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super's phone bill - DP Jan 15, 2020

Are there any standards, laws, or regulations, etc., regarding who pays for the superintendent's cell phone in a coop building? Mine is a 55-unit, 6-story apt. coop (with rentals) building.

I ask b/c our super's phone frequently "goes out," making it impossible to reach him for days at a time. He doesn't receive vm or texts. This is not only annoying, but potentially dangerous in an emergency.

Knowledgeable advice or direction appreciated. Not so interested in opinions, thanks.

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I'm not aware of any laws or regulations covering this. I think it's up to the Board to decide if they're going to partially or fully pay for the super's phone bill.

We give our super a subsidy each month for his personal cell phone. He uses his own phone to call us and have us call him. Since he's like a doctor on call, we choose to give him a monthly subsidy.

You have a dangerous situation if he's not staying in contact with the co-op. That's a far more important subject than who pays for his phone bill. I would think that being on call is a basic job requirement for any super, especially a live-in one.

Good luck.

Good luck.

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> Join the conversation Comments (1)

Thanks Marty.


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Who gets Coop Abatement after sale of the unit, Part 2 - OG Jan 09, 2020

I can’t leave additional comments to my original post, so I created a new one.

First of all, thank you, queen & Marty for your support. I started the battle from April 2019 and it was frustrating because I could find very little information and there was no support.
You guys have been so great. I can’t thank you enough.

I just heard back from the DOF. This is better than I expected. Please see below.


As requested the tax benefit breakdown sent out 12/2019 is attached. Please note in the 19/20 report it states the new shareholders NEW OWNERS’ NAME as receiving the 19/20 abatement, but this is incorrect, this abatement should be distributed to the previous shareholder MY NAME since she didn't sell the coop until 1/23/2019 which was after the 1/5/2019 taxable status date and primary residency wasn't changed to No on the 19/20 change form submitted in February 2019. Please advise management of this. Additionally for the new owners of apt XXXX to receive the CCA beginning TY 2020/21, they must be on the change form as new owners, primary residency Yes by the 2/15/2020 deadline.

Thank you for contacting the NYC Dept. of Finance,

Candice Ficalora
Property Exemptions Administration Customer Service


The property manager really screwed up!
I probably shouldn’t let the management company know about the mistake he made until 2/15 deadline lol.
As a matter of fact, I wonder if they tried to lie about the status.
The coop I sold is a studio. They have a house in NJ. Their daughter is living there.

I’m going to talk to the management company with confidence!

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That s GREAT news! Tenacity pays off!!!

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Congratulations!

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MyDoorView - Video Entry System - Jeff Jan 09, 2020

Hello All,
This is Jeff with MyDoorView. We have just released our new 7" panel, 10" inch is scheduled for release in June '20.
Please feel free to email me for a spec sheet. Jeff@mydoorview.com - I have included some features below.

Also: Our original product launched in 2014 is a software platform with the ability to add streaming video to any brand of legacy telephone entry, much less expensive than replacing a panel.

The VEU-7 By MyDoorView
VEU-7” Entry System is an exterior rated access call box for residential, multi-family and commercial applications. The system was developed by MyDoorView with open architecture software for third party integration.

Cloud-Based Portal
Our portal is used for resident and feature management and allows for network integrations with other service providers streamlining database management.

SIP/IP calling via POE
A single POE (power over ethernet) connection is used to provide both data and power to the VUE-7 panel up to 300 feet from head-end.

Video Calling to Phone, Tablet, and PC
The resident will view who is at the door and be able to release the door-lock from the app giving access to the visitors. With one-way video, two-way voice, visitors will not be able to see the resident, but the resident will see the visitor.

Video and Still Image - Date and Time Logging
The resident app and management portal display an image of all pin uses and a five-second video of all video calls with date, time and name of resident called. Data is stored for 90 days and can be exported via CSV.

Group Calling
One call from the panel will call all devices in the group. Family groups can be added by management in the portal (resident control of this feature is due Q2-2020).

Limited Use Pins
This allows residents to send an entry pin from the MyDoorView app via text to a guest that will auto-expire after a pre-determined time and/or a pre-determined number of uses from 1-99. All successful and failed pin uses will capture an image. More than five failed attempts in a row will notify management by SMS text and/or email with images.

