i am answring my own question as to roberts rules. the vote was taken to table the vote on the past decions of the board they sceamed bloody murder but it passed. the motion was carried to table/ now we have a new board and have a financial disaster on our hands. to clear up. pray or us. 99/% of all the shareholders refuse to pay an increase for our regular and past due bills.. i am going to write up a five year plan and produce it to the new board. maybe when they see the figures in black and white they can understand our financial situation.

Frankie,

Your proprietary lease should provide some guidance as to who is responsible for maintaining the windows in your co-operative. When you write to your board site the proprietary lease section that identifies who is responsible.

A qualified window maintenance vendor may be able to solve your issue by replacing rubber gaskets around the glass, weather stripping or spiral balances. We have had similar issues in a condominium and the Board has started a maintenance and repair project to solve the issue.

Best of luck.

We pass it along based on our semi-annual property tax bill statements on a monthly basis as a specific credit to our residential shareholders. With the new
abatement legislation we don't think we will do it that way anymore since we really don't yet understand how the city will sort out all these primary residency issues and obviously any shareholder with a second home can change his primary residency without telling the coop board. so beginning July 1 we will not credit shareholders with their tax abatements until we get a final statement by shareholder from NYC and will then credit it in a lump sum.

Ned - You need to talk to an attorney about this. If you rely on any advice you receive on here for this matter (except from an attorney), you'll get what you paid for it

Good luck!

anyone?

you need to provide some facts to answer and while this one sentence from a prop lease is pretty clear, there may be some conflicting language elsewhere in the lease.

but this one sentence says to me that assessments are possible. If the sponser owns shares one is possibles when the reserve fund is under $15k, or is otherwise committed to other improvements. If 100% of the shares are owned by new shareholders (ie the sponsor is gone) then (probably) the Board can assess whenever it feels it has to.

Hi Alan, in our case, the sponsor has about 30% of the shares.

You should check if your building has the reserves and operating funds the spend money on legal action and how much trouble it'll take to recuperate the cost. If the owner never sells, the building is out of luck along with the funds wasted on violating the proprietary lease. Don't be penny wise pound foolish. Use the funds on improving the building instead unless you find his tenant obviously breaking more than house rules. You can try sending a warning letter first if the building retained a lawyer that includes sending Notice to Cure.

If that ex-board member acted alone, without board approval (see minutes), the answer is yes.

If the Board members treated themselves differently than other shareholders there could be much more that could be done now.

this particular shareholder/board member bullied the other board members and presented inaccurate findings about who would be responsible for paying for guards. no one wanted to confront the bully. the board allowed reimbursement. why can't the board recind the vote?

"Fiduciary responsibility", all shareholders can demand it of their Boards. If no one will, the shareholders pay the price.

Those ChaRges can lead to more than small ChaNge if enough is wanted and willing, but may require more than outstretched hands.

Hi Ellennora,

I am sorry to hear about your troubles. I am a Board President myself. I cannot imagine my co-op being in such dire straits as to not afford postage (a little sarcasm here :)!

My co-op produces an electronic version which we make available: on our website; and via e-mail. Why don’t you offer a compromise? Ask them to e-mail it to you. If that doesn’t work, reply to this post.

Good luck!

my co-op put up a email site SEND THEM AN EMAIL AND YOU NEVER HEAR FROM THEM ITS A GULAG and an info site .. ONLY IF YOU GO THERE IT WARNS YOU IN RED TO STAY AWAY AS THE SITE IS COMPROMIZED. TWO TIMES I WENT THERE AND MY COMPUTOR CRASHED. I HAD TO HAVE MY SON COME AND RENEW MY COMPUTOR. I TOLD THE BOARD ABOUT THE PROBLEM AND THEY INSIST I KEEP TRYING. MY DAUGHTER GOT THRU AND THERE WAS NOTHING ON THE SITE. TWO OTHER SHAREHOLDERS TOLD ME THEY HAD HE SAME PROBLEMS. AS THIS BOARD REFUSES TO LET US HAVE THE MINUETS OR TO ATTEND ANY MEETINGS THEY FOLLOW THER OWN SECREAT GUIDLINES. SEVERAL SHAREHOLDERS ARE NOW TRYING TO RUN FOR THE BOARD TO HELP OPEN IT UP. I OFFERED ALL THE HELP I CAN TO THE CONCERNED SHREHOLDERS. ALSO IF YOU GET THE MINUETS OR THE TREASUERS REPORT. IT HAS NO SIGNATURE OR THE NAME AND ADDRESS OF THE CORPORATION. I TOLD THE BOARD AT A REBELLS MEETING TO CORRECT THIS . THEY TOLD ME TO BE QUITE. NO TALKING ALLOWED. I REALLY DONT WANT TO SELL BUT I CANT TAKE THE HARASSMENT. THEY TURNED DOWN MY RENTERS BY DISCRIMINATING AGAINST THEM AND THEN RETAILATED WHEN I TOOK IN ROOMATES. I FILED WITH THE HUMAN RIGHTS COMMISSION AND THE BOARD REFUSES TO ANSWER ANY OF THE CHARGES. HOPING I WILL GO AWAY. I THINK CO-OPS HAVE A BAD NAME NOW AS I HAVE READ ABOUT SO MANY OTHER CO-OP SHAREHOLDERS SUFFERING FROM A PLAGUE OF XENOPHOBIC MAJESTERIAL BOARD MEMBERS. MY APT IS NOW FOR SALE . I HOPE THEY OK MY BUYER IF I GET ONE. THANK YOU ALL FOR THE INFORMATION.

As Steve said, good luck!

Unfortunate that there is more than one bad apple in the Big Apple. There are reasons that Condos have become more predominant as some Co-op Boards have become bad landlords with poor regulation. Some in the State Legislature are taking recognition of this.

Another issue with failed regulation of co-operative and un-co-operative housing. Consider implications of ADA if Steve's good suggestions don't produce results.