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Hi,
Our cooperative requires shareholders to retain licensed, insured plumbers to conduct 'in-the-wall' plumbing. However, when there is a leak on an internal pipe that falls under the responsibility of the co-op to repair, they often try to send the unlicensed Superintendent to do the work in order to save money. He is unqualified and this has resulted in more leaks, further damage and faulty work - and is also illegal in NYC. Yet, the co-op persists in pursuing this double standard.
Can we , as shareholders who are obligated to follow co-op rules, refuse entry to unlicensed workers to perform illegal repairs? can the co-op force work that violates city rules, (as well as the cooperatives rules themselves)?
Good advice. But our Board is very difficult to deal with. I want to know - do I have to let in unlicensed persons who will perform illegal work and breach House Rules we are all supposed to follow or can I refuse?
The short term answer is that have a choice: you can either let the super do the work or you can pay out of your pocket for a plumber to do the needed repairs if you don't want to use the super.
I understand your frustration, but you'll need to create a paper trail and start documenting things if you want them to change. Only by having a paper trail from you and others will you have concrete proof of the super doing substandard work.
Everything is legal these days, so that's how Boards have to operate. That's why you need that paper trail - to offer proof that what you claim to be happening is actually true.
I'd also recommend that if you're not happy with the way things are, why don't you run for the Board? It's easy to sit back and complain, but you can get involved and help to effect needed changes that you think are necessary. That's why most people initially run for the Board - they have a pet peeve that's not being resolved to their satisfaction.
I've served on my Board for over 20 years. It's a thankless job to help operate a million dollar corporation, and shareholder help is always welcome.
I have no obligation to pay out of pocket.
The previous super did the same in our building. He also renovated apts on co-op time. When I addressed it with the board president he said “if you don’t like it you can leave”. He was a complete nightmare but for some reason it continued and I became his target. Now that he is gone the place is springing leaks like a sieve. Most recently a hot water liner broke in an apt where he had done renovations. Steaming hot water entered the apt below and in 5 minutes the damage was extensive. Allowing this to continue is a major mistake, I suffered more than once because of his renovations and had warned them about this. We now have no idea what is behind those walls he worked on and when we will experience another geyser. This is not a question of if just when, good luck, some boards are just poison.
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You have a 2 fold situation:
1) As a Board member, I would never allow unlicensed workers to do any work in our co-op.
2) Our co-op also uses our superintendent to do many onsite plumbing jobs, but he does good work.
Have you and others notified the Board that the super's work is substandard? I would make it clear to the Board that this poor workmanship will cost the co-op $$ in the long run, since the super's work will likely need to be fixed in the future.
If this approach does not work, then I would tell the Board that if things don't change, you'll have no choice, but you'll have to bring this topic up at the Co-op's Annual Meeting, where all shareholders will hear about your situation.
If your description of the super's work is accurate, then there will probably other shareholders who will echo your sentiments at the Annual Meeting. That's probably not a situation that the Board wants to find itself in, so I recommend the direct approach in talking to the Board.
Good luck.
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