hello, I am writing this post hoping to get an answer, more than an answer a solution to a seriouos problem with my downstairs neighbor and his daily non stop marijuana smoking. I am living a daily nightmare, now to the point that I do not longer look forward to get home. What was once my sacred place of comfort, it now reeks of smoke that sticks to my sheets, blankets, sofa clothes. getting in my room it feels like I am walking into an ashtray, this is how my unit smells like nowadays. a big ashtray. I have lost the will to do laundry at this point since I change bedsheeets one day just to have the smell impregnated two days later. I come home late from work, but I am forced to take a walk outside so I can fall sleep in an stupor of tiredness. I am now dealing with breathing issues, sneezinng and constant coughing. it all started last year, one day the smell so strong shocking to me as he never did it prior to his first two years following to that day. It seems he spents his days at his unit more often than previous years. and he has a roomate now with whom he engages on weed smoking amost daily. when confronted he denied it. but the one time I build the courage to ask to speak to him, he invited me in and well... the smell was so ovewhelming. yet right in front of my face he denied it. his eyes red and he stting in the corner of his sectional sofa. all this time he had gaslit me and now I had the proof right there. I told him how can you breath here. he had opened the windows but this weed smell sticks to clothes sheets, etc. the smell lingered all over his place...
some days the smell is less potent , but comes friday and saturday and it is unbearable. I dont smoke at all in fact, I have a very sensitive sense of smell. I started getting sick, constant sneeezing, I now cough often even got my ENT doctor to explain in a letter how detrimentla second hand smoking specially marijuana smoking can cause to cronic rhintis and sinus. Second hand smoke as it is well known is extremely dangerous to all of us who dont smoke. I notified the board and the board distributed the regulations prohibiting smoking in common areas in the building, and how each unit must take precautions if they are smoking units to prevent to smell to emanate to other units. But as all coop units in Jackson Heights are in its majority old building that are not inmune from the smoke to travel upwards. I am desperate and the board has told me they will send this shareholder a letter which I dont know if it will do any good at all. He has already lied to me and pamphlet previously sent has not deter him at all. specially weekends when he has company. The super is trying to help but dont seem to be available. I am experiencing extreme discomfort on a daily basis, and the health risks that compromises my breathing. not one deservers to live like this, no onve deserves to feel unwelcome at his/her own place. please help!!

Can anyone recommend a company to perform this necessary testing of lead paint in common areas in NYC buildings, and how much did you pay? Thank you.

One of the owners in our condo has a poorly functioning alarm system. When the owner is away, which is often, it loudly beeps for several seconds about every minute. When we complain to the owner, their response is Sorry, they will turn it off when they return. Could we simply suggest that the owner turn off the alarm system BEFORE they leave, when they know they will be away for several days? It's not attached to the police because no one shows up when the alarm goes off. I don't see the point of the owner leaving it on when they're away; it's simply annoying everyone with no apparent utility to the owner.

I’m looking for some guidance on a situation I’m currently facing.

I live in a Mitchell-Lama Cooperative, and this is my first experience dealing with damage to my apartment caused by broken pipes within the walls. I have insurance and have gone through the claims process, but I have many questions because I’m not very familiar with how all of this works and need to educate myself more on the topic.

My insurance company has approved the claim and will provide funding for repairs within my apartment. However, they informed me that, according to my Association's Master Policy, the building is responsible for covering up to the first $10,000 in personal deductions due to damage. To be clear, I did not cause the issue—the drainage pipes in the building are old and burst, resulting in damage to the walls and floors of my apartment.

During the claims process, my insurance company requested a copy of the Master Policy claim. However, my management office did not file a claim with their insurance because the costs did not exceed $10,000. This brings me to my questions:

If damage is caused by pipes and the Master Association Policy includes personal liability coverage of up to $10,000, should the management office be filing a claim regardless of the amount? My insurance company asserts that my HOA should cover the first $10,000 per the policy. Who is in the right here?

According to Mitchell-Lama rules, am I entitled to obtain a copy of the Master Policy for our association? I was told I could not get a copy, but I would like to confirm whether that’s accurate.

While I understand that I am responsible for any repairs within my apartment, this particular damage originated from inside the walls. Since the Master Policy covers up to a $10,000 deductible for personal damage or liability, shouldn’t the management office be responsible for filing a claim to cover the remainder of my damages? Additionally, I performed a mold test, which came back positive—am I entitled to have the cleanup covered by the management office, or is that cost my responsibility even though I didn’t cause the damage? Should I consider seeking legal advice on this matter?

