“New York City has a long history supporting these types of building conversions, often led by tenants and nonprofit organizations. COPA builds on this legacy and lays groundwork for a new generation of tenant- and community-run housing.”

Councilmembers and COPA supporters at a rally for the bill at City Hall on Nov. 12, 2025. (Gerardo Romo / NYC Council Media Unit)

As real estate attorneys who have spent decades representing clients in affordable housing transactions in New York City, we felt it was important to respond to the concerns raised in Erica Buckley’s op-ed regarding Int. 902-A, the Community Opportunity to Purchase (COPA). 

In our view, the version of COPA now before the Council is a practical, well-crafted framework that will meaningfully strengthen New York City’s ability to preserve stable, affordable housing. 

COPA creates pathways for tenant ownership, as well as preservation of rental apartments, without forcing parties into negotiations. It leverages existing state and local preservation financing programs, such as Neighborhood Pillars and the NYC Acquisition Fund, which are already geared to mission-driven developers. Private lenders, including New York’s expansive network of community development financial institutions, will be at the ready with additional capital to execute COPA purchases. 

We applaud the City Council for taking meaningful steps to restore balance to an affordable housing market that, in our experience, is frequently distorted by speculative pressures. We urge the City Council to pass COPA immediately. 

The legislation would create a proven, common-sense policy that gives mission-driven developers with demonstrated financial capability and track records of success a first opportunity to buy buildings, when a landlord chooses to sell. These prequalified buyers must make competitive offers, which owners are free to reject. 

Where offers are successful, these mission-driven buyers would work with tenants to determine their building’s future—whether that means preserving apartments as permanently affordable rentals or converting them to limited-equity cooperatives.

New York City has a long history supporting these types of building conversions, often led by tenants and nonprofit organizations. COPA builds on this legacy and lays groundwork for a new generation of tenant- and community-run housing.

New York has a robust landscape of housing preservation organizations, ranging from nonprofit community development corporations and community land trusts to M/WBEs and other for-profit developers. Our firms have represented these kinds of organizations in preservation deals for years.

While debates around the housing crisis currently focus on zoning changes to enable new construction, preserving existing affordable housing remains one of the most cost-effective and reliable strategies for keeping low-income New Yorkers securely housed.

Yet in today’s market, responsible purchasers are at a disadvantage when competing with deep-pocketed investors and all-cash buyers who can move quickly and bankroll projects. As a result, most preservation opportunities are lost before responsible buyers even learn a building is for sale.

That’s where COPA comes in. COPA gives carefully vetted nonprofits, as well as for-profit affordable housing developers, something they rarely have today: notice that a building is being sold, a brief window to express interest, and the opportunity to make a competitive, market rate offer. Under COPA, sellers remain free to reject those offers and sell their buildings on the open market.

We know this approach works. San Francisco enacted its COPA law in 2019, and it has quickly become one of the city’s most effective preservation tools—without slowing the market. Today, the city’s real estate market remains among the fastest and most active in the country. 

The City Council’s five years of work designing and refining COPA—based on feedback from New York’s affordable housing community and lessons from San Francisco and other cities—reflects a thoughtful and collaborative process.

Int. 902-A is a balanced bill that focuses on a strategic subset of multifamily buildings where expiring affordability agreements or physical or financial distress expose tenants to heightened risk of harassment or evictions. Notably, small properties—including owner-occupied buildings with five or fewer units—and property owners experiencing hardship are fully exempt from COPA.

It’s a legally-sound and market-compatible policy that will meaningfully advance the city’s affordable housing and preservation goals. The City Council should pass the bill this session.

David Dubrow is senior of counsel at ArentFox Schiff LLP, writing in his individual capacity. Matthew Hall is a senior partner at Goldstein Hall PLLC, writing in his individual capacity.

The post Opinion: The Legal Case for Passing COPA Now appeared first on City Limits.

