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I don't know what to do. I own a condo in NY. There are 55 units. Over the past 10 years unit owners have done massive construction to the inside of their units ... finishing loft areas to create bedrooms (with electric, walls, flooring...) and finished basements with bathrooms. I have repeated complained to the Board that unit owners were NOT in compliance with bylaws which state NO construction without Board approval. I complained that they did not have building permits, Board approval and may have created a safety concern. One of my biggest complaints was that these improved units are much larger and more modern than mine and paying 1/4 of the monthly maintenance. recently I found out that a couple of Board members have done their own interior constructions. I have letters going back 10 years but the problem is there are so many owners that have done illegal improvements I can't get support. The Board will NOT allow me on the Board. Suing is an option but it will cost so much to win that my victory may not be worth the legal investment. I feel these modified units have depreciated my unit (they are 20 years newer with a quarter of the monthly maintenance) and a safety hazard. There are a few unit owners in the same position but we all have no idea how to avoid high legal fees. I went to the town planning board who conformed that building permits are required to build walls, flooring and electrical. I suggested an amendment to change the PICE but have been halted because we need a 100% vote of owners..
HELP HELP HELP...THANK YOU THANK YOU THANK YOU
Could I give the last year actual to my former owner neighbors whom is a professional CPA. Also, he ran for board as I am now? Just want second opinion on number is this wrong?
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Good Afternoon,
I am an owner of an HDFC coop in a desirable & gentrified section of Brooklyn. My coop board is by far the most crooked and dishonest I have ever heard about. There is so much negative practices going on I don't know where to begin. I unfortunately, due to a number of factors have been too complacent for the past couple of years since I purchased. First, the coop board (there is no clear indication of who the board consists of) violates Fair Housing practices completely. They do not rent nor sell to anyone that is Caucasian period. This practice has to be stopped. When I was purchasing I was told one of the reasons they wanted to interview me in person was to make sure I was not White. Second, shareholders meetings have never been held, I have never received the annual financial statements, and most important committed fraud on my shareholders certificate in listing the correct number of shares transferred from the previous. Besides a costly attorney, what can I do right now to get the ball rolling on having this board investigated. I welcome any and all suggestions, input, etc. Thank you
Our coop requires residents to retain plumbers for work inside the walls as per NYC law. However sometimes when there is an interior pipe leak, such as a toilet lead bend, they try to get the Super to do it. He is not licensed and often does a faulty job. Can we refuse him access to our apts for this kind of work on the basis it violation of NY laws and presents a hazard and demand a qualified plumber? The coop can deny access to unlicensed workers so why can't we?
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As part of a coop renovation our GC is leveling the floors (old building that settled) by sistering joists and installing a new subfloor/floor. The work affects the 80 year old ceiling in the apartment downstairs, resulting in bits of plaster falling. There has been water damage to those ceilings before.
What's the best way to protect the downstairs ceiling? (and me from an irate neighbor, who has already filed a DOB violation about ceiling collapse, despite an engineer's report that there is no structural damage).
This question is a bit of a stretch. Our coop is having some large equipment (part of the heating/cooling system) installed. We've had some screwups in the past. So I asked our managing agent who is bearing the risk on contract -- the engineer who designed the specs or the contractor who is installing the equipment. I was told that neither company assumes the risk -- If the equipment is installed incorrectly or doesn't perform per spec, we need to pay someone else to try again.
This doesn't seem right to me. Does anyone know where I can get information on these contracts? Is there a contractor's association in NYC? (I've googled, but nothing looks helpful.)
Hi there--
I'm the president of a newly formed condo board for a new, small building of 4 units in New York city. We're trying to set up our articles of incorporation, but don't know if we need to be an LLC or Corporation. I suspect the former, but this is a building of liberal arts grads, so not the most adept when it comes to thinking about these things. Any advice gratefully received.
For a Coop: I'm curious how strictly Boards must follow corporate formalities, specifically with respect to Board approval of various items.
Considering all of the issues, large and small, that come before the Board -- Is there a rule for what actions require a formal vote and resolution?
For example, I assume that to amend the House Rules, there must be a vote and resolution.
If the Board enters into a contract with a service provider, I assume the Board must vote on a resolution to approve the contract. But, if the Board agrees to a change in the contract -- let's say a contractor renovating space wants to change the plans at an additional cost of $500 (or more). Does that require a formal vote of the Board?
Lets say that Board sends out a Newsletter to the Shareholders -- Does the Board have to formally approve the contents of the letter, with a resoution?
Do Board Resolutions have to be set forth in a separate written document, or can they be recorded in the minutes? "The Board voted to approve x, y & z."
Any thoughts on A/C units dripping down front of buildings? One unit on the lower floor presents more than just a "sprinkle" of water. It's drips down near an entrance to building, leaves a big puddle and is staining side of building.
Just wonder if there are any requirements and rules our Co-op should have regarding A/C units and proper drainage.
thank you.
Is there a legal difference between a "sublet" and a "short-term rental"?
If a shareholder has an AirBnB "tenant," is that a "sublet"? Or does sublet refer only to a more formal transfer of an interest in the lease?
Similarly, if a Prop Lease permits "sublets," can the Board decide that sublets must be for a minimum of one-year?
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There is little you can do in the immediate and I know from experience as we have the same issue in our building and I am on the board. Many owners have upgraded their unit and have not adhered to the by-laws. Sometimes we don't even know that renovations are or have happened until after the fact. Are we a negligent board? No. The problem is much bigger than us. I think instead of accusing the board of wrong-doing, approach them on the basis as "what can we do, together, to address this situation". Understand that the board pursuing legal will cost money and especially to go retroactive and in the end, as the reno's are already done, would probably lose as "x" amount of time has passed. Even if the they were to get more pro-active with planned reno's, is it fair to those individuals that now want to upgrade their unit and are not allowed to but others have done it (think of yourself; would it be fair to you?). You raise an interesting point regarding maintenance fees; should these owners now pay an increased fee? I think if you were to write a letter to the board and signed by a group of like minded owners and asking to meet with them in a non-confrontational/accusatory way, they will want to meet with you. In addition to your complaints, come with solutions to be considered including offering board assistance as a "special board committee" to evaluate the situation, number of units that have changed, potential impacts to the building (electrical, plumbing), hiring a engineer to assess renovation structural impacts,if any, maintenance assessment scenarios etc. It's a big problem and I assume your board are volunteers like us. As I said, the problem is bigger than us and needs a plan in order to address to it.
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