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In the teensy Midwestern town of Braham, homemade pie capital of Minnesota, something unusual in the municipality’s computer systems knocked the city’s entire water supply offline last week.

Within a few hours, dozens of other Minnesota cities discovered that their water and wastewater utilities, too, had been compromised, most likely as part of a massive Iranian cyberattack, the kind that US officials have been warning about since the war began. 

At least a dozen states have been affected by the attack, which briefly led to a flurry of small-town service disruptions, boil-water notices, and local flooding. Water wells, dams, sewers, and pipelines are some of America’s oldest and creakiest pieces of infrastructure, built long before the internet existed, and certainly long before AI made hacking much easier. While you may assume most hackers are in it for the money or for data, some have targeted critical infrastructure like water systems or energy grids in ploys for control or disruption — or worse still, as acts of war. 

And, as last week’s attacks show, the nation’s water system is woefully unprepared. But how worried should you be that the very infrastructure that keeps our water taps running is, apparently, hackable? 

Quite worried, indeed. 

When we say the water supply got hacked, what we really mean is that someone, somewhere has broken into the computer that controls a local water treatment plant or reservoir, and is now pulling the levers, like the one that decides how much of a corrosive chemical can safely go into cleaning the water that comes out of your tap. 

These levers were once manual buttons and knobs operated in-person by real live humans, meaning that — barring a natural disaster, bomb, or break-in — protecting them was about as simple as building a fence and hiring guards. Increasingly, however, these levers have gone digital, meaning that they are now remotely operable from anywhere in the world. 

Those upgrades have been convenient, allowing technicians to monitor and troubleshoot problems in real time. But, in the process, they have exposed at times centuries-old infrastructure to distinctly modern vulnerabilities. Most local water systems are operated by local authorities, don’t have a dedicated IT team, and lack the money or resources to thoroughly protect themselves without some extra help. Hackers know this, which is why they’ve increasingly targeted local agencies in such attacks. 

“With great connectivity comes great responsibility,” said Joshua Corman, founder of I Am The Cavalry, a nonprofit focused on helping critical infrastructure withstand hackers. And yet, even when it comes to critical services like water, “our dependence on connected technology is growing faster than our ability to secure it.” 

About 97 percent of water systems are small, run by local agencies that often barely lock the proverbial front door. America’s water system is like an expensive heirloom bicycle that’s been left on a busy street, protected by only the flimsiest of padlocks. And that very vulnerability has made tiny towns like Braham prime targets for faraway adversaries. Accessing the computers that operate most water systems — known as programmable logic controllers or PLCs — is often as simple as entering a username and password on a public-facing webpage. Sometimes, there is no real password at all, because PLCs were initially intended to be accessed only within locked, secure facilities, not on the open internet. If the US wants to avoid a far more severe version of what happened last week, then it will need to start taking the security of tiny water systems like Braham’s seriously.

“Any sociopath from anywhere in the world can see these things on the internet,” said Corman. And in the case of last week’s attacks, “these were devices with no password, no firewall or VPN shielding them — they just had to log in” as whoever the intended operator was, and just like that, they were inside a local water plant. 

How did this happen at all? 

When municipalities began hooking up their old water and wastewater systems to the internet — a trend that accelerated during the pandemic as water operators, like everyone else, adapted to remote work — cybersecurity was rarely front of mind, neither for individual utilities nor for regulators as a whole. 

“We have more cybersecurity regulations for your credit card than we have for the nation’s water supply,” said Corman. Only recently have some municipalities begun to take steps to decrease the exposure of their water plants to hacks. In March, New York state, for example, launched a set of grants and basic cybersecurity regulations mandating security training for all water operators. 

Basic cybersecurity hygiene isn’t always enough. More than half of all credit card holders have been hacked, even with the help of mandatory firewalls and data encryption. You can imagine how vulnerable our water must be without the assistance of such guardrails. In a worst-case scenario, a malicious actor could quite literally open the floodgates, as Russian hackers did to a Norwegian dam last year. They could poison the tap water, as a still unidentified hacker almost did in Florida in 2021, dialing up the levels of sodium hydroxide used at a water treatment plant by over 100 times its normal levels. In a severe scenario, they could indefinitely cut off access to all water entirely.

The good news is, none of this happened last week. Nobody died, nobody lost water for more than a few hours, no fire hydrants ran dry, and no hospitals were forced to cut off their dialysis machines (which can use more than a hundred gallons of water per treatment session). There’s no need to panic, and your drinking water is almost certainly still safe to drink, assuming it was safe before. Even the city of Braham, within a few hours, was able to bring its water tower back online, pumping groundwater back to its 1,800 residents. 

How do we avoid cyber-armageddon?

If you’ve watched the Julia Roberts and Mahershala Ali-starring thriller Leave the World Behind, in which a cyberattack apocalyptically spoils a family vacation, then you might have some idea of where this story could go. 

Cyberattacks on critical infrastructure can be extraordinarily dangerous, but thankfully, none have directly cost lives or severely disrupted services in this country so far. If the US wants to keep it that way, that will mean doing more to help small cities like Braham adapt and better monitor for potential threats. As it stands, of the roughly 151,000 water facilities in the US, only about 420 participate in voluntary information sharing on their own cybersecurity practices, says Corman, who has been leading his own project that recruits volunteers to give free cybersecurity support to water utilities in the nation’s roughly 6,000 hospital towns, where a disruption could be particularly deadly. 

Cybersecurity experts like Corman believe that hackers from other nations like China have already quietly established cyber intrusions in countless local US utilities, water systems, and power grids, lying in wait to attack or act as leverage if a conflict arises. 

Unfortunately, the Trump administration has hardly treated last week’s attacks as symptoms of a system in need of much broader strengthening, at least in its public statements. “I think Minnesota is behind it. You know who’s behind it? Minnesota,” the president baselessly claimed during a Cabinet meeting last Friday. “I think the governor is behind it. I don’t think there was an Iranian cyber attack.” 

Just a few months ago, he proposed $707 million in cuts to the US Cybersecurity and Infrastructure Security Agency (CISA), the agency responsible for protecting the nation’s infrastructure from cyberattacks. He did so, at least in part, out of anger over the agency’s role in confirming the validity of the 2020 election results. If Iran is, indeed, responsible, for the recent water system intrusions, all of this means that Trump has effectively made us more vulnerable to the consequences of a conflict he initiated.

At the end of the day,“nation-state hackers do not respect the jurisdictional lines separating federal, state, and local responsibility,” Jen Easterly, who led CISA under the Biden administration, wrote in the New York Times this week. “They search for the most vulnerable way to disrupt American life, and too often they find it in small communities that lack the resources to defend themselves.” Easterly’s role has remained vacant for the past 18 months.

Kurt Gaudette, a senior vice president at the cybersecurity firm Dragos, told me that water systems have got to get into the habit of monitoring their networks for suspicious activity. Most power utilities have begun doing so in recent years, with some bipartisan backing from Congress. 