By JOEY CAPPELLETTI and THOMAS BEAUMONT, Associated Press

WASHINGTON (AP) — A Dallas congresswoman opened her Senate campaign by telling voters that she “has gone toe to toe with Donald Trump.” Her Democratic primary opponent insisted that Americans are tired of “politics as a blood sport.”

The divergent approach highlights how U.S. Rep. Jasmine Crockett and state Rep. James Talarico are navigating a race where Democrats hope to break a three-decade losing streak in Texas. It also reflects a broader divide within the party, with some candidates continuing to focus on Trump while others barely mention his name.

Figuring out the best approach will be critical for Democrats who are grasping for a path back to power in the 2026 midterm elections that will determine control of Congress and are already maneuvering for the 2028 presidential race.

Republicans, by contrast, have been crystal clear.

Susie Wiles, the White House chief of staff, said in a recent podcast interview that the Republican president will campaign aggressively next year and the party will “put him on the ballot.”

“He is the greatest vote energizer in the history of politics,” said Neil Newhouse, a veteran Republican pollster. “But the challenge is that he does it as much for Democrats as he does for Republicans.”

Crockett takes on Trump

In her campaign launch video, Crockett was silent as audio of Trump’s insults played, including multiple times that he has called her a “very low-IQ person.” At the end of the video, she breaks out into a smile.

On Monday, she addressed the president more directly.

“Trump, I know you’re watching, so let me tell you directly,” Crockett said. “You’re not entitled to a damn thing in Texas. You better get to work because I’m coming for you.”

Trump responded the next day, telling reporters aboard Air Force One that her candidacy is “a gift to Republicans” and “I can’t even believe she’s a politician, actually.”

For nearly a decade, Democrats have used their criticism of Trump to draw attention and fuel fundraising. Governors who are considered potential 2028 presidential contenders, including California’s Gavin Newsom and Illinois’ JB Pritzker, saw their profiles rise as they positioned themselves as staunch Trump opponents.

U.S. Sen. Mark Kelly, D-Ariz., recently participated in a video telling service members that they should not follow “illegal orders.” Trump responded by accusing him of “seditious behavior” that’s “punishable by death.”

Kelly started a national media tour and sent out a flurry of fundraising emails, both for himself and other Democrats. He said Trump has bullied everyone in his career, “but not now, because I won’t let it happen.”

When it comes to running for office, “Trump is the red meat that drives donors,” said John Anzalone, a longtime Democratic pollster.

“There are clearly some candidates that are playing towards the donor world that don’t actually make a great argument for winning races. But it’s great for clicks and making money. And money is the first primary that you need to win.”

FILE – Texas Rep. James Talarico speaks at a rally, Saturday, Aug. 16, 2025, at Wrigley Square in Millennium Park in Chicago. (AP Photo/Talia Sprague, file)

Talarico charts a different course

Talarico has built a following with a less combative style. The former schoolteacher who is working toward a master’s degree in divinity at Austin Presbyterian Theological Seminary gained attention by posting viral social media content challenging Republicans’ claims to Christian values. He has focused less on Trump or other politicians.

“The biggest divide in our country is not left versus right. It’s top versus bottom,” Talarico said in the video launching his campaign.

There are echoes of other Democratic successes this year, such as when candidates for governor won in New Jersey and Virginia by focusing on affordability concerns.

Voters in those states were much likelier to say they were voting to oppose Trump than to support him, according to the AP Voter Poll. For example, 71% of voters for Democrat Mikie Sherrill in New Jersey said their decision in the governor’s race was motivated at least partially by opposition to Trump.

But Sherrill recently said that it is not enough for Democrats to rely solely on anti-Trump fervor.

“Trump makes a difference. He’s a forcing mechanism to coalesce the party,” Sherrill said. “But to really turn out the vote in a really strong manner, you have got to run a really sharp campaign.”

When Democrats talk about Trump, they have to connect his actions to voters’ everyday lives, she said.

“You can’t just say, oh, I’m so upset that Trump demolished the East Wing of the White House,” she said. “You have to say, look, there’s a tariff regime that is being run that is enriching the president to the tune of $3 billion, and you’re paying more for everything from your cup of coffee in the morning to the groceries that you’re buying to cook your family dinner at night.”

