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denied loss assessment coverage - pk Oct 26, 2018

Has anyone ever been denied loss assessment coverage from their carrier and why?

Have you ever been covered by your loss assessment insurance and for what?

Which insurance companies covered the loss assessment?

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Have you asked your insurance carrier why loss assessment coverage was denied? If so, what did they tell you?

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Yes, Steven, I did. They said they don't cover pools and that water damage, a pipe bursting, man-caused or not, was not covered. The pool replacement is part of now a bigger issue, the bulkhead and patio, both condemned, which we must replace, even if we don't replace the pool. And the building is now suing the insurer, since we believe we should be covered. Wondering if the Board can rewrite the assessment stating it's just for the bulkhead and patio.

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Those restrictions sound pretty... errrr... restrictive. Any way you can look up what your coverage included in your originally policy documents.

I live in a co-op so a comparison to a condo is not really valid. I never considered what my exclusions are, and I'm going now check. My policy comes up for renew next month and I checked how much loss assessment I had. $1,000. Again, coverage may be different between co-ops and condos.

You might want to go to another insurance broker and get a competitive quote. During your discussions, ask them what their loss assessment covers and what is excluded. At least you'll know if what you're running into is industry standard or just your coverage underwriter.

Good luck

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I'm going to check with USAA for a comparison and definitely ask what is an isn't covered. You should upgrade from the standard $1000 coverage which normally comes with most policies, consider your deductible as well. My neighbor has $1000 coverage, but her deductible is $1000 so that is a wash. My $10,000 coverage only costs me $5/month, peace of mind, which I still think is worth it, should something else occur.

Would love to hear from those that have used their loss assessment coverage. I live in a coop.

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Bed Bugs - Connie S Oct 25, 2018

I am President of our Condo.WE have a unit owner who is a type of hoarder who has bed bugs confirmed by an exterminator we hired . He was all for it , but when he found out that he has to do :clean his place up and what this "prepping" entails he said no and got an extermnator who claimed he found no evidence on the bed (I am sure he vacuumed before the guy came). He did leave bed bug traps all over, which proves he is not all that sure that there are no bugs,. We wanted to get a third (dogs) opinion, but he refuses to allow us in anymore. There are all sorts of remedies for Tenant Landlord, but what about for a unit owner who refuses to do anything??

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This is a health issue and needs to be reported to the proper authority, call 311 ASAP. Sounds like the owner is breaking some kind of rules in your Condo and can be forced to move.
Now for my question. Where is your managing agent? If you have one get a new one. This is your managing agents job to guide you in such manners and your lawyer. It's also time to search for a new managing agent. Search the Habitat for Managing agents, they have one issue each year that rates and gives a lot of info. on each agent. Let us know what your out come is. Best of Luck

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If you are a condo 311 does NOTHING- You have to take the unit owner to Supreme court. If you are a coop or rental , it's easy, not so for a condo. You own the unit with a deed and the rules are different. WE have been in contact with a lawyer, arbitration , according to our by-laws might work, but if the unit owner is not willing , Supreme court IS THE ONLY OPTION from wht we are told. We found a lawyer how can speed up a court hearing within a month. The good thing is all the lawyers fees according to our by laws will be billed to the affending unit owners account.

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Remote access for open board meetings? - pk Oct 11, 2018

Is there a way to allow shareholders to dial-in for special emergency meetings, ie when they are traveling and can’t attend? Is there a system anyone uses that they can recommend?

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A bad credit can be a hell of a nightmare. But i was soon awaken from that nightmare when f i r e w a l l b r e a c h e x p e r t @ g m a i l . c o m removed my inquiries and all derrogatories i had all thanks to a colleague in my programming team who introduced me him. I as a programmer sure knew it could be hacked but didn't know how to or who could get the job done, and trust me i tried and even contacted a few connects i had who claimed they could but failed not until recently when my colleague called me at the middle of the night about how her credit score was raised by this same hacker. You can guess what i did. Emailing him was the best i ever took in my life. What a life.

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You'll need a good quality speaker phone to set up in the room where all of the on-site individuals are meeting. It should be a quiet space with carpeting and other sound deadening material, if possible.

As far as your remote dialers, if there is only one individual, she/he can directly call the line with the speaker phone. If there will be a number of people who are connecting remotely, contact your phone company. Most of them have conference call services they can set up either for free or a nominal charge. Your remote callers will be given an 800 number and a PIN. They dial the 800 number, enter the PIN, and are connected to the conference. The speakerphone in the conference room will be the moderator and will also dial into the 800 number with a different (moderator) PIN.

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Great service - Sandra Reeves Oct 05, 2018

I am a loan officer and I will like to give some serious warning! Credit report mistakes can lead to disqualification for mortgages and car loans, as well as increased insurance premiums and interest rates. In some cases, those mistakes can even prevent you from getting a job and If you have an eviction hampering your ability to find a place to live or low FICO score you have only one option to contact this great hacker here:
| PYRAMIDEYE.HACK@outlookcom |
Because eviction, tax liens and other public records takes 7 years to fall off your credit report. You can clear any of these items off your report in less than 72 hours if you take the step now. If you don’t tell him I referred you, he won’t bother to reply you.

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Hmmmmm... Let's see. An unidentified loan officer working as a shill for a "great hacker" tries to scare the crap out of me by raining down the ten plagues of FICO... unless I take his miracle cure.

But wait, there's more! The miracle cure only works if I mention the unidentified loan officer, whose name is conveniently missing, and impossible to list as a reference. And impossible to trace.

Yep! Definitely! Someone I would absolutely trust with my social security number, net worth statement, bank and investment account numbers, first born child.