In some cases, however, the most cost-effective and safest way to avoid a repeat of last week’s mess might be to unplug the most vital controls — like the one that decides the chemical levels in a water treatment plant — from the web entirely. 

As Corman puts it, “if you can’t protect it, disconnect it.”

Well before he became CEO of one of the most valuable startups of all time, Dario Amodei was a 26-year-old PhD student studying biophysics at Princeton, obsessing over how his money would leave its mark on the world. 

On what one might assume was likely a fairly modest academic stipend and with no discernible inheritance from his parents, an Italian-American leatherworker and a project manager for libraries, Amodei gave $10,000 in 2009 to a relatively new charity evaluator called GiveWell. Founded by two ex-hedge funders before effective altruism was even a phrase, GiveWell ranked charities primarily by a single dispassionate metric: dollars per lives saved. 

It was the kind of approach that clearly appealed to Amodei — though it may not have gone far enough for him. In 2010, he wrote a guest blog post for GiveWell dissecting the effectiveness of two of the group’s top global health charities: VillageReach and StopTB. Both charities could save a life at roughly comparable costs — around $545 — but while StopTB treated or prevented tuberculosis in adults, VillageReach’s interventions mostly saved babies and children. Most people would probably feel that saving a child trumps saving an adult; indeed, even effective altruists often agree on the grounds that children have more life to live left. 

Amodei, though, viewed that as a liability for VillageReach. An adult death, he wrote, is “perhaps 2 or 3 times worse than an infant’s death,” because adults “are capable of deeper and more meaningful experiences.” As uncomfortable as such a calculus may be, he wrote, “on a practical level one is forced to make difficult decisions with limited funds.”

Though he declared StopTB to have “superiority on cost-effectiveness,” Amodei ultimately gave VillageReach higher marks for their tightly controlled “chain of execution” — the full sequence of steps between a dollar of donation and a vaccine reaching a child. That was important enough to Amodei that, despite his initial reservations, he ultimately gave VillageReach his entire $10,000 donation in 2009 — enough to save, he estimated, the lives of 20 babies across rural Africa. 

But Amodei hoped the ultimate impact would be even greater. “The money I give out is not just a one-shot intervention,” he concluded, “but also a vote on what I want the philanthropic sector to look like in the future.”

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The future, it seems, has arrived. Amodei is now a multibillionaire, his fortune poised to skyrocket further if and when Anthropic goes public, as many expect it to do later this year. He is one of dozens of new billionaires and millions of new millionaires minted virtually overnight by the AI boom. 

There have already been plenty of aftershocks to this emerging AI megawealth, like the stratospheric San Francisco housing market, the nerdmaxxing of sex work, and the proliferation of all-you-can-biohack peptide raves. 

But the most consequential, and perhaps weirdest, way this burgeoning AI-ristocracy plans to burn through its cash is by giving a huge chunk of it away. Amodei is one of several AI multibillionaires — alongside his co-founders at Anthropic and OpenAI’s Sam Altman — who have pledged to donate most of their wealth in their lifetime. But even their obscene degree of collective wealth — they are worth $111.8 billion as of this writing — is only one slice of an AI bonanza that seems poised to balloon into one of the most consequential waves of American philanthropy of all time, one deeply shaped by the same utilitarian impulse that guided one of young Amodei’s first big donations. 

“I am having thousands of conversations with people who are perplexed by their own fortune and determined to give with thoughtfulness and urgency in a way that I haven’t, frankly, experienced before,” said Nick Allardice, CEO of the effective-altruism-aligned anti-poverty group GiveDirectly, whose work is grounded in research on the efficacy of unconditional cash transfers. “It’s just really important that people get started, that they don’t let perfect be the enemy of the good.”

This is neither your father’s, your grandfather’s, nor your great-great-grandfather’s philanthropy. If Gilded Age industrialists like John D. Rockefeller, a devout baptist, gave in service of their religiosity or, as was the case for Andrew Carnegie, their reverence for civic duty, then most of today’s AI barons carry forth their own spiritual tradition, one at the very least informed by the vigorously optimized commandments of the effective altruism movement. They appear far less likely to fund Carnegie-style works like opera houses or libraries than they are to put their faith — and their billions — in what they believe they can measure, calculated on the cost benefit analysis of a life saved or an apocalypse averted. 

In some cases, as Amodei did as a grad student, they’ve already begun the process. “These are people who have committed themselves to giving back even before they were very wealthy,” said Sjir Hoeijmakers, CEO of Giving What We Can, an organization that developed a campaign popular with effective altruists to give away at least 10 percent of their yearly income, “people who have been building the habit of giving for a very long time.”

And it is, to be clear, a very particular kind of giving. Amodei was the 43rd person to sign the 10 percent pledge the year after it launched in 2009, and its roster has since swelled to over 11,000 people, including more than a dozen current or former Anthropic employees. Donations made through Giving What We Can’s platform are on track to grow by 40 percent this year, Hoeijmakers told me, and support for animal welfare charities — a cause particularly and unusually popular with effective altruists — has already exceeded its 2025 total. 

“We have the resources available to tackle things that we should have tackled a long time ago,” like eradicating malaria or putting an end to factory farming, Hoeijmakers said. “I hope this funding wave, if it comes, will show that we can actually solve global problems at scale if we put our mind to it and our resources.”

Devoutness has long been a virtue in philanthropy, which largely originated in religious tithing, and there are plenty of worse things to have faith in than numbers. Having a communal guiding philosophy will undoubtedly help effective altruism’s newly flush disciples follow through on their promises far more prolifically and consistently than they would without it. And despite its high profile, less than 1 percent of total philanthropy came from effective altruism last year, according to Hoeijmakers. Most rich people prefer to give to the normie causes, like their alma maters, not to the sort of chronically underfunded global problems — like protecting animals or fighting lead poisoning — that effective altruists justifiably care most about. 

Now, quite suddenly, there’s about to be much more money to go around for these causes, which as Hoeijmakers hopes, could help finally address some of the enormous, entrenched global problems that more traditional philanthropists have all but ignored. 

But such piety also carries its own risks. In a viral Substack post from May, Stripe executive Nan Ransohoff argued — rather dismissively, but not incorrectly — that “traditional philanthropic orgs and people won’t cut it” in this new wave of AI-funded effective philanthropy, that these donors “will have an affinity” for “tech-caliber talent and execution” and will be “by default wary of folks who come from traditional philanthropy.” Ransohoff called instead for Silicon Valley to build its own new ecosystem of funds and “philanthropic startups” to cater to this new wave of wealth, emboldened with the “speed, intensity, and execution of a top technology startup.” Many of those old-school philanthropic people wrote indignant rebuttals to Ransohoff’s piece, arguing against their own obsolescence at a time when a number of the organizations they support are increasingly starved for funding. 