It is an approach that could have more staying power in the coming years.

“In the not-too-distant future, Trump will not be on the ballot and that will be a challenge for both parties,” said Austin Cook, a senior aide for Democrat Elissa Slotkin’s successful U.S. Senate campaign in Michigan last year. “He is a starting gun for Democratic enthusiasm. But soon we won’t have him as a foil.”

President Donald Trump gestures after speaking at Mount Airy Casino Resort, Tuesday, Dec. 9, 2025, in Mount Pocono, Pa. (AP Photo/Alex Brandon)

Republicans need Trump to turn out voters

Republicans have little choice but to enlist Trump’s help, considering his enduring support among voters who are less likely to turn out during the midterms.

“They need to energize Republican voters and the only real way to energize Republican voters and get them out to vote is by enlisting Trump in the campaign,” said Newhouse, who is advising some of the party’s U.S. Senate candidates.

He warned that Trump’s popularity does not necessarily transfer to candidates he supports, “but there isn’t an alternative.”

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“What they are trying to do here is basically wrap themselves up in him, hope that his approval and the economic numbers improve and get their voters out to the polls to match the Democrats’ intensity,” Newhouse said.

The White House has said that Trump will be on the road more in the coming months. He hosted his first rally in a while in Pennsylvania on Tuesday evening, where he blamed Democrats for inflation.

“They gave you high prices,” he said, adding that “we’re bringing those prices down rapidly.”

Beaumont reported from Des Moines, Iowa. Associated Press writer Jonathan J. Cooper in Phoenix and AP Polling Editor Amelia Thomson-DeVeaux contributed to this report.

By Karen Garcia, Los Angeles Times

Time is running out for you to ensure your shipped gifts arrive on time for such end-of-the-year celebrations as Christmas, Hannukah and Kwanzaa.

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Mail carriers say they’re more than prepared to handle the increased volume in deliveries — but only if you get postage on your packages and ship them quickly.

With automation and AI-driven planning and upgrades, UPS said it’s able to predict demand and prevent disruptions for the holidays and beyond.

At the United States Postal Service, planning to handle the influx of holiday packages takes place throughout the year, “and we are well prepared and ready to deliver for the American public,” Postmaster General David Steiner said in a statement.

In anticipation of the peak delivery season, the Postal Service increased daily processing from 60 million to 88 million packages by deploying more than 600 package sorters, hiring 14,000 seasonal workers, debuting new facilities and deploying 24,000 delivery vehicles.

All mail carriers have expanded their operations in some ways in anticipation of the holiday rush. Despite these investments, there are still deadlines they recommend you abide by so your gift arrives on time.

USPS

The Postal Service recommends the following send-by dates for expected delivery before Dec. 25 within the United States, excluding Alaska and Hawaii.

—Dec. 17 for packages sent as Ground Advantage service

—Dec. 17 for packages sent as First-Class Mail service

—Dec. 18 for packages sent as Priority Mail service

—Dec. 20 for packages sent as Priority Mail Express service

The deadlines for packages sent to Alaska, Hawaii, Puerto Rico and U.S. territories:

—Dec. 16 for packages sent as Ground Advantage service

—Dec. 17 for packages sent as First-Class Mail service

—Dec. 18 for packages sent as Priority Mail service

—Dec. 20 for packages sent as Priority Mail Express service

International destinations vary. Parcels sent to Canada and Mexico have the following deadlines:

—Dec. 9 for packages sent as First-Class Package International service

—Dec. 9 for packages sent as Priority Mail International service

—Dec. 16 for packages sent as Priority Mail Express International service

FedEx

FedEx recommends the following shipping dates for its Ground (for businesses) and Home Delivery (for residential) services for packages within the United States. Packages sent by the deadlines are expected to arrive on or before Dec. 24.

The last day to ship for FedEx Home Delivery:

—Dec. 17 for 5-day shipping.