Door and Gate Control
This helps management monitor the traffic and keep track of all vehicles and/or people entering the property, creating entry logs.

Anti-glare Tempered Touch Glass
Matte finish reduces glare, resists fingerprints, and supports gloved hands.

Multi-purpose Mounts
Flush Mount, Surface Mount and Surface Mount with Rain Hood.

1 Year Warranty
Operating temp: -4 to 140 degrees F
Weather rated: IP65

MyDoorView, LLC
5600 Oakbrook Parkway
Norcross, GA 30093
844-596-5801

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PropertyTax abatements - Connie S Jan 06, 2020

WE converted from Coop to Condo in 2007. We changed management and were unfamiliar if Condos get property tax abatements so we asked our new management . Our new managements said no Condos do not get them ( I was a President at the time as I recall). We stupidly believed them for why would they lie?. Well in 2016 I was speaking to a City employee for the DOB and they said Condos most certainly are entitled to Property tax abatements. They emailed me a form and I confronted our management with the form. They then said that it is only for new condos, another lie (fool us once , but not twice). I said where does it say that??. I made them fill out the forms but it took a year to get everyone's SS# (which they really should have had all along if you asked me) We still did not get anything only for them to say they put the wrong code in and we should get them retroactive for those two years that I made them apply for. We should get it in October--well October came and went no tax abatements.
Then the CEO said the tax abatements on a Board member's tax bill who had some credit of 3 dollars was the tax abatement( was not listed as a tax abatement, just a credit). Ridiculous!. I know we use to get $450 or there about as a coop. Is he kidding?? I called the DOB and they said we should get tax abatement approx. $1,000.00 per unit and we should be getting it.
WE lost out all those 10 years of having our taxes reduced by 28.1 percent due to managements lies to us that Condos do not get tax abatementst. Approximately $1,000 per unit. One Board member said it was just due to laziness on managements part and shrugged it off. No way should that much money be shrugged off. What can be done besides just contacting an attorney. Any suggestions?. How are condo tax abatements dispersed? I will also call the DOB to find out for I do not trust management.

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Start with contacting the attorney. You'll need to know your legal rights and the best way to approach the issue so you get the maximum $$ owed to everyone.

The attorney should also be able to help you determine if there's any statute of limitations involved, which might affect your approach to the situation.

The attorney may be able to determine if the management company committed fraud if they lied to you. If so, that could provide you with leverage in your discussions/negotiations with the management company.

Get all the info before you contact management so you know what your chances are.

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I do hope you fired and changed your managing agent, lawyer and most of all your accountant. This is one reason why managing agents must be changed every so often. They get too comfortable. The Habitat has great information on all managing agents, so do your research and interview them very carefully. I also would advise you to hire an independent auditor to go over your books. If by chance your managing agent has taken your Tax Abatement for 12 yrs. this is called Grand Larceny. Best of Luck

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I don't think they could take our money for I called the City and for Condos the abatement is automatically deducted from the tax bill...(we converted from coop to condo)They never get to touch it, as apposed to a coop it goes to the building and management is suppose to give you credit on your maintenance, That WAS done to us as a coop, The sponsor management put the money into the building to run it instead of giving it to us, The sponsor and that management are LONG gone! We now have no sponsor now..

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started this string about out management deceiving us all these years (over ten years ) that condos do not get property tax abatements. I am a Board member. I found it the Property tax abatements were about $1,000. a year in reduction of taxes. Seem the new Board thinks the management is just lazy and scoffed it off and does not want to do anything about it , cheating the unit owners of all this lost monies. I was thinking to go rouge and contact an attorney to see what can be done, than contact the unit owners and start a class action lawsuit ? This management has done not so ethical things in the past. This board seems not to care. What is your opinion??

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I remembered reading this article and although they were self managed, they were being embezzled by the co-op' s bookkeeper/office manager and a few others were profiting from the situation.