Those responses are, in aggregate, also correct, after their fashion. The new AI philanthropists will likely aspire to new models and approaches, as Ransohoff rightly argues. But they reinvent the wheel at our collective peril, not least of all because ignoring past efforts and steamrolling over existing infrastructure might make even the most optimized giving less efficient, and certainly less informed, than it would be otherwise. 

“Acknowledge what’s here and what’s working — don’t just ignore it,” said Nicole Taylor, president and CEO of the Silicon Valley Community Foundation. “These folks are transforming our daily lives with their technology, and they have the opportunity to be as transformational with their philanthropy. My fear is that they think that they can do it alone.”

How much money are we actually talking about?

As Ransohoff pointed out in her piece, a lot of money is on the line here — and, along with it, a lot of cautious hope about how it might get spent. 

Ransohoff posits that if you add up the promises of Amodei and his fellow co-founders, the worth of the OpenAI Foundation — the nonprofit that owns a big chunk of OpenAI’s profits — and rumored contributions from Anthropic employees, then the AI wealth boom could, in theory, lead to at least $37 billion and as much as $100 billion in total annual giving, a sizable boost to the roughly $617 billion that was given in the US in total last year.

“These folks are transforming our daily lives with their technology, and they have the opportunity to be as transformational with their philanthropy. My fear is that they think that they can do it alone.”

Nicole Taylor, Silicon Valley Community Foundation president and ceo

This projection should be treated with cautious skepticism. For one thing, hundreds of billions in cash are not just sitting around in some Bay Area money vault; much of today’s AI wealth is wrapped up in potentially volatile equity, and many lofty philanthropic pledges ultimately fail to reach their full potential. 

“What people say before they become extremely wealthy, and then how they behave after they become extremely wealthy, sometimes diverge,” said David Goldberg, founder and CEO of Founders Pledge, which recruits tech leaders to donate a portion of their future earnings. It doesn’t help either, he said, that some tech luminaries — namely, Elon Musk and Peter Thiel – have come to treat most philanthropy with disdain in recent years, an ethos that has permeated some parts of the sector. Musk, it’s worth noting, actually pledged to give most of his wealth away himself back in 2012, though, like many other ultra-wealthy signatories of the Giving Pledge, he seems quite unlikely to keep that promise.  

That’s not to say AI money isn’t already flowing. Coefficient Giving, a grantmaker that evolved out of GiveWell, is poised to steward a large portion of the coming philanthropic bonanza. For most of its history, the group operated essentially as the private grantmaking operation for Facebook co-founder Dustin Moskovitz and his wife Cari Tuna. But it recently made a significant pivot towards operating pooled, multidonor funds for anyone interested in causes like lead exposure, farm animal welfare, or questions of AI safety. Just last month, Coefficient Giving announced it would donate $1 billion to GiveWell alone this year, more than five times the $175 million the group initially pledged seven months ago. They chose to do so explicitly, because Coefficient Giving expects to receive much more funding very soon.

There’s also the OpenAI Foundation, which has already begun pumping $100 million into Alzheimer’s research, and Anthropic, which recently announced a partnership with the Gates Foundation to invest $200 million worth of grants, API credits, and technical support into global health work. And plenty of Silicon Valley elites have begun making promises of their own. Earlier this summer, David Silver pledged to donate 100 percent of his equity proceeds from his UK-based $1.1 billion startup Ineffable Intelligence — the largest commitment in Founders Pledge history — and many signers of the Founders Pledge will see their portfolios skyrocket in response to the coming wave of AI IPOs. 

But Goldberg does believe there’s a risk that as people get rich fast, they will donate money “much, much slower” than they intended, simply because they get “too busy, they don’t have the right support, or there’s some form of analysis paralysis.” 

All of this is to say that the biggest beneficiaries of the AI boom are not going to function as some sort of charitable monolith. Some, like Musk, probably won’t give much or anything to charity at all. Others may park their money in donor-advised funds — a kind of secretive charitable investment fund — or, eventually, a private foundation, both of which tend to dole out their money gingerly, meaning donors can enjoy the tax benefits of charity many years before they actually opt to help anyone with their money. 

Effective altruism is about to have its big break

While its name recognition may be relatively high these days, the effective-giving movement is still on the margins of American philanthropy. But if this new wave is anywhere near as big as everyone says it will be, then that won’t be the case for long. 

For the uninitiated, my ex-colleague Dylan Matthews has written plenty on what effective altruism is, but, in sum, it is a movement that believes in goodmaxxing, in the idea of using rigorous research to save the greatest number of lives possible, including future human lives and farm animal lives. Once an EA poster boy, Sam Bankman-Fried sullied the movement in 2022, which may help explain why some prominent adherents — like Amodei and his sister and co-founder Daniela, whose husband Holden Karnofsky co-founded GiveWell — have distanced themselves somewhat from the movement in recent years. 

But even when donors shy away from the term, the causes and principles of utilitarian evaluation that have defined effective altruism from its early days still permeate the new moneyed corners of Silicon Valley, particularly among those most poised to give a lot — and to give a lot quickly. 

Ask any animal welfare or global health nonprofit — or, better yet, an expert-led pooled fund with a reputation for rigorous charity evaluations — and they will tell you that they are preparing for, and possibly even beginning to see glimmers of, a windfall. 

“We are very much anticipating a significant influx of funding,” said Dan Shannon, CEO of the Humane League, which fights to end factory farming. “I am cautiously optimistic that this could be a real sea change for us,” because “even if it’s a fraction of the big numbers being bandied about,” it could do a lot for a movement that operates on less than $300 million per year. 

He said he’s been speaking with other leaders about the possibility of creating a pooled fund to absorb more cash, which has become an increasingly popular solution for donors who want the rigor of a 2010 Dario Amodei-style deep dive on a charity’s methodology and effectiveness without having to do the math or thinking themselves.

Among the more idiosyncratic elements of their ethos is their fixation with existential risk, as in, how likely is this thing — this mirror bacteria; this nuclear war; this asteroid; or, of course, this artificial intelligence — to destroy humanity? Amodei left OpenAI to start Anthropic in the first place because he believed OpenAI had failed to take the safety risks of AI seriously enough. 

Much of the new EA wealth will likely go toward efforts to make life on Earth better now or in the near future through donations to causes like medical research, animal advocacy, or anti-poverty interventions. But another, more controversial chunk of it will go toward mitigating existential risks, especially that of Silicon Valley’s own Frankensteinian creation: AI itself.

“If you’re breaking the world and making money by breaking it, should you just not break it? I wrestle with the question myself.”

David Goldberg, Founders Pledge founder and ceo

It’s that last cause that has proven most controversial. If these billionaires are so afraid that AI will break the world, then why, you might ask, would they not just stop building it in the first place? Is there not an inherent contradiction, a conflict of interest perchance, in the sense that those tasked with making sure AI does not, let’s say, build a bioweapon, take your kid’s job, or make everyone dumb, are doing so with money made from the very thing they’re trying to regulate? 

