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Remortgage - Queens Sep 18, 2019

The mortgage on my co-op will be paid in full next year.

Rumours are out but no official announcement that the board is going to remortgage the co-op for repairs.

Does the board have to present to the shareholder/owners estimates from contractors of the repair work scheduled to be done. The order and manner the repairs will commence?

Are the shareholder/owners entitled to vote on the amount being borrowed?







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Supers unit - Connie S Sep 11, 2019

I think I recall supers unit is not subject to property taxes, if they get the unit as compensation for their work , but if it is rented out by the condo to an individual you have to pay property taxes... Is this true?

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Elective Fees - Crystal Sep 11, 2019

How would you introduce the following to be fair and consistent in your practices as a board. We currently have bike racks on property at no charge, however with the increasedd numbers it makes since for accomodation purposes to offer paralell racks the residents/owners will rent/purchase from HOA with free installation. Dog owners have asked for a fenced area on the property should the cost only be assessed to pet owners as we donot charge a pet fee at this property ? Finally we have a compost program where on 20 participants have paid to participate, if we open it up should there be a charge for only participants or all residents. curious what your thoughts might be.

Thanks in advance,

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J51 - marym Sep 09, 2019

We are about to complete a façade restoration on our small co-op (12 units) at a cost of $250,000. Is it advisable to file for J51? If so, does anybody have recommendations on professionals who do this?

Thank you very much.

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Superintendent - Best Sep 05, 2019

How many buildings or Supt responsible for

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I'm sorry, but I don't understand what you wrote. What information are you looking for?

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change of bi-law (condo) - rg Aug 24, 2019

We are in the midst of changing our one of our bi-laws and need 66 2/3 of the residents' votes. Do we have an obligation to protect the privacy of those residents who do not wish to vote?

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I think you absolutely have to respect their privacy. Those who don’t wish to vote means they are a no vote and you need 2/3 approval to amend the by law.

Are you trying to embarrass or identify them to other voters simply because they won’t support the by law amendment? That’s what it sounds like to me.

Hope I’m mistaken.

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what you are asking is can you shame/bully people into voting. Absolutely not.

Sounds like harassment to me and
In New York bullying is defined as threats, intimidation or abuse.

Have you considered sending detailed Information to all shareholders, which by-laws you want to change, the reasons and the benefits?

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By laws and new LAW?? - Connie S Aug 15, 2019

We are a condo and a by-law states that we have the right to charge the unit owner our legal fees in regards to defending our by-laws if a law suit insues. OUR CEO said that as of june 1st , you can no longer charge a unit owner the lawyers fee in regards to defending the by-laws. We live in NYC.Has anyone ever heard of such a thing. Or that a City law can supersede the by-laws made by NYS?

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It IS possible for NYC/NYS law to supersede by laws. The horrible Roommate law is an example of this for co-ops.

I would ask your CEO to cite which law has changed that now prevents you from recovering legal fees as your by laws state.

If he’s telling the truth, he should be able to explain what has now changed.

If he can’t and/or won’t explain, then he’s probably full of it.

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Your CEO might have been referring to the new law “Housing Stability and Tenant Protection Act of 2019” which places a limit on what monies can be collected by a landlord in a summary proceeding.

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Harassment in condo parking lot - Biba Md Aug 12, 2019

The man of a resident threatened to “shoot me with a gun” in the parking lot of my condo.
Who has jurisdiction over the parking lot? Which arm of the condo board?
Thank you for your help.
Bibamillion@aol.com

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The "man of a resident"? It's unclear who you think the person was...

call NYPD

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Sublets - peoples choice #1 Aug 08, 2019

I live in a coop that has no subletting allowed yet we have two that I know of. One is subletting for years and another has "guests" coming in and out all the time. We have tried to sell our apartment twice unsuccessfully. We lowered our price twice and management told us just keep dropping the price until it sells. Because of the precedent of subletting we requested to sublet our apartment so we can leave this place. Management has not responded to our request. So we are thinking about doing it without permission like others have. Also we are wondering what our chances are with taking our building to court for the right to sublet. Or if they take us to court what are our chances of winning? Has anyone run into something like this? If so your response would be appreciated.