You might find the action they took to resolve their problem helpful.

https://www.habitatmag.com/Publication-Content/Legal-Financial/2016/2016-February/Self-Mis-Managed

https://www.habitatmag.com/Publication-Content/Board-Operations/2016/2016-August/Lindenwood-Followup

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Who gets Coop Abatement after sale of the unit - OG Jan 05, 2020

The unit I sold beginning of 2019 got the 2019/2020 Coop Abatement but when it was disbursed to the unit, I was no longer a shareholder. The buyer received the credit.
I read articles and answers about the Coop Abatement on this site and found the following:

the abatement doesn't belong to the co-op. It's one of the few things that actually belongs to the individual shareholders.

I have a copy of the benefit letter that was sent from DOF to the coop. My name was listed as the Owner.

Can I claim the abatement is mine even though I’m no longer the shareholder.

The management said the abatement stays with the unit hence the new shareholder.
Incidentally the new shareholder would not be eligible to receive it by definition. Nor will they be next tax year because of sale date.

If this is correct, do you know of any legal precedent that we can refer to?
Coop bylaws makes no mention of a case like this.

Thank you for any advice you can give.

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This is from the DOF website. It looks like the Star abatement remains with the unit until not the previous owner until the end of the tax year.

https://www1.nyc.gov/site/finance/benefits/landlords.page

Exemptions (FAQs)
Must I report the sale of my property?
Adjustments to exemptions are automatically made as a result of the sale of your property. The recording of the deed, except for a life estate deed, will revoke the following exemptions: Basic or Enhanced School Tax Relief (STAR) Senior Citizen Homeowner Exemption (SCHE) Disabled Homeowner Exemption (DHE) Veterans or Clergy Exemption

When will the automatic adjustment from the sale of my property go into effect?
The STAR exemption remains on the property until the end of the tax year (June 30). All other exemptions listed above, are canceled as of the next quarter after filing. Deed recordings require no action by a seller.

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@queens Thank you for your reply!
What I really want to know is about the Coop Condo Abatement.
I am still searching for legal precedents if it remains with the unit or not.

Thanks!

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You can not claim these benefits they remain with the unit until the above expiration dates.

I have provided a link to the DOF online inquiries for abatements and exemptions.

Their response time has greatly improved or maybe I have just been lucky.

Hope this helps..


https://nycdepartmentoffinance.dynamics365portals.us/SignIn?ReturnUrl=%2Fcreate-case%2F%3Ftopic%3DCo-OpCondoTaxAbatement

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I believe that you are entitled to receive the co-op tax abatement because it was your primary residence at the time in question. I think your management company is incorrect.

If the DOF listed you as the owner, then you are entitled to the money. Hang on to that letter from the DOF to the co-op that states you are the owner.

The co-op receives a lump sum for the abatement which is then distributed to the OWNERS who were living there during the time frame in question. Your DOF letter verifies this.

However, it seems that the problem here is with the management company. Even though you're no longer the owner, you were the owner during the abatement period in question.

You may need to consult with an attorney since the management company doesn't seem to be cooperative about the situation, but you were the owners during the abatement period. That's who gets the abatement. The owners during the abatement period.

Seems like the management company just needs to give you a check for the lump sum abatement owed you, and then recover the money from the new owners who incorrectly received YOUR abatement. But, that's their problem, not yours, and they created the problem in the first place.

I'm guessing that the management company doesn't want to be bothered with the extra work, so that's why they don't want to do it.

Good luck!

Stick to your guns. The abatement belongs to you.

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@queen
Thank you for the link. I sent an inquiry yesterday. Hope to hear from them soon.

@Marty
Thank you for your input!
What you said is exactly how I feel and thank you for your encouragement.

I purchased and sold a coop in the same month, January 2019, but both were after 1/5.

I realized that I lost my abatement when I received the maintenance bill in April from the new coop. Since the previous owner of the new coop was an investor, there was no abatement left for me, but of course there was the assessment. I had to pay it out of pocket.
Closing was after 1/5 & I missed the status date, so there was no abatement for the current tax year, so I will have to pay another assessment out of pocket again in April.
In the meantime, the Purchaser of the old coop received last year's and will receive the current tax year's abatement, because I was the qualified owner on 1/5, 2019.

We didn't discuss about the abatements at closing, but our sales contract has the following rider.