In other words, “If you’re breaking the world and making money by breaking it, should you just not break it?” asked Goldberg of Founders Pledge. “I wrestle with the question myself.” In the end, “this is a technology that’s coming, regardless of who’s building it,” he reasoned, and it is better that the presumably good guys — the ones bothering to think about the consequences at all — build it first.

If you broke the world, can you fix it?

Even if the AI bubble pops, and if the much-discussed giving boom ends up smaller than many anticipate, it could still lead to significant changes for some of the world’s most neglected problems. And if it is close to as big as it’s expected to be, then what happens next could be gravitationally transformative, reshaping how the world lives, considers animals, and adapts to its most disruptive technological breakthrough in a century. 

“I don’t think most people think about factory farming as something that could actually be eradicated. Full stop,” Shannon said, but “my grandparents lived in a time without factory farming, and I think my grandchildren could live without factory farming,” and “that could ultimately be the legacy of this wave of philanthropy.”

Ending the pervasive use of cages — “probably the cruelest way that animals are treated on industrialized factory farms,” says Shannon — could cost as little as $500 million over 25 years, or less than 1 percent of the $60 billion that Ransohoff estimates Anthropic employees may have sitting in donor-advised funds, thanks to Anthropic’s generous early gift-matching policy, which could quickly turn into real cash once the company goes public. 

“There’s so much needless stupid, preventable suffering in the world. We live in this time of so much abundance, so much wealth, so much technological development, and yet, there are so many people who have been left behind.”

Nick Allardice, GiveDirectly CEO

Developing a new vaccine costs an average of $886.8 million, which may sound like a lot, but it is equivalent to less than 6 percent of Amodei’s newfound fortune. It is less than what the OpenAI Foundation has pledged to invest in disease research and other causes next year alone. 

Then, there’s, perhaps, the biggest target of all. Ending extreme poverty everywhere would cost just over $300 billion annually, according to one analysis — which is a hefty price tag, but less than one-fifth of what the wealthy spend on luxury goods each year. “There’s so much needless stupid, preventable suffering in the world,” said Allardice of GiveDirectly. “We live in this time of so much abundance, so much wealth, so much technological development, and yet, there are so many people who have been left behind.” If this new wave of giving is wielded well, he said, then “we have the potential to collectively raise the floor of human experience.”

That’s a lot of responsibility to place on the shoulders of a bunch of bustling young tech workers still processing what it means to be quite suddenly, dazzlingly wealthy. It is also a lot of faith to place in an industry that has left more Americans feeling scared than hopeful about what a future flush with AI portends. 

If you aim to fix global poverty, but the technology that made you rich also threatens to make everyone else poor, then whose side are you really on? To be clear, many of the AI-ristocracy have fretted, often apocalyptically, over the implications of their creation long before most of us knew we had anything to worry about. But that doesn’t mean they know how to fix this, and, at the very least, they will not do so alone.

The last time the ground shook from such a supermassive earthquake of wealth was arguably during the Gilded Age, when robber barons and industrial tycoons turned American charity — until then, mostly almsgiving and poorhouses — into big business. They seeded enormous philanthropic empires like the Rockefeller Foundation and beloved institutions like Carnegie Hall. But, even as their exorbitant fortunes made life indisputably better — birthing the modern library, the yellow fever vaccine, and many social services — they were often built atop systems of vicious exploitation. When those systems changed, as they did eventually, it did not come from the benevolence of industrial barons, but from sustained public pressure for better labor protections.

Effective giving was born out of the conviction that many of the world’s most important causes go vastly underfunded, which, in turn, demand relentless prioritization of the limited funds that exist. If those causes are no longer underfunded — a plausible scenario if AI wealth continues to grow at the pace many expect it to — then that might change the calculus of how effective altruists decide what’s worth funding. It might even open up some wiggle room for new causes, including somewhat less measurable — but not necessarily less impactful — approaches. “Now we’ll be thinking more about what we can do with a lot of resources; which larger problems can we solve?” said Hoeijmakers. “You’ll put slightly less relatively into evaluating every small dollar on the margin.” 

This already seems to be happening, to some extent, at places like Coefficient Giving, which, in recent years, has begun adding new funds for causes like housing policy reform that fall out of effective altruism’s traditional purview. “We don’t want to be only appealing to the subset of people who happen to be interested in effective altruism,” CEO Alexander Berger told my colleague Bryan Walsh last year. “Our aim — and so far we’ve seen some success — is being a resource to people who have never heard of effective altruism or are not interested in it or don’t find it very motivating or welcoming. And I think that’s good.”

The optimal outcome here is not that Silicon Valley wealth edges out everything else, but that the siloes begin to break down altogether and that there is enough money to go around that the sector no longer needs to make overly intellectualized trade-offs, like young Amodei sitting in his dorm room, ascribing a number on the relative worth of a parent versus a child. 

“It’s tough to find the right balance between caring and hard-nosed realism,” he wrote at the time, “but it is possible, and it is, as far as I know, the only way to truly change the world.” He’s about to search for that balance on a much bigger scale.

Maybe it was never a great idea to build so many golf courses in the desert. But in the 1990s, when Tiger Woods mania was at its peak, Las Vegas went on a fairway construction spree, dotting the city with dozens of pristine, water-gobbling green oases, most woven around upscale master-planned suburbs. 

One of those new fairways was the privately owned Badlands Golf Club, whose name now evokes huffs of frustration and wistful what-ifs from Las Vegans in the know. Opened in 1995 about 15 miles west of the Strip, the luxury course once wound its way around some of the city’s most opulent mansions and gated communities. 

By the time Woods crashed his car into a fire hydrant in 2009, the golf industry was in a crisis of its own. Many Americans had lost their appetite for the sport, which began hemorrhaging millions of players during the Great Recession and Woods’s fall from grace. Thousands of golf courses built during boom times shut down as a result — Badlands Golf Club among them. 

Meanwhile, Las Vegas, like many American cities, needed more homes to help alleviate its brutally high housing costs. These days, Nevada needs 120,000 additional affordable homes, but it is running out of places to build them, in part because about 85 percent of the state is federally owned, meaning there’s little room left for its cities to grow or sprawl. Shuttered golf courses — which often had the advantage of being tied into existing urban infrastructure, unlike more undeveloped land — presented ideal spots for relatively low-cost development.

Not everyone was happy about the idea. To the ire of its affluent neighbors, the precious real estate of the Badlands Golf Club was slated for a new housing development in 2015. What came next was one of the worst land disputes in Nevada history, a decade-long legal tussle waged by the city of Las Vegas at the behest of wealthy locals. Las Vegas was forced to fork over $286 million to a developer last year — one of the largest such settlements in history, and more than the city’s entire annual municipal culture and recreation budget — for illegally denying applications and permits to build atop the Badlands, which by then sat empty, an abandoned eyesore. Eleven years after the fiasco started, a new developer finally began clearing the site for a new luxury housing complex earlier this year, while Las Vegas has had to enact hiring freezes and delay municipal projects to pay off its hefty bill.         