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I’m not an attorney so remember what you paid for my advice.

If you try to sublet you will be sued and you will lose. That’s because it’s in your bylaws. 2 wrongs don’t make it right.

Even if you “know” that others are subletting, can you prove it? That’s what it comes down to. Not always easy to do.

Don’t listen to mgt when they tell you to lower the price. They are just trying to get rid of you. They have no idea why your applicants were rejected.

You need to be proactive in the selling process.

Find out from the Board what are the criteria for buyers (minimum income and other qualifications). Then talk to your broker.

Is your broker aware of all criteria? If there are additional monthly charges for air conditioners and parking, does your broker know them?

I’ve met many unprepared brokers who did not know these things. Your broker may know them and is just lazy and not doing their job. There are lazy brokers out there.

Also, is your apartment in good condition? Are there any undesirable factors involved with your co-op (ongoing assessments) that could be hindering your ability to sell?

If so, that could be a reason why mgt says to lower your price.

But remember that when a buyer is rejected, mgt is not told why. No one is told. We would just tell mgt that “the application is rejected. Please notify the buyer.”

My experience is that applicants are rejected for financial reasons only. Focus on that aspect.

I would ignore the other apartments that may or may not be subletting. Concentrate on your situation and make sure your broker is doing everything possible to sell your apartment.

Good luck.

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Marty please reread what I wrote. I understand you think you know everything. Sometimes your advise is OK But I do know for a fact they are subletting to someone. I also would like to hear from people who as had this experience. Thank you Marty

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I’m surprised that there is no mention of the stance of the Board on pursuing illegal sublets. I have served on Boards and my experience has been that the Board sets the tone on pursuing illegal sublets and directs the Managing Agent to investigate and
pursue them. When a shareholder complained to the Board IN WRITING about illegal sublets, the Board directed the Agent to investigate. And this led to verification and action. I agree that you won’t win in court. And you can’t force the Board to change its policy. But you can demand that the Board take action to enforce current policy. But if it was never bad I was more interested in selling, I wouldn’t want to antagonize the Board and be pragmatic and lower the price.

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I am surprised at how judgemental some people are becoming.

I thought this was a forum for people sharing information. if you don't agree with the responses/advice to your inquiries don't criticize see an attorney.

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An article on this site "Waivers and Selective Enforcement" addresses your situation..

https://www.habitatmag.com/Publication-Content/Board-Operations/2011/2011-May/Waiver-and-Selective-Enforcement

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Intercom system recs - AWBK Aug 06, 2019

Hi all,

Looking to purchase a new intercom system for our building. Needs to work via cell phone as we do not have hard wiring to all apartments (and do not wish to install any). Also, our residents have expressed privacy concerns about some of the features the latest "high tech" video intercom systems have with storing visitor photos, etc. So we are looking for something low/medium tech but reliable, as in an established company with a proven track record. Video is not required. Any advice is appreciated.

AW

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Look at Teman.com/GateGuard . It works with your cellphone and we never share your data. We're live across every boro in NYC, from walkups to luxury condos and office buildings. It can buzz an app on a smartphone or tablet or call a phone or land-line.

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Just a few words and saving you from enormous headaches. Invest. In. An. Independent. Security. Consultant. They can save you so much more than headaches. They can save you time and a HUGE amount of money.

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I was interested in this same topic. I saw the first comment there from Ari about this Teman GateGuard device. I googled it. Under the news tab I saw that this guy was arrested last month for allegedly counterfeiting checks from clients to the tune of $297,000. After that I googled him, too, and now I'm cautious of this device.

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What city are you in? Doorking is the most reliable system and is based in MN.

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