—Dec. 18 for 4-day shipping.

—Dec. 19 for 3-day shipping.

—Dec. 22 for 2-day shipping.

—Dec. 23 for 1-day shipping.

The last day to ship for FedEx Ground:

—Dec. 15 for 5-day shipping.

—Dec. 18 for 4-day shipping.

—Dec. 19 for 3-day shipping.

—Dec. 22 for 2-day shipping.

—Dec. 23 for 1-day shipping.

To send packages estimated to arrive before Dec. 24, you must ship them through the FedEx Overnight, Priority Overnight and Standard Overnight services by Dec. 23.

The last day to ship packages to Canada:

—Dec. 18 for FedEx International Connect Plus.

—Dec. 19 for FedEx International Economy.

—Dec. 22 for FedEx International Priority Distribution.

—Dec. 22 for FedEx International Priority.

—Dec. 23 for FedEx International First.

—Dec. 23 for FedEx International Next Flight.

The last day to ship packages to Mexico:

—Dec. 18 for FedEx International Connect Plus.

—Dec. 19 for FedEx International Economy.

—Dec. 22 for FedEx International Priority.

—Dec. 22 for FedEx International First.

—Dec. 23 for FedEx International Next Flight.

UPS

These are UPS’ recommended last days to ship for a Dec. 24 expected delivery.

To send a package through the UPS Ground service, the company recommends checking the UPS website for details. However, the last day to send a package within the United States is:

—Dec. 19 for the 3-day select service.

—Dec. 22 for the 2nd Day Air service.

—Dec. 23 for the Next Day Air service.

Last day to send a package to Canada:

—Dec. 22 for the Worldwide Expedited service.

—Dec. 23 for the Worldwide Express.

Last day to send a package to Mexico:

—Dec. 19 for the Worldwide Expedited service.

—Dec. 22 for the Worldwide Express.

©2025 Los Angeles Times. Visit at latimes.com. Distributed by Tribune Content Agency, LLC.

By MATTHEW LEE, AP Diplomatic Writer

WASHINGTON (AP) — Secretary of State Marco Rubio has ordered diplomatic correspondence to stop using the Calibri font and return to the more traditional Times New Roman effective Wednesday, reversing a Biden administration shift to the less formal typeface that he called wasteful, confusing and unbefitting the dignity of U.S. government documents.

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“Typography shapes how official documents are perceived in terms of cohesion, professionalism and formality,” Rubio said in a cable sent to all U.S. embassies and consulates abroad Tuesday.

In it, he said the 2023 shift to the sans serif Calibri font emerged from misguided diversity, equity and inclusion policies pursued by his predecessor, Antony Blinken. Rubio ordered an immediate return to Times New Roman, which had been among the standard fonts mandated by previous administrations.

“The switch was promised to mitigate accessibility issues for individuals with disabilities,” the cable said, asserting that it did not achieve that goal and had cost the department $145,000 but did not offer any evidence.

Since taking over the State Department in January, Rubio has systematically dismantled DEI programs in line with President Donald Trump’s broader instructions to all federal agencies. The Trump administration says the goal is to return to purely merit-based standards.

Rubio has abolished offices and initiatives that had been created to promote and foster diversity and inclusion, including in Washington and at overseas embassies and consulates, and also ended foreign assistance funding for DEI projects abroad.

“Although switching to Calibri was not among the department’s most illegal, immoral, radical or wasteful instances of DEI it was nonetheless cosmetic,” according to Rubio’s cable obtained by The Associated Press and first reported by The New York Times.

“Switching to Calibri achieved nothing except the degradation of the department’s correspondence,” he said, adding that it also clashed with the typeface in the State Department letterhead.

According to a separate memo sent to department employees, the return to Times New Roman takes effect Wednesday and all templates for official documents are to be updated to remove the offending Calibri font.

The only exceptions are documents prepared for international treaties and for presidential appointments, which are required to use Courier New 12-point font, the memo said.