If you have not already I would suggest posting a notice in the laundry room and have management send a memo to shareholders (you can explain why). This message also needs to be conveyed to domestic help where English may be a barrier. (Friendly reminders go a long way)

MRM

in this bldg they are normally taken upstairs to offload the folded clothes, not a big deal as long as they bring them back down after uploading . The wash cycles are spread out enough that 30 minutes or less round trip is not going to matter. You also have to have the right amount of carts for the number of dryers.
soon there will be locating devices , like iphones and itouch ,smartphones use that you will be able to hide in the tubing.

Some stores attach long poles to the shopping carts so they won't fit through the doorways. Might work for laundry carts too. A 10' length of 1/2" steel electrical conduit (EMT) is probably under $5, plus a few clamps, might do the trick.

Read Tom Soter's article November 2003 #195.

contact America's Seller

i think this hurts us all a great deal. it's my understanding that one of the factors determining how co-op's are taxed is the basis of what an apartment could bring in as a rentals. many co-ops that i know of are owner occupied so we wind up paying taxes as if we are receiving income from rent which we are not.

I'd love clarification on this from anyone who I'm sure knows more than i.

I'd love some information about this too. My building contains a couple of commercial spaces on the ground floor as well as apartments above. How does the City value these commercial spaces in calculating the assessed value of the entire property for tax purposes?

The NYC Comptroller's Office has issued two reports detailing the arbitrary and capricious manner in which co-op and condo property valuations are determined. The audits legitimize claims made by the Presidents Co-op & Condo Council concerning the dysfunction that permeates the NYC Dept. of Finance. I have provided links which will allow both reports to be downloaded in their entirety.

http://www.comptroller.nyc.gov/bureaus/audit/audits_2012/4-12-12_FN11-0130A.shtm

http://www.comptroller.nyc.gov/bureaus/audit/audits_2012/4-12-12_7A11-126.shtm

Warren Schreiber
Co-President, Presidents Co-op & Condo Council

This is a major issue being taken up by both the City Council and Albany. We are taxed as though we are rental property and there are a couple of proposals that would change that. An excellent one is sponsored by Senator Tony Avella that would create a new classification for co ops which would allow for a fairer assessment. It is important that shareholders band together and write letters to their Senators and Assembly members demanding that this type of reclassification occur immediately. Also, be aware that the tax abatement is due to expire in June and we need to put pressure on the electeds to get that extended. Assemblyman Ed Braunstein has a bill on that issue. We must be pro active if we want changes that will benefit us. Learn the names of your electeds and get groups together to write letters, make phone calls and even visit their offices. Also, communicate with Senator Avella and Assemblyman Braunstein, they both understand the issue very well. The silent majority must become much more vocal.
Dianne Stromfeld, North Shore Towers

The process is involved and unfair. It is based on commercial rental valuation and is applied unevenly. I wouldn't be too concerned trying to figure out how your building is assessed, I believe it is more important to bombard local electeds with petitions and email demanding a change to this unfair tax basis. Again, there are bills that could correct this, but if we don't put enough pressure on, they just might not be passed. GET MOVING.

I am a property mgr and a board member down in Miami: I think you took the first step by getting the support of 50% of condo owners. That means you are not alone or in a minority.
Please check your condo docs as to recall procedure and as to the "livetime appointment" of the prez. It looks like that 50 % of the owners are there to change things, such as working for the community and not against it or for their own interest. Also, you have ( if not done already) to request the financials to which you are entitled to. Should give you some insight. Have a owner that is perhaps a CPA or accountant by trade look at 2 years of financials.
You have a large assessment coming, was there a transparent bid process? Have you requested detailed information about this process? If the (onsite) mgr not responsive? Contact his/her supervisor. Put everything in writing.
Perhaps the association attorney should be notified in writing, and/or the 50 % pitch in to hire another association attorney that is willing to help and perhaps extend favorable terms ( a change in association attorney) might be desired as well.


So you have options! Need more help, let me know or any other experienced property manager may well be able to help.(miaholgy@mindspring.com)

Good luck.