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Steven - Let's also not forget the impeccable grammar of the author. Get this deal while it's hot.

NOT!

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If nothing else, the Dear Hacker is prolific. Put "PYRAMIDEYE.HACK" into Google and prepare to be amazed!

But you know, I really need to be very careful about this. "Pyramid Eye" is one of the great signs of the Illuminati. Check out the back of a $1 dollar bill. With Halloween coming up and all, I may end up riding around as the Headless Board Member.

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Tax history and compare tool - Taxhistory Oct 02, 2018

There is a tax advisory commission see https://www1.nyc.gov/site/propertytaxreform/index.page

To prepare for it, you will want to compare property tax across properties try https://tax.tidalforce.org

If you login you can search by name and search to New York City payroll and share the links with your friends. You can also search nearby and condos.

It lets you easily compare property tax bills across the years and across properties.

Abatement and exemption details are also available in a paid report section the most of the app is free.

There's even a Tax Class Change Report that shows what happens in a zip code when you change your tax class

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Great site! Thanks for sharing.

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Bad floor condition of my upstairs - Noisy neighbor Oct 01, 2018

The apartment of my upstairs neighbor is owned by very big realtor company. I complaint to them that upstairs floor is very old, so every single footstep makes very loud squeaky noises. I think it can not be solved by just covering the floor with rugs.

I complaint a lot, but they said it was building problem and 80% of coverage is the best they can do.
I checked my neighbors' apartments in this building, but no aparment unit makes these big noises. Is there any way to make the owner fix the floor?

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Bill A4090 - NYC Sep 28, 2018

Does anyone know if Bill A4090 has become a law?

This bill would allow shareholders to fine up to $500.00 each the managing agent or board who did not distribute heir Star exemption(s) in a timely manner or used the credits for other purpose.

https://www.nysenate.gov/legislation/bills/2013/A4090

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Although I am definitely not an attorney, my reading of this bill is that it is essentially toothless.

Most of the wording in the bill addresses how a co-op can avoid having to pay the fine. It can claim that that it received the STAR abatement list late, that there are errors in the notice, or that it (the co-op) has an action pending in the courts. Good luck in proving otherwise.

I'm not sure how anyone could prove that the co-op "used the credits for other purposes." For abatements like STAR or the Real Estate Tax abatement, no money is actually sent from the Dept of Finance to the co-op. Instead, the co-op receives a list showing the value of each apartment's total abatement. It is then the responsibility of the co-op to disburse funds from its own accounts to the shareholders. In practice, this is usually done via a credit against monthly maintenance. To make up for the lost of maintenance income, co-op boards usually approve a one-time assessment of approximately the same dollar amount as the total for the abatements.

I cannot see any value or purpose for this bill unless the author is trying to win points with her/his constituents. In practicality, shareholders will receive little to no financial value from it.

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My upstairs neighbor brings so many visitors. - Noisy neighbor Sep 28, 2018

I live on the first floor. My second floor neighbor lives with her mom and high schooler son, but every Friday her brother takes his son and stay on second floor until Sunday. Yes, the boy runs, jumps, and makes a lot of noises. On top of that she brings about ten people including 4, 5 kids on Saturday. They stay up to 12:30 am.
My family is in the hell for the time. It has been years. My husband and me complained to management office, they said they couldn't stop family visit.
This apartment building is very old and noisy. Is there any coop rules about noise issue from visitors?

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My experience is that you probably can't do much about the noise from upstairs because it falls under the category of "living." Boys run and make noise. It's what they do.

You'll also have a tough time preventing them from bringing other family members for a visit.

There are usually general co-op rules that state that noise must be kept at "reasonable levels".

You mention 12:30 on a Saturday. If that's the only day of the week that it happens, you're probably out of luck. If it happens during the week when you have to go to work, then that's a different story.

One thing you'll need to do to have any hope of changing things is to note the time and date of when these noises occur. Any type of action to make them change their ways will require detailed documentation on your part to support your claims.

Noise issues are difficult to navigate because different people have different tolerances to noise.

Good luck.

P.S. What did you mean when you said that the apartment building is noisy?

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There should by House Rules or provisions in the proprietary lease
on use of premises that forbid behavior that prevents the quiet enjoyment of apartments.

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"Quiet enjoyment" is a very difficult balancing act. One practical suggestion is to check your proprietary lease or house rules for mention of the 80% carpet rule. It may also be a Dept of Buildings regulation. It basically says that if a downstairs unit owner complains about noise from the apartment above, the upstairs apartment owner is required to cover 80% of the floors in question with carpeting and a thick under-padding. This usually resolves most noise complaints. Any further noise abatement is the responsibility of the downstairs apartment.

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Monmouth County Property Management - belmarbeagle Sep 25, 2018

Seeking a new Management company for a 28 unit condo in Belmar NJ. Anyone have recommendations?

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Hi, we are a 150 unit high rise building and we just went with PRC. Our last company was First Service, which I can't recommend. PRC gets along great with our town, the building department can't say enough great things about them. They are located in West Long Branch. Give them a call.

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will contact PRC. I have FSR in NYC and am not impressed with their performance.

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Hi. I saw this and I work at PRC as a property manager. If you would like to talk 732-222-2000. Jacki

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replacement of mailboxes - DP Sep 23, 2018

Who is responsible for replacing, maintaining, and paying for the mailboxes in a coop? We had ours replaced by the USPS 2-1/2 years ago and the present letter carrier is struggling to re-lock them after he's delivered the mail. If they need to be changed again, do we have to pay anything? Thank you.

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2.5 years sounds like a very short time for mailboxes built to USPS specifications to fail. I would start by contacting the same postal organization that installed them in the first place and asking about repair/replacement responