If you live in a coop that gets the J51 and your sponsor has been de-regulating his apt. as they become available it seems that this has been illegal and all of them must be re-regulated and the rents reduced. Can anyone confirm this?

Who is affected by the decision?
The decision serves as a reminder to tenants to check to see whether their buildings receive J-51 benefits, even if the case did not specifically deal with the exact category of building they live in. Every apartment in buildings that now receive J-51 benefits, except co-ops and condos, must be governed by some form of rent regulation. )To find out whether a building received or receives J-51 benefits, go to www.nyc.gov/html/dof/html/property/property_tax_reduc_j_51.shtml. Searching will require that you know the block and lot number for your building, which you can get at http://a836-acris.nyc.gov/Scripts/Coverpage.dll/index.)


Any tenant that moved into a building as a supposedly deregulated tenant might instead be rent-stabilized, if either (a) the building is now getting J-51 benefits, or (b) the building used to get J-51 benefits during the tenancy of the current tenant, and the tenant did not get notice, in the first lease and in every renewal, saying that the apartment can be deregulated when the benefits expire.
In addition, a stabilized tenant might be exempt from high-income deregulation under similar circumstances.

Once a tenant is rent-stabilized because he or she is in one of these categories, the apartment remains stabilized even if the building goes condo or co-op. If the building went co-op or condo before the tenant takes occupancy, though, the tenant cannot be rent-stabilized.
Tenants who would be in these categories but who have left their supposedly deregulated apartments are affected too: If they left less than four years ago, they can sue for overcharges. It is doubtful, however, that they could ever regain possession.

Only tenants who were in occupancy at the time when J-51 benefits were received can benefit. If the building got benefits but they expired before the current tenant took occupancy, it is doubtful that the current tenant can benefit (at least not without a lot of legal wrangling).

I believe that the City gives the figures to the management company in November - so that would be Nov 2009 for this year - so that the abatement can be distributed from Jan-June

I enjoy reading, posting, and responding on Board Talk. It's a valuable resource. I recently posted a situation in my co-op and someone responded that I should email him/her directly. Though I recognize some of the folks posting on "Board Talk" as "regulars", and didn't recognize this person's name, I emailed any way. I took the chance, did it of my own free will, but never heard back.

It was probably coincidental, but 2 days later, amazon.com sent an alert to me that my account had been compromised; I've had to cancel my banking card and change banking information.

All I can say is, caveat emptor.

Rest assured, I'm not phishing, just had a question (also known as Mr. Manager in the blog section)

Good tip though.

Mark, a/k/a Mr. Manager, It was not you at all. The person didn't use a name, as you do, but initials. I should have known better, and am just fortunate that the vendor caught it before more damage was done. I appreciate your helpfulness on Board Talk.

I believe that this was only coincidential as if someone gave/posts you their e-mail to respond to are they not jeopardising their information etc,? by trying to help a fellow subscriber out. I believe you have over reacted here. I would hate to see others not use this site because of your experience with your credit information.

Bob

Thank you for your input. My experience was, as I wrote, probably a coincidence. I also started my post by saying that this Board is a valuable resource.

One poster asked me to send a private email, I did, & never heard back. It was my mistake.

I hope no one stops posting to this Board because of my mistake. This Board is much bigger and more valuable than that, but it's not perfect because none of us knows who is writing in. It's not composed of private emails -- all the posts are out in the open, and most posters don't show their email addresses (though it's an option).

Over-reacting? I'm sure that at least 99% of the posters here are on the level. But I take it seriously when my email address is used for purchases I didn't make and a vendor alerts me that my account has compromised. I don't know how identity theft is accomplished, but it starts somewhere. I didn't say that it started with a post to this Board. I suggested that it could have started with a private email that I sent.

Thanks for the head's up. I for one appreciate anecdotal evidence. : )

I am curious when you state the managing agent and sponsor are the same. How many units are there in your apartment block. We are looking for new managing agent and our sponsor has a managing company. We at this present time turned them down due to the fear of a conflict of interest.

There are 61 units in our building, the sponsor that converted the co-op back in 1982 also set its self up as our managing agent. They don’t charge much; in fact the rate has not changed since 1982 which does not make much sense to me, but ahh the service leaves a lot to be desired.
I agree there is a conflict of interest (and the co-op suffers, lack of policies, lack of contacts for repairs, lack of active involvment) the board since my joining has taken on many of these functions, or so many accomplishments would never have occurred. Despite purchasing shareholders controlling the board, there is no appetite to remove them as managing agent (or having a major battle with the sponsor over it) – even though most agree it’s not in the co-ops best interest. It makes my life much harder because the sponsor still controls 51% of the shares, and has ties to several other resident owners giving them approx 65% voting power (via proxy) these people are all original purchasers and are close friends of the sponsor. I give them credit that they pay on time, never late, but still frustrated. The good news – they are renovating apartments for sale… Let’s see what happens.
This leads to the conflict of interest and reason for my posting: As a new owner in this building and board member, I recognize that major work is required. The building has never had an assessment, but the time has come to move forward, and one suggested way is to assess a similar amount to the abatement, while shareholders would not pay out of pocket the sponsor would. So we don’t miss the boat, I requested in writing when the managing agent had the information, they should provide it to the board, but was greeted with silence. My thinking was if common practice was to have the letter sent during a certain month I would follow up.
Sorry for the long winded email, my apartment is wonderful, the building location and apartments are really great, and it could be so much. I hope as new shareholders purchase in, the will of all becomes stronger and allows us to drive forward.

Thank you so much for your response, it was exactly what I was thinking would happen.Sponsors always do everything on the cheap. It is the rents that is their only concern. Get as much as possible and give nothing back. Thank yo.

MAS, can you e-mail me? mblevine@ebmg.com.

Thanks.

The owner (landlord) is responsible in a tenant building or a condo, the Cooperative is responsible in most coops, the Proprietary Lease would have to verify this.

nevertheless, it is unsanitary and should be cleaned.
There are many companies and handymen that can do this.

~AR

It has been brought to the attention of Management (it's a converted rent-stab that went co-op but landlord owns many units still). Super said to me,that it is happening along the whole length of the building-- wherever there are fire escapes. He said tenants and SH have to clean it up themselves--ot he would have to do it everyday. He is correct-the droppings are massive. This is a new situation. I think the cause could be a renovated shopping center that abuts the property, which has attracted 4 new food tenants. Taco Bell, Panera, Five Brothers Burgers--all put them garbage in dumpsters and I noticed they have bags piled up to the sky. Is it the Board's or Management's responsibility to notify the prop manager of shopping center? In the meantime, what's the next step for SH/Tenant's?

A couple of years ago I called the Board of Health regarding the pigeon droppings and nest on my terrace. They said they could not do anything. Unfortunately, they cannot kill the pigeons. However, if someone is feeding the birds they could fine them.

You can call reliable companies, like Bird Doctor or Arrow exterminating. They will come to inspect and give you a clean-up estimate. And they will also give you pigeon prevention advice - spikes, wires, etc. Most of the time the pigeons are nesting under a/c units or resting on ledges. This can be costly, unless your super is willing to do the work .

This Management Company is going to have a tough time finding a reputable super or one that will stay here for some time. The location is HORRIBLE!!!!1

Since the charge was as a result of your negligence in losing the keys, I don't see why this would even be considered an issue when you received the bill for it. There is a cost for the passkey and for the person's time who was handling it for the Coop, so it seems right that the building won't eat that cost. And if they did, they set an expensive precedent for when everyone else loses their keys.

Yes.

Who did you think was going to pay for it?

Yes, they can, yes, they will, and yes, they should.

what are you talking about?

http://www.habitatmag.com/publication_content/web_exclusives/co_op_op_ed_why_boards_have_bad_reputations_and_what_to_do_about_it

Sounds like our building use to be. Two Board members were always too busy except give orders to the others and the President like a voice through the clouds (one coming from Florida in this instance). Totally inattentive and real big mouths threatening legal action just to try get their way all the time (unsuccessfully I might add). Thank the Heavens they have been voted off the Board unanomously. Having others interested in the building and helping out is a good thing if they are helping out and in the article the suspicious ex-president sounds like a whiney control freek. It's probably best that her term was put to rest as the "others" weren't motivated to work with her.

You might want to be more detailed as to what your offering. Also as to what the duties of the newly hired super are or what he/she should expect. I worked as a Non-union super for many years with no problems. Now that I am union, there is a difference. Not so much as to having the union behind you because in all honesty with or without the union if they want you out your leaving. But being part of the union has a lot of perks such as the great medical, pension and of course the educational courses that are for FREE. So if your a non-union building there's a lot that needs to be considered. You also don't want to hire someone who's going to work for a short period just to get the experience under his/her belt or to update their resume and move on to bigger and better things. In my experience and my opinion you should want to hire someone who's going or to make a long term commitment to the building. After all this person will be living with you having direct access to the residents apartments. So I personally wouldn't want a high turn over rate. Good Luck!!

Where are you placing your ads?

Is your managing agent involved in the process? Ours found us dozens of applicants, a handful of which we considered in a second round of interview, and three of which we seriously considered. (But then... ours is a union building.)

There's a website just for supers - have you advertised there?

Please let me know what kind of Superintendent you are in need of and I will ask our members, I am the Past-President of the Manhattan Resident Managers Club, Inc. and there is always someone looking for a position or knows of someone who is.

Good Luck

Mike

Hello,

If you are having a difficult time locating a qualified candidate. Feel free to e-mail I do have someone who is reputable and hardworking.

I Placed in the NY Times Thurs-Sun and had over 100 in 1 week..

~AR

There are many super/RM associations in Manhattan that have a pool of highly skilled people.
NY Building Managers Association (NYBM)
Emerald Guild Society
Superintendents club of NY
Hibernia Providence Society
The above are just a sample. You can also go on to find the appropriate web sites.

Happy hunting,
Bob

Our superintendent has quit, and we need to replace him with a Local 32BJ member. Our management company is sitting on their hands while the Board spreads out looking. You mentioned the NY Building Managers Association. May I ask their help as a Board member? Thank you for any leads.
Another question: we have a few resumes but I'd like to ask applicants to complete an application form which would have the same questions of all applicants, they'd need to date and sign it also. Is that common practice? Thanks again.

Can you e-mail me at jawitmolh@aol.com

With 225K and 3 years to go, why not put off the improvements, do what is necessary maintenance for the 3 years and get that thing paid off? then you will be banking at least 2500 ish per month / 30K per year for whatever capital improvements you need, the apartment value will be increased as the financial stability of the building is solid at that point.

If you need money to pay bills, then there is something wrong with your budgeting process and maintenance was not raised when it should have been and/or in the amounts it should have been. Don't borrow for this shortfall, budget right for 2010 expenses, create a 1X assessment for the arrears and move forward and get free.

Best
~AR

AR,
I agree with you 100 per cent, however there are some other aspects that come into play. Is it possible to contact you to discuss?
Thanks

Sure.. my email is reapllc@aol.com
Anthony
AKA
~AR