I am a property mgr and a board member down in Miami: I think you took the first step by getting the support of 50% of condo owners. That means you are not alone or in a minority.
Please check your condo docs as to recall procedure and as to the "livetime appointment" of the prez. It looks like that 50 % of the owners are there to change things, such as working for the community and not against it or for their own interest. Also, you have ( if not done already) to request the financials to which you are entitled to. Should give you some insight. Have a owner that is perhaps a CPA or accountant by trade look at 2 years of financials.
You have a large assessment coming, was there a transparent bid process? Have you requested detailed information about this process? If the (onsite) mgr not responsive? Contact his/her supervisor. Put everything in writing.
Perhaps the association attorney should be notified in writing, and/or the 50 % pitch in to hire another association attorney that is willing to help and perhaps extend favorable terms ( a change in association attorney) might be desired as well.


So you have options! Need more help, let me know or any other experienced property manager may well be able to help.(miaholgy@mindspring.com)

Good luck.

What do your Bylaws say? With a certain number of Shareholders votes, (as directed in the Bylaws) you can CHANGE or ADD a bylaw, that will end her term.
EMAIL POWER: Start to communicate with other Shareholders by Email, Keep everything on a business level -- no snippy or personal remarks. The MangCompany and the Board does not want to go into court with an Email trail. Write an Email every week...
Its hard -- dont expect support from the neighbors -- but if you keep everthing on a professional level -- you could change the course of your Coop -- four of us fought CityHall in our building -- and changed everything. Now, those who were afraid to support us -- are our "best" friends...
VP

your by-laws shouls dictate the procedure, follow them to the letter and also make sure proxies are mailed out and also given to people living in the building. It would be good for the most diplomatic or friend of a neighbor to try and speak to the people about what is going on and what you are trying to do. Guaranteed the mangement company and the standing board will have their letters rebutting your people handed out by board members in hopes of getting the proxy in case they do not go to the meeting. Your people should do the same, remember the most current proxy is the only one that counts. Also be aware , this is for co-ops , that if husband and wife are on the stock/share certificate,then they must also bith sign the proxy. I am not sure if condos have the same. I dont know ther laws for condo's but you should get a list of the owners in advance so if you see a solo signed proxy and know there are twonames on the deed, it is possibly it gets trashed, lawyers have to make the call on the condo law..
i have the same problem in a co-op, sponsor next mamaging company working in cahoots with board that has the managing company interest, not the co-ops interest.
we need to start nammering on our state legislators and local ones too, to get some kind of laws passed where shareholders have at least as much pull as renters in nyc.
The way the laws are now it is a totally titled towards the managing company and puppet board.
forcing me to lawyer up,

There are allot of manufacturers and installers of these. You can get ideas from Four Seasons, Season All, and from googling around.. You will find that your options are pretty much the same (for balcony enclosures)regardless of where you look..... The only differences are in the gauge of aluminum used. If you are doing only screen, lighter gauge is ok, if you are doing screen and interchangeable glass, heaver gauge is desired.
If you are in the city, email me... Anthony from REAP Construction, Anthony@REAPCO.com , we are an all around company who should be able to get you samples and prices, etc…

i live inmanhattan and would like to know if you have terrace screens that also can open one or two but basically all the other would b closed..around 6x 12. i have them up now but are about 20 year old

The passage you're quoting involves restrictions on what an individual Unit Owner can do in the common areas of your building. However, your Board of Managers / Board of Directors generally has the freedom to furnish and decorate common areas however they see fit, assuming they follow the applicable fire codes and similar laws.

OK...so, what can be put on the landings? That is where I am not clear...and where can I find the fire code that describes that? Thanks.

You can put nothing there, some buildings allow doormats, many don't. You cannot leave wet shoes, boots, umbrellas and especially bicycles. You can not decorate the walls, put up shelving etc. However, your Board can, and they can also allow any of the above to occur and then enforce it's later removal if it get's out of hand, or they can decorate it as a Board, or designate a committee to devise and select decor for approval. Providing that none of it interferes with fire code and doesn't interfere with any ADA access/egress rulings.

Hi...I would love to talk to you about this...share our story...we might not share the same sponsor, but the story could be similar...and I can share with you what we have done to date, including potential press coverage. How can we connect?

How do we reach you Michele?

check out my website for contact info: www.micheleisrael.com

http://www.whafh.com/modules/attorney/?action=view&id=51

I recommend Steven Sladkus at Wolf Haldenstein. Getting sponsors to address issues is his speciality.