Lastly, as a learning opportunity, what are some important questions I should ask when shopping for insurance to ensure proper coverage? Since my current insurance only covers costs beyond $10,000 for pipe-related damage (as specified by the Master Policy), how would this apply to other types of damage that are not related to pipes? For example, if my dishwasher were to break and leak throughout my apartment, would that be where my deductible comes into play?

Thank you in advance for any advice or insights you can provide!

Hello,

I’ve been subletting my coop apartment, but have been informed that the rules are changing. Consequently, I had to give my tenant 60-days notice, and now she’s refusing to pay rent. Do I have any legal recourse?
Thank you.

Hello, I would like to know if anyone has had any experiences with Metro Management managing their co-op or condo, or know of their reputation? Thanks

While I work on my microphone issues that have plagued my last two podcasts, I invite you to listen to this informative conversation between myself and Alex Zafran of Logical Buildings where we tackle all things energy related as we get closer to May 1st and some drop-dead deadlines.

https://podcasts.apple.com/us/podcast/nyc-real-estate/id1316217394?i=1000690934493

hi,
I am a board member of a Brooklyn co-op. Our underlying loan is coming due early Q1 2026 and we need to start shoping around for the refi. Where can I find a list of banks that provide underlying loans to co-ops? It seems not all commerical banks operate in this space and I would love to find a list of all banks that do so we can efficiently reach out to the right institutions (instead of wasting our time reaching out to banks that do not do these loans). We'd like to bypass a broker, if possible, as they cost quite a bit.
Thanks in advance!

Water leaked into my apartment from the one upstairs due to a leaking radiator. During a visit, I noticed the upstairs apartment is in complete disrepair, cluttered with furniture, and seemingly abandoned for at least 10 years. Despite this, I was told that maintenance fees are being paid, complicating the board's ability to repossess it. However, isn't it a requirement for shareholders to maintain their apartments in decent and safe conditions? If they fail to do so, shouldn't the co-op be able to take back the apartment and sell it to someone else? The board has been uncommunicative, only stating that they are trying to resolve the situation, but 10+ years is a long time. I am considering contacting the Department of Buildings (DOB) to seek their opinion, as that apartment is a time-bomb with potential hazards such as undetected gas leaks, water leaks, electrical failures, and fires.