In the event that there is any refund on any real estate taxes which is attributed to the time period in which Seller owned the unit, such refund shall belong to Seller.
Purchaser agrees to cooperate with Seller in connection with obtaining such refund. If such refund is delivered to Purchaser, Purchaser agrees to hold same in trust and to promptly remit
such refund to Seller. This provision shall survive Closing for one (1) year.

So, I contacted the Purchaser but their lawyer answered that the Purchaser didn't receive a check, only a credit and that was offset by assessment so they gained nothing.
I think this is an irrelevant argument, but what the Purchaser's lawyer is saying it that because they didn't take the money but the management company gave it to them, they owe me nothing and receiving the credit was not their fault.

I found the following letter in the closing package of my current management company, Douglas Elliman.
https://www.ellimanpm.com/package_templates/927d9b71ad6fcac483c7a461204e7967057a9901/preview?resource_id=319

I wish my old management company had this kind of letter at closing so that my lawyer or I wouldn't have forgotten about the abatement.
There must be a reason why Douglas Elliman has this letter for both seller and purchaser to sign.
They don't want to have an issue like I am having.

I will contact the old management company again requesting legal resources if they believe the abatement should stay with the unit and the new owner is entitled to receive it.
I know that's what's happening everywhere, but until I see the legal precedent, I don't want to give up my abatements. It's almost 5K.

My point is simple.
The Purchaser would not have been able to benefit from the Abatement, had we not been eligible residents last year and this year.

I am sharing my story for someone who encounters the same problem as I have.
I will keep you updated.

Thanks again for your support.

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OG, thanks for sharing your story. I found it very informative and know it will help others. I wanted to ask you about the January 5th date. In the end the few extra$$$ are not worth the aggravation...

Happy that you found the the link helpful. I had an answer in 48 hrs. Also, when all else fails

Marcel Dixon
NYC Department of Finance│External Affairs
2120602-7004-212-602-7050

DixonM@finance.nyc.gov
Regards,
Queens

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BTW, I am not making light of the "Principal". Had you been aware, you could have sold your unit for $5,000 more. I have gone to battle for much less $$$ so keep on Truckin!!!

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sidewalks - DP Dec 24, 2019

Can someone please tell me:
1. Who is responsible for the proper upkeep of the sidewalk in front of a brownstone (Brooklyn)—NYC or property owner?
2. What are the ramifications of/to an owner whose "... PROPERTY IS NOT CURRENTLY VALIDLY REGISTERED WITH HPD"?
I'm looking for knowledgeable answers, rather than opinions, please. Thank you.

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1) The property owner has the legal responsibility. https://www1.nyc.gov/html/dot/html/infrastructure/19-152.shtml

2) Not exactly sure what you're asking here, but if the owner doesn't register, I assume he wouldn't be paying taxes on the property. That won't end well for the owner once the city finds out.

If the property is not registered and someone gets hurt (trip and fall), then the ownership will inevitably be disclosed and it's more bad news for the owner, especially if he doesn't have insurance.

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Thank you so much, Marty.
Are you, by any chance, a lawyer?

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I am not a lawyer.

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Thank you!

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Board Confidentiality vs. Government Inquiries - H. Dec 22, 2019

If the Department of Buildings, NYPD, or Fire Department was investigating violations or other matters,, and the Board had otherwise confidential information that would be of assistance, could it be freely disclosed?
(This is a hypothetical)

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I'm checking with the Board's attorney before I disclose anything.

I worked for a law enforcement agency. This sounds like a 3rd party request for info, meaning that the original agency with the info (the co-op) would have to give permission to the agency requesting the info (DOB, NYPD, FDNY, etc) before the info could be disclosed.

To me, confidential information that would be of assistance is not necessarily the same as information that is mandatory to disclose. I do not think the confidential info SHB disclosed.

See what your lawyer says.

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Maybe I watch too many police procedurals (binging “ Bull”) but indulge me.
What if the police are urgently investigating a crime in an apartment and can’t locate the shareholder. A Board member has the purchase application that includes family contacts, employer information..) it can’t be shared without delay?

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That's why I made a distinction between "being of assistance" vs. what you now describe as "investigating a crime." Big difference.