In cities where space is tight, underused golf courses are, in theory, ideal canvases for new housing. These huge, repurposed tracts of land can fit thousands of new units — ideally, affordable ones — alongside other amenities like parks or basketball courts smack in the middle of some of the country’s most desirable and well-connected neighborhoods. This makes such developments much cheaper to build than creating a new suburb with all new roads and power lines from scratch.

Not every attempt to turn golf courses into housing lands is destined for financial calamity. Just last year, the city of Las Vegas approved a plan to convert a separate golf course, the city-owned Desert Pines Golf Club, into a 1,500-unit housing complex, the largest affordable housing project in Nevada history and a public-private partnership between the city, the Nevada State Infrastructure Bank, a private developer, and nonprofit partners. The project is a rare win for these kinds of developments, and may offer a blueprint for how they can be accomplished in the future. But even there, the challenges are still real. 

“Everyone wants more housing at a regional level. Everyone acknowledges that we need more housing,” said Nicholas Irwin, research director at the Lied Center for Real Estate at the University of Nevada, Las Vegas. “But no one wants it near them, and that’s the tricky part.” 

How to turn a golf course into housing

Desert Pines Golf Club opened in the heart of East Las Vegas in 1996, a lush, manicured 18-hole course, peppered with over 4,000 imported pine trees. Like nearly one in five fairways nationwide, Desert Pines was municipally owned, its pricey water needs subsidized by Vegas taxpayers. 

With its rolling green hills, Desert Pines was, by far, the largest contiguous green space in the mostly working-class neighborhood that surrounds it. But while golfers flocked to the course, many local residents barely even knew it was there or likely assumed it was out of their price range, said Ángeles Ramos, a local organizer with the immigrant advocacy group Make the Road Nevada. “Only the wealthy wanted it for their own purposes,” she told me in Spanish, but “what we want, what we urgently need, is more affordable housing.” 

There was a time when “we could just build anywhere and everywhere because the valley was underdeveloped,” Irwin said, but “now, we’re buttoned up against it. We are incredibly dense, because we’ve basically filled up the land we have.” Much of Nevada is undevelopable because the federal government has set it aside for other purposes like recreation, which explains the state’s bevy of tourist attractions like Lake Tahoe or Red Rock Canyon. But it also leaves the city with little space to build.  

If all 16,000 golf courses in America turned all of their land — about 2.3 million acres — into housing with the same density as Desert Pines, it would be enough space to build 22 million homes. If you applied that approach to only those courses that are, like Desert Pines was, municipally owned, then you could still build 4.3 million affordable homes, which would make an enormous dent in the nation’s current shortage of about 7.2 million affordable homes. 

That’s not to say that every golf course in every land-constrained city ought to be bulldozed to make way for new apartment buildings. Golfing, for the record, has made a bit of a comeback lately, much like its most famous star. And even if fairways were still closing at the rate they were a few years ago, there’s no way that they could solve Nevada’s housing gap alone, much less overcome the shortage nationwide. But they can still help close the gap. 

Ramos, who is among the local leaders organizing community meetings around the Desert Pines redevelopment, believes it could be transformative for the community over time. She says that in her neighborhood it’s become a luxury for many families just to live alone with their spouse and kids, rather than doubling up in cramped apartments, pooling together money each month to keep up with rising costs. 

 When the Desert Pines redevelopment opens about a decade from now, it will include not just 1,500 housing units, but also a soccer pitch, walking trails, and a job training center. In East Las Vegas, the temperature often feels more than five degrees hotter than it does in the Badlands’ affluent suburbs, where residents enjoy over nine times as much parkland per person. 

“This project brings a lot of hope,” said Ramos, who’s especially excited about the prospect of more accessible, kid-friendly green spaces. “We’re all human. We need equity, respect, and to live with dignity, and that’s why we urgently need trees too.”

As it turns out, you can do a lot with an old fairway. Even with all of those bells and whistles, the new development will still likely use less water than the golf course did. And, because the plot of land is already enmeshed within the community of East Las Vegas — close to existing sewer, water, and electricity lines — it will be much cheaper to build there than it would be to try doing so on the outskirts of the city, said Antonio Bermúdez, vice president of McCormack Baron Salazar, the developer working with the city and state government on the proposal.

“What I’ve seen so far in the state of Nevada is that the political will is there,” he said, though the question is, “how do we make this happen not just in Nevada and the city of Las Vegas, but everywhere else where affordable housing is needed.”

Not in my golfyard!

If the Badlands has become a brutal fable of bad governance and highly charged NIMBYism, then Desert Pines may prove to be the model of a golf course-to-housing project gone right.

It also enjoyed the privilege of being located in a welcoming neighborhood, filled with renters who could personally benefit from the project. By contrast, many other golf courses were instead built as a luxury perk embedded in master-planned communities, meaning they’re surrounded by homeowners who fear that losing a recreational amenity — especially if it’s replaced by less upscale housing — could affect their property value.

“Everyone wants more housing at a regional level. Everyone acknowledges that we need more housing. But no one wants it near them, and that’s the tricky part.” 

Nicholas Irwin, research director, Lied Center for Real Estate

Just across the street from the Badlands is another golf course, Angel Park Golf Club, built on federal land granted to the city of Las Vegas. If the city ever tried to build an affordable housing complex like the one it’s planning in Desert Pines, it would almost certainly fail given the outrage with which the surrounding community reacted to a proposal for other high-end housing in their backyard. 

Victoria Seaman, a former Las Vegas City council member, was elected in 2019 to represent the district that includes the Badlands, mid-lawsuit. Even the “big, beautiful two-acre lots” the developer originally envisioned for the site, she said, were not good enough for Queensbridge, an ultra-luxury gated community abutting the course that acted as a powerful lobbying bloc during the decade-long process, influencing the city’s illegal decision to block the original property owner from breaking ground. 

The city of Las Vegas is still paying off the total $286 million settlement it made over its obstruction of the Badlands project, in part through funding cuts to projects like the Desert Pines redevelopment in East Las Vegas.

“These were expensive homes with beautiful planning,” Seaman said of the project planned for the former golf course, and yet somehow, “these very big donors in Queensbridge convinced the entire [homeowners association] that the developer would ruin the neighborhood.”

The fight over fairways is really a fight over who gets to live where

The Badlands example is particularly dramatic, but it also gets at the challenges faced by similar projects across the country. Even a decade after many fairways fell into decline, there are few other examples quite like Desert Pines, and certainly none as large. While dozens of cities — including  Denver, New York, and Virginia Beach — have made overtures to turn golf courses into housing in recent years, almost all such projects have been met with upheaval and fierce resistance from locals. 

To some extent, that’s understandable. In Sparks, Nevada, hundreds of local residents have flooded community meetings in recent months to oppose a proposal to raze the Red Hawk Golf and Resort and build over 700 new homes in its place. “Promises were made to this community,” Tom Ciesynski, one of those homeowners, told me, “these lots, these very nice homes, were sold with premiums added for those that were sitting on the golf course.” Now, he says, the fairway’s owner is trying to build “tract homes that just don’t fit the character” of a neighborhood that has come to see the Red Hawk as its centerpiece, where Ciesynski regularly goes to golf, and where his wife takes her yoga and pilates classes. 