January 25, 2025
Re: Gouverneur Gardens Housing Corporation; a Mitchell-Lama Corporation, NY, NY 10002
$2.8 Million Dollar Plumbing Survey / Portion of the Capital Improvement Project
This week we, the residents at GGHC received a survey regarding the plumbing work to be performed by Xinos and ‘his’
chosen plumbing company once again. The previous company, Latty’s, which he also hired, were unlicensed plumbers,
unvetted nor OSHA certified workers! Our maintenance employees were called too many times and during night hours
to clean up their faulty work – waste back-ups into apartments, and broken or clogged pipes incorrectly installed by
their plumbing company while residents were forced to take out apartment insurance coverage, and causing a financial
burden to our operating expenses to cover overtime pay for our workers to fix their mistakes – all caused by
unprofessional workers and ultimately their contractor, Xinos. AS per the loan agreement, inspectors from HPD and
HDC were to inspect the work on a daily basis to ensure the contractors were in compliance. None of HPD/HDC
inspectors were or are on the premises to do so!
The survey indicated 1 and 2 options – see attached.
Option 1 was to return the $2.8 million dollars borrowed as part of the GGHC Capital Improvement Loan and not do any
of the remaining work at all and wait 10 years, or option 2, keep the monies and complete the work in 1.5 buildings,
although 2 remaining buildings would be excluded and will need to wait 10 years.
These are absurd, irrational, and unwise business decisions all which neither make any common sense.
1. As we all are aware any monies borrowed from HDC are non-returnable whatever the interest rate is at this
time, it’s clearly specified in their loan agreement. Furthermore, according to the Engineers, they advised the
Board at a meeting that this plumbing pipe replacement patch project included in the Capital Improvement
Project was unnecessary at this time and the pipes were good for another 10 years-- so why would we need to
have them done now? And if this work is currently necessary, why exclude 2 buildings now – sounds like double
talk; while it’s ‘needed’ now, a couple of the buildings could wait another the 10 years……… then obviously the
work is not ‘necessary’ at this time as confirmed by the engineers. Is this another portion of the CIP to justify a
reason for the contractor Xinos to get more of our monies for unnecessary work? Windows/terrace doors
replaced with inferior materials and wrongly installed, radiator thermostats which don’t work…new intercoms
system already requiring work change orders to break new walls to retrofit new system wiring (an unexpected
extra added cost to us and why didn’t they examine the new system to insure it would conform with our current
wiring), and list of added costs and work change orders continues to increase!
Comment: Because residents in buildings 5 & 6 were not aware they were being exposed to asbestos when their
walls were broken and pipes replaced; it may be to the benefit of the rest of the residents to wait the 10 years
and obtain an analysis at that time of how many residents are suffering from Cancer due to the negligence by
the Board and the Contractors’ by NOT performing the necessary Abatement to protect our residents at these
buildings, and how many law suits will GGHC be facing!!
2. By the Board distributing this survey, its clear they are misleading the residents with false information indicating
there is an urgency now to replace these pipes and weaponizing a projected higher cost in 10 years to mentally
manipulate shareholders into making an unjustified financial decision now in the remaining buildings when in
fact the cost can actually be negotiated when that time comes. (in either case, the 2 remaining buildings will
need this work to be performed in 10 years!!) – this current pipe project is a scheme/sham!
3. Residents have received and are receiving maintenance increases based on the total amount of the loan; if these
monies are returned to HPD/HDC, will shareholders be reimbursed for these increases? Our new mortgages
were renegotiated and restructured based on the total $$ amount of the loan, how will this change affect our
mortgages will they be recalculated by HPD/HDC based on the return of the $2.8 million dollars borrowed? If in
fact, HPD/HDC will be willing to take back the $2.8 million dollars???
4. GGHC received over 40 violations by DEP when Xinos and the Board ignored the residents’ concerns regarding
the Asbestos in Building 4 – 605 Water Street. Instead, knowingly they continued to perform the work
regardless of the exposure to cancer causing contamination just to get the contractor Xinos paid for the work.
The residents were forced to contact the authorities, they united to protect themselves and their families when
they started becoming ill. The authorities, DEP, issued a Work Stop Order to protect the lives of the residents
and forced the Corporation to hire a certified Abatement company to comply with the law.
5. What assurances do we, the residents in Bldgs 1, 2 and 3 have where we won’t be forced to contact DEP and
EPA and incur additional violations again in order to get an Abatement done to protect ourselves and our
families from this cancer-causing asbestos contamination? Afterall, the board lied to the residents in Bldg 4,
stating there was no Asbestos to avoid paying monies to an Abatement Company while jeopardizing the lives of
the residents (violating their own Fiduciary responsibilities as Directors to protect the health and safety of the
residents), HPD/HDC failed us by not providing an inspector to oversee the projects as per their loan agreement,
however, other Agencies (DEP & Buildings Dept), conducted tests and they were positive for Asbestos, ordering
the Abatement!
6. What the Board doesn’t tell you! (while refusing to call another Town Hall Meeting and inviting HPD/HDC)
In this survey, The Board did NOT indicate during the abatement project necessary to mitigate the asbestos
when the walls are opened, it will be necessary for you and your families to vacate your apartments/relocate
during this process either to a hotel room for 3 days, or to another location, or 124 families will be invited to go
to the Community Room in Bldg 4, from 7:00am until 11:00pm as many families experienced in Building 4;
furthermore, there are families who paid out of pocket for their hotel room(s) – and waited or are currently
waiting for their reimbursement from the Corporation which has and may take weeks or months; you’ll need to
do the same; How many days will residents be required to stay out of our apartments, the cost to cover these
expenses and reimbursements, how long will the entire process take to schedule each apartment and the entire
building including slop sinks? These are legitimate concerns which the Board will not disclose! While you’ll live
with open walls where rodents, rats, mice, roaches and other insects infest our apartments should residents
decide to – such is what residents in Building 4 (605 Water Street) are experiencing these last 2 years!
PS: Don’t let anyone fool you that there’s no asbestos in our buildings; all 6 buildings were built in 1964 at the
same time, with the same contaminated cancer causing construction materials – Asbestos!
AS in Building 4, We may also need to exercise our civil rights and contact the agencies (311-DEP) to protect
ourselves and our families from terminally physical and mental illnesses as well!
Therefore, as concerned residents it is imperative for you to protect yourselves and your families, be informed and take
the appropriate action, voice your concerns and please don’t allow anyone either Management, The Board and any
Contractor mislead you; instead use your best judgement, and make wise and common-sense decision