If someone needed to enter the apartment, then I'd say that most co-ops have emergency contact information for shareholders, including the name and number of a person who had an extra key.

As a Board member, I have every legal obligation to protect our shareholders' privacy. That's why I'd be checking with our Board's attorney before I disclose any information a 3rd party.

You must have had a specific circumstance in mind when you asked your question. Why don't you just ask about it and maybe someone can give you an absolute answer?

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A hypothetical -What if the police were going door to door in the
building, on a weekend, asking for information on the whereabouts of a shareholder who is a crime suspect. If a Board member had the
purchase application with family contacts, and good friends who wrote letters of recommendation, could that be disclosed to the police?

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Does your board know you are contacting the co-ops attorney for personal reasons Marty? Who ever's question this is, the police can check the names on the buzzer console or call the super/managing agent. Everything is posted in the lobby entry way. So the police, fire dept. or family and friends have the names and apt.#s Whether you rent or live in a co-op or condo.

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I would certainly check with my fellow Board members to get their input and get a consensus before contacting the attorney.

By doing so, it becomes a Board decision and not just my own.

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In my hypothetical, the police KNOW the name of the shareholder. But he is a crime suspect and they are urgently trying to find him. Add to the scenario that the Managing Agent’s office is closed.

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Since the police are looking for a suspect, I think the Board should cooperate with the police in any way possible to help them do their job.

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No good - David Dec 19, 2019

Why are the people so nasty in this building? We went to go see it and when they showed us
the garage it smelled like urine!! what kind of place are they operating here?? not friendly at all!!

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?????

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Hmm... I hope you realize that no one can possibly understand what in the world you're talking about. And that this is not the forum to ask amorphous questions.

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shareholders names/addresses - list of shareholders & addresses Dec 16, 2019

do shareholders of a coop have the right to have a list of shareholders and their addresses if the use of the list relates to apartment building business?

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The Truth about rights to shareholder list.

According to the BCL 624, Yes shareholders have a right to review the list with names and addresses, number of shares and date that ownership became effective otherwise known as the record date.

However the person requesting the list is required to
sign an affidavits stating that this list will not be sold or used for any nefarious purposes.

So basically if you are approved to review the list which by the way the key word here is review. They do not just give you a copy of the shareholder list. They allow you to review it in the office where it is being housed and make extracts, in other words bring a pen or two and a ream of paper.

If you are denied the right to the S.L. because lets say you want to share negative information about a board member, then the only way to get access to it is probably with the help of an attorney.

This question has been asked so many times through the years, clearly not very many people have been successful in obtain a copy of the shareholder listing.

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There is a  podcast by Robert Baverman

Titled: What documents are we required to permit unit owners/shareholders to review?

that you should find helpful.

https://www.habitatmag.com/Publication-Content/Ten-Questions-About/Legal-Advice-for-Co-op-Condo-Boards

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Live in super - peoples choice #1 Dec 10, 2019

Our co-op has a live in super for way over 20 yrs. for the last few yrs. he has been very lacked and sends the handyman in his place. A couple of times a shareholder will be knocking on his door, no answer. So I called him on his cell he comes out of his apt. and straight in front of us.
With new equipment and 85% shareholders have renovated their apts. he is not needed 24/7 if anything he should be on part time and be replaced by the handyman. My question is how do we get everyone on board to agree to sell his given apt. and hire an emergency company after 5PM-8PM since the record shows the hotline will instruct the shareholder what to do or wait until the super comes around at 8AM. FYI if he comes at night he smells from beer and saids don't call at night.

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Sounds like you just really need to get rid of the super, ASAP. Questions come to my mind... Union/Nonunion? What is the manager doing in all this?
Why would you want to sell the apartment? How many units are in the building? Do you need the handyman also, or just an adept superintendent?

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REAPLLC- We are Union Managing agent needs to also go they are also to comfortable after 12 yrs. the agent also calls the super before they come to our building. Thats when the super starts to do things so he can see him doing work.
If we don't have a live in super and higher a company to be on emergency call 24/7 Why not sell the apt? We have a great handyman and porter, like I said the handyman does 99% of the supers job.

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