He understands that Sparks, like most of Nevada, faces a housing crunch. “Most people aren’t opposed to all new development, but there’s a right way to do it and a wrong way to do it,” he said, and there are other places within a “stone’s throw of where we live” where he thinks the developers ought to go and build instead.

He arguably has a point. Recreation spaces are important for livable cities, too, and it’s not fair that homeowners who were promised one thing when they bought their properties are now facing a new reality. 

And yet, the most troubling trade-off is not the one that leaves a homeowner golf course-less but the one that leaves families in East Las Vegas unable to afford homes at all. It may be tempting to only build affordable housing in places that won’t put up a fight, which in practice, means avoiding most golf courses, especially those in wealthy neighborhoods that want to preserve the kind of exclusivity that many fairways were built to project in the first place. But cities can no longer afford that indulgence — and in any case, they shouldn’t be digging in their heels to protect it.

When people talk about a new development not fitting the character of a neighborhood, “what they’re describing is an amorphous feeling,” said Irwin of the University of Las Vegas, “and if you make policies based on feelings and vibes, you get bad policy.”

If the US wanted to be the world’s police officer, then why not try to be its doctor too? 

Just two months before the invasion of Iraq in 2003, George W. Bush announced an ambitious plan to pump $15 billion into the global fight against HIV, stunning his allies in Congress, health advocates, and heads of state of the program’s intended beneficiaries. 

The President’s Emergency Plan for AIDS Relief, or PEPFAR, was the largest commitment by any nation in history dedicated to addressing a single disease, a disease that killed about 3 million people in 2003, most of them living in sub-Saharan Africa, and infected 5 million more. “Ladies and gentlemen,” Bush proclaimed in his State of the Union address that year, “seldom has history offered a greater opportunity to do so much for so many.”

On that, he was right. In the two decades to follow, PEPFAR would save an astounding 25 million people’s lives through lifesaving HIV therapies, and prevent millions of babies from being born with HIV in the first place, all at a cost of about 0.08 percent of the federal budget. 

And yet, in the wake of the Trump administration’s foreign aid cuts, one of the greatest achievements in American history is now at risk. PEPFAR, mercifully, still exists, saved from the sledgehammer by an outpouring of bipartisan support last February. But experts say the program has been transformed beyond recognition by countless small cuts, and the abrupt gutting of global health architecture, reshaped not by decades of accumulated wisdom around HIV prevention, but by at times absurdly petty ideology.

Over the past year, more than 77 percent of PEPFAR grantees have lost funding or had their payments delayed, according to a survey released Tuesday by the HIV research group amfAR. 

Nearly two-thirds of grantees — especially those supporting vulnerable populations such as LGBTQ people, young women, and sex workers — said the cuts had disrupted their ability to offer HIV treatments and other services. The Trump administration released limited data showing a deep reduction in HIV prevention services, but a relative consistency in access to treatment earlier this year. However, this new survey paints one of the first pictures available of how PEPFAR cuts are actually being felt on the ground, and how the administration’s priorities are reshaping who and what gets funded.

According to the survey’s authors, at least 1,700 HIV-related sites or clinics have shut down as a result of cuts. Well over 16,000 health workers — including those going door to door to make sure pregnant parents get tested for HIV or children get on treatment — have lost their jobs. 

Many organizations surveyed reported receiving emails when their PEPFAR grants were terminated, noting that their work violated President Donald Trump’s executive order against “unlawful diversity, equity, and inclusion.” It appears, they say, that many of these groups were flagged not because they embraced the distinctly American concept of DEI in their work, but because their name or mission description included a phrase like “gender” or “LGBTQ.”  

A health clinic serving survivors of domestic violence in Mozambique, for example, might now be flagged just for using the phrase “gender-based violence” in their name. This may be part of the reason why even pregnant women — who even the Trump administration has emphasized as a critical demographic in its HIV goals — have lost access to services. 

Back in 2003, Bush defied conservative critics in his own party who attempted to redirect PEPFAR funding to abstinence-only programs. For decades, American presidents have been able to see past their ideology in service of saving lives. They largely understood that contraceptives like condoms and special interventions for those most at risk, including LGBTQ people, were necessary for stopping the spread of HIV. Under the Trump administration, this norm is unraveling. 

“This administration has zero interest in addressing clinical outcomes for vulnerable people with HIV,” said Asia Russell, executive director of the advocacy group Health GAP, who noted that “to be effective, HIV prevention and treatment services actually have to go where the disease is, and that risk is not evenly distributed,” surging in certain geographies like South Africa or within key populations like trans people or young women. Getting support to these groups is “morally right,” she said, but it is also “the only way to do effective HIV work, regardless of your stance on the morals or the merits.”

The fight against HIV is running on fumes

When HIV aid does get doled out these days, it is distributed with far less transparency than in the past, and in ways that often appear to be ideologically or politically driven, both in terms of the populations they serve and the countries they operate in, rather than guided by best practices. 

In theory, lifesaving HIV care was exempted from sweeping aid cuts last year. But in reality, access to even the most basic HIV services and treatments has also atrophied across the board, while falling disproportionately on at-risk populations. 

That’s come both in the form of direct cuts and as a byproduct of broader disruptions to the kind of outreach services, testing, and socioeconomic programs that get patients in the door to begin with. 

“You can’t cut pieces of the architecture of how PEPFAR functions and expect to maintain a really robust treatment program in the long term,” said Jennifer Sherwood, director of research and public policy at amfAR. “If you cut the testing program, the prevention programs, the kind of services that allow people to stay in care and return to care, you’re going to see that you can’t maintain a treatment program.”

The number of people getting on treatment for the first time has sharply declined over the past year, even according to the administration’s own limited data drop, while access to testing, contraceptives, and other preventative services — all critical to keeping infections down in the long run — face cuts that threaten their ability to function at all. 

To make matters worse, amfAR’s survey shows that services designed for the populations most at risk of HIV — such as sex workers, LGBTQ people, young women, and teenage girls — have been disproportionately affected by PEPFAR cuts. Among those who lost funding, a staggering 90 percent of organizations that serve gay and bisexual men were forced to slash access to PrEP — which strongly protects against HIV infection — and many stopped offering it entirely. The same was true for over half of organizations serving pregnant women, whose children now face a higher risk of contracting HIV in the womb.  

The majority of new HIV infections are concentrated in these “key populations,” as they’re known in public health parlance, many of whom face stigma or other obstacles to obtaining care. “One really powerful aspect” of how PEPFAR used to work, said Thomas McHale, public health director at Physicians for Human Rights, was that it consistently “followed the science and followed the epidemiology” to serve “groups that are at the margins of society.” That approach appears to have been thrown out under the new administration, and in at least some cases, actively discouraged.

