The 32BJ contract is the industry-wide collective bargaining agreement between 32BJ SEIU, the union representing approximately 34,000 NYC residential building service workers, and the Realty Advisory Board on Labor Relations (RAB), which represents co-op, condo, and rental owners across roughly 3,000 buildings in Manhattan, Brooklyn, Queens, and Staten Island. It covers doorpersons, porters, superintendents, handypersons, concierges, and resident managers.
The contract sets hourly wages, overtime rates, healthcare contributions, pension funding, vacation and sick leave, holiday pay, severance, and working conditions for unionized building staff. The previous four-year agreement expired April 20, 2026, and a new tentative agreement was reached just before the deadline, avoiding a citywide strike. Payroll costs governed by this contract are the single largest line item in most co-op and condo operating budgets, often 40% to 60% of total operating expenses. Boards must build wage increases, healthcare cost growth, and pension contribution changes into annual budgets and maintenance assessments.
Need help forecasting payroll under the new 32BJ contract? MD Squared has 25+ years of experience managing union staff, negotiating with building employees, and building accurate budgets around 32BJ terms. Our Condo-Coop Property Management service makes labor compliance and budget forecasting part of your monthly reporting. Speak with our team and get your building ready for the new contract cycle.
