadelphia Inquirer article, developers are rushing to get applications filed before January 1, 2022, in order to avoid the scale-back of the tax break. Developers who plan to build properties must have their sites ready for the construction by December 31, 2021. Developers wanting to build on sites currently occupied by historic properties that are not certified for protection against demolition have been posting demolition notices. Apparently it takes too long to do what is necessary to prepare a property for rehabilitation in time for the application deadline. The article notes that in one week, demolition notices were posted on for “the historically designated St. Laurentius Church in Fishtown, two early 20th-century banks in Kensington, and two rowhouses on a beautifully preserved, 19th-century block in Powelton Village.” The article reminds readers that already there have been demolition notices, and demolition, of properties including “a Romanesque-style Catholic church in West Philadelphia’s Haddington neighborhood, a severely damaged, but still magnificent synagogue in Strawberry Mansion, a handsome industrial building on Spring Garden Street, the historically designated home of a notable 19th-century painter in Germantown, and a slew of elegant 19th-century townhouses on the stretch of Christian Street known as ‘Black Doctor’s Row.’” The article reports that, “The demolition targets increasingly include designated buildings, which are supposed to be protected by the Historic Commission but are flagrantly neglected by owners who have little fear of official sanction.”
Though other factors, such as demand for housing and low interest rates, also encourage demolition, the head of the Preservation Alliance notes that Philadelphia’s “development policies are geared toward demolition and replacement. This is all happening in a city with an abundance of properties that could be restored.” Fortunately, the changes made to the abatement program do provide a better tax break for renovated properties, though zoning law breaks that parallel the tax breaks, such as the replacement of a building with a taller building that generates more rent, push developers in the direction of demolition rather than renovation. Thus, for example, the article explains that in the 3700 block of Lancaster Avenue, a block-long row of 19th-century houses in near-perfect condition will be split in two by a developer who plans to demolish a pair of the homes in the “exact middle” in order to build a 16-unit apartment complex.
Though the tax abatement was intended to convert vacant office buildings into housing, it is encouraging the destruction of occupied properties. This, in turn, increases the demand for housing as the evicted occupants seek a new place to live. It has become a vicious cycle.
What really drives the demolition frenzy isn’t a matter of housing demand and low interest rates. If that were the primary driving force, tax breaks would not be needed, because the market would function efficiently. Instead, what is driving the destruction of occupied properties in order to build replacements is the desire to increase rents. In other words, it’s the desire to make money. The developers doing the demolitions aren’t low and middle income folks trying to move up a bit on the economic ladder. It’s people with money who have no use for the money other than to find ways to make more money because they never have, and never will have, enough money. Though a handful of developers are respectful of history and historical architecture, by preserving facades while reconstructing behind them, or adding floors consistent with existing architectural design, most go the cheaper route of total destruction because preservation is more expensive and thus adverse to the goal of maximizing money.
Perhaps the solution is a demolition tax imposed when properties not in need of demolition are destroyed. Perhaps the abatement tax break should be limited to developers who maintain existing structures, or a meaningful portion of structures, while doing rehabilitations that avoid demolition. It’s unfortunate that this sort of approach wasn’t considered when the abatement was first enacted, and it’s just as unfortunate that this sort of approach is almost certainly not going to be adopted. There’s too much money standing in the way of preservation and common sense.