McHale has been documenting the impact of PEPFAR cuts in South Africa in recent months, and “what we saw was a system under severe stress and strain,” he said. It is one in which a bisexual man stopped taking his HIV medications for weeks because the LGBTQ clinic he used to go to closed. “He just couldn’t bear the stigma of accessing services in a place that’s not meant for him,” according to McHale. Similarly, a young woman was forced to wait in line for 10 hours just to refill her PrEP prescription. 

“If we’re not focusing on preventing disease,” McHale said, “it’s just a more expensive and more devastating challenge to address in the future.”

Some countries may soon stop receiving PEPFAR funding altogether

As I’ve written previously, the Trump administration has attempted to remake foreign aid into a dealmaking enterprise, one in which money flows directly through national governments rather than through large, western-led non-governmental organizations or NGOs. 

In theory, there are benefits to this approach, because it prioritizes the expertise of local health groups and policymakers who are often best equipped to evaluate and address the needs of those in their care. In practice, however, amfAR’s survey shows that so far, under the Trump administration, local organizations have actually lost more funding and been forced to close more sites than international groups have. “These cuts fell heavily on locally-based organizations” while NGOs have fared somewhat better, said Sherwood, “and that really runs counter to all of our global health goals.”  

“I’m concerned because public health is no longer how we’re measuring success” when it comes to reaching PEPFAR’s goals, said Jirair Ratevosian, a senior fellow at the Duke Global Health Institute who served as chief of staff of PEPFAR under the Biden administration. He is especially alarmed by the decision last month to end PEPFAR support for South Africa, which has the largest HIV epidemic in the world. The administration appears to have done so in part because of Trump’s insistence that the nation is waging a nonexistent “genocide” against white Afrikaners. 

“If we’re not focused on preventing disease, it’s just a more expensive and more devastating challenge to address in the future.”

Thomas McHale, Physicians for Human Rights

“HIV control is not their chief concern,” said Ratevosian, who recently ran the numbers on a separate fissure with Zimbabwe, finding that cutting PEPFAR would lead to 75,000 new HIV infections in just one year. In South Africa, similar cuts could lead to over 2 million more infections over the next two decades, a toll that would invariably cross borders, and could threaten the world’s immense, hard-won progress against HIV. “You can’t have a global HIV strategy,” said Ratevosian, “if you’re not engaging these countries.”

Priorities shift under any new administration, and it’s not abnormal for an organization to tweak its language or services to adapt. But PEPFAR, the bipartisan program which began under Republican leadership, and thrived and expanded under three successive presidencies, including during Trump’s first term, has never faced such turmoil. 

“Even among organizations who didn’t lose US funding, we’re still picking up changes to the way they work, the populations they serve, the words they use,” said Sherwood of amfAR. Her group’s survey showed that nearly 80 percent of organizations that did not lose funding still altered the way their organization worked to comply with new policies. “This network of changes from the US,” she said, “are prompting a lot of changes on the ground.”

Much like its indifference toward soccer, America’s aversion to public transport has made it a global anomaly, an oddity encapsulated by the nation’s sacred pregame pastime: the tailgate. 

Here in the US, celebrating sports means driving your big car to a colossal suburban gridiron football stadium, where you’ll grill, baby, grill until the smoky scents of burgers and bratwurst float across vast plains of asphalt. So entrenched is the nation’s car culture that the average American spends about half a month sitting behind the wheel every year. In fact, while the US has tens of millions more cars than it has people to drive them, even its largest cities have far fewer trains or buses per capita than our global peers. 

As a result, Americans are more than twice as likely to die in a car accident as Europeans, and nearly five times as likely to die in a car crash as someone in train-happy Germany. While many transit projects carry similar price tags, the US still boasts many dozens more college football stadiums than it does rapid transit systems or subway networks.

So, it’s no wonder that critics doubted that US cities hosting this year’s World Cup, the largest single sporting event in human history, could effectively find ways to schlep visiting fans around. After abandoning its initial pledges to shepherd fans for free, New Jersey earned scorn for trying to sell $150 round-trip train tickets to MetLife Stadium, prompting journalists to test how difficult it would be to reach it by foot, bike, or canoe. Kansas City’s shiny new pop-up World Cup buses got caught in hours of ensnarled traffic on their way to their city’s very first game between Algeria and Argentina. 

And yet, on the precipice of the tournament’s final stage, the nation’s widely expected World Cup public transit meltdown has simply not materialized. To the surprise of pretty much everyone, US cities have managed to absorb the influx of fans with relative ease, even under the pressure of record ridership en route to stadiums, watch parties, and fan zones. 

Eli Lipmen, executive director of the advocacy group MoveLA, said that he had “actually been pleasantly surprised and quite impressed” with how the Los Angeles transit system performed amid the World Cup. As he explained, that notoriously gridlocked city is in the midst of a “major cultural shift” around public transit. As Angelenos spend less time in their cars, the city has gotten quieter, he said. “People are happier. There’s more of a sense of community,” Lipmen said.

A renewed commitment to public transit infrastructure has played a part in that shift — and not just in Southern California. In the lead-up to the World Cup and the 2028 Olympics, Los Angeles unveiled three new subway stations in May, its first new stations to open in over two decades. Meanwhile, Seattle’s Sound Transit shuttled a record-shattering 309,000 riders when Team USA faced Team Belgium, thanks in part to its completion of a light rail extension that had been in the works for nearly two decades. Atlanta overhauled its bus network, Miami made use of a new rapid transit line, and Kansas City spent millions to expand its tram service and rolled out pop-up shuttles. 

As it turns out, US cities can build new buses, trams, and trains much faster than they may think. The harder question now is whether they can keep up that momentum when it serves locals, and not just visitors. Just hours after Kansas City’s final World Cup match — Argentina 3, Switzerland 2 — its cash-strapped transit authority shut down its extended tram service with plans to slash a quarter of its regular bus routes by the end of this summer. 

Many host cities “are still not building [transit] as a serious modal shift” away from cars, said Eric Goldwyn, director of the NYU Marron Institute of Urban Management. “They’re building it as a cutesy-patootsie complement.”

Americans learned to love soccer. Can they learn to love transit too?

LA is among the exceptions, and not only because of its looming Olympics host gig. The city has made a concerted effort over the past couple of years to invest in and rebrand its transit system, which had long had a reputation for grime and danger. “If you’d spoken to me two and a half years ago, this conversation would be about safety and security on the metro system,” said Lipmen, referencing a bus that was taken hostage in 2024, one of several “really horrible, very high-profile incidents” that left many Angelenos feeling unsafe on the system. “Now, the conversation is about joy and celebration.”

What changed? 

LA began investing heavily in building more trains, buses, and subway stations, and overhauled its public safety approach, which led to a 6.7 percent drop in violent crime on transit and a 33 percent drop in incidents like drug use and weapons possession. For Lipmen, the real shift came when the metro system opened its three new stations along the D line in May, and released a raunchy “Ride the D” shirt to celebrate it. Almost immediately, the Metro’s cheeky merchandise sold out, and would continue to sell out every time it was restocked for months to follow. 

It might sound silly, but the hype genuinely helped dull some of the stigma associated with taking the train. “People who were quietly riding transit all of a sudden felt comfortable in their own skin as a transit-rider, and proud to be a transit-rider,” Lipmen said. 

Overall, LA’s big bet appears to be slowly working. “LA is a transit city,” Jennifer Vides, Metro Los Angeles’s chief customer experience officer, told the Associated Press last week. “People want to try to say that it’s not. Obviously, we have a lot more expansion to do and we’re working on it. But people really want transit.”

Beyond adding new train lines or bus fleets, normalizing public transit requires “a dramatic recast of how people get around and travel,” Goldwyn said. Cities need a vision that ensures that there is an actual “destination on the other end” of their new transit line, like offices or the kind of housing California’s new bill aims to get built near transit hubs. Most cities will need a mixture of “carrots and sticks” to help people who are used to driving everywhere see the value in hopping on a bus or tram as part of their everyday commute, not just to get to the airport or the stadium. “If your transit is not connecting you to places you want to go, you’re not going to use it,” Goldwyn said. 

A single tournament, like a single train line, will never be enough to change how Americans move. But if this nation of football fans can learn to love soccer, then surely they can learn to love the train a little bit more too. At the very least, with LA28 precisely two years away, Los Angeles just got closer to making its car-free summer Olympic dreams come true.

“Gotta go,” a young woman murmured into her phone, slipping into a gaggle of gawking New Yorkers pointing and staring at a teetering office tower in the heart of midtown Manhattan on Tuesday. “This building’s like collapsing in New York.” 

If you squinted past the police barricades, you could see the sagging upper floors of the old Pfizer building at East 42nd Street between Second and Third Avenues, where steel beams had begun “bending like cigarettes” that morning, threatening dozens of luxury apartments being carved into the empty office spaces above. 

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Making housing out of high-rises was supposed to be common sense, a lemons-into-lemonade fix for a nation with a massive glut of underused office towers and a dire shortage of homes. In the six years since the pandemic instigated a major pivot to remote work, tens of thousands of such office-to-residential conversions have sprouted up across the country, including the 1,600-unit project planned for the former Pfizer headquarters, the largest project of its kind in New York City history, which involves retrofitting the existing structures and adding multiple new floors and expansions above them. 

It’s not yet known precisely why a chunk of it nearly came tumbling down this week, or why inspectors and project managers failed to note that the original 1960s columns would buckle under the weight of the added floors. One union worker blamed the developer’s reliance on mostly non-union labor. Others have pointed to the site’s history of safety violations. Still others, including many experts, say that it could well have been an engineering failure or a miscalculation baked into the renovation’s blueprints. (Neither the building’s developer nor the architectural firm behind the redevelopment responded to Vox’s request for comment.) Regardless, the near collapse is not an indictment of all such projects, but a reminder that they are often exceptionally hard to pull off. 

They are also worth it. Over the past few years, cities have gotten much better at turning empty offices into housing by offering generous incentives for wary developers and peeling off layers and layers of red tape. Meanwhile, architects have gotten much cleverer with the design hacks that can affordably and safely retrofit a vast, sterile office space into a place you could call home. As a result, over 90,000 apartments are now being built out of empty office buildings across the US, according to RentCafe, up from just over 23,000 in progress in 2022. 

If momentum continues to grow, these new apartments could help put a serious dent in America’s housing shortage — experts agree that we need a few million more homes to lower rent and mortgages — with the bonus of being located in some of the most desirable and well-connected neighborhoods in the nation. Converting empty office spaces into housing is also significantly faster, often cheaper, and much less carbon-intensive than building from scratch.

But teaching an old building new tricks is still difficult, delicate work. And as New York City learned the hard way this week, if something goes wrong, it can go very wrong very fast. “Every building is different,” said Anita Kramer, senior vice president at the Urban Land Institute. “You don’t know what you’re getting until you take it down to the bare bones,” until you “rip out the guts and get down to the cement slabs and the beams.”

What it actually takes to turn an office building into an apartment

You’d be forgiven for assuming that turning offices into apartments is more or less as simple as plucking out the water coolers, swapping cubicles for kitchenettes, and erecting a few extra walls here and there. 

Not so. In many cases, such conversions involve gutting the original building to comply with housing codes requiring dwellings to have amenities like operable windows or a running shower. When you build from the ground up, you can incorporate those requirements from the get-go, but it can be pricier and more complex to make them work after the fact. 

“If someone gets a piece of fabric and sews it [to the contours of]  your body,” explained Tracy Hadden Loh, a fellow at Brookings Metro, who studies office-to-residential conversions, “it’s going to fit way better than if you turn a bag inside out and cut a hole for your head.” Likewise, you can’t tweak a building made for corporate offices into one built for living without getting quite crafty.

Some buildings are naturally easier to change than others. New York City legitimized thousands of once illicit artist lofts — located inside abandoned warehouses, mills, and factories — by bringing them up to city housing codes in the 1980s. This was relatively straightforward because such factories were built over a century ago, when the sort of narrow floor plans, high ceilings, and wide windows well-suited for apartments were still the norm for most new construction. 

But most post-World War II office towers were built differently, with massive floor plans whose windowless interiors and central air conditioning might work for cubicles, but that work less well when broken up into individual units. As if poking a hole through a slice of bread and calling it a bagel, the developer behind the old Pfizer HQ carved out two deep atriums in a converted office tower in Manhattan’s financial district to let in enough natural light to build 1,320 apartments. Since most such buildings have central air conditioning and plumbing, making sure each new unit has its own individualized systems means punching small Swiss cheese-style holes throughout the structure and patching up the gaps with a concrete slab later. 

“There’s this whole subsegment of developers that are learning how nimble they have to be” to make such designs work well, said Kramer, finding themselves “redesigning and redesigning the configuration of all the units” as they unearth unanticipated challenges or materials in the original building that they didn’t know about until they took out the guts. 

Loh emphasized that adding new floors on top of old ones, as in the Pfizer project, is a common practice to make the most of a prime location. Under normal circumstances, she said, “steel-frame high-rise construction is incredibly stable.” But stitching new, widened top floors to the top of a building’s pre-existing 1900s structure is also a delicate, somewhat miraculous engineering feat. If something gets overlooked, either in the engineering or construction process — like a failure to properly reinforce a building’s original steel columns, as appears to be the case this time — it can have drastic consequences.

“The need for checks and balances to protect health and safety are real,” said Loh, but “the key takeaway here is not ‘Oh, we shouldn’t have done that’” at a time when momentum is rising rapidly, and developers are getting better and better at anticipating new challenges each year. Turning empty office buildings into housing is challenging, and sometimes even risky, but it can be done. Or as Loh puts it, “We should do that. We just need to make sure we have enough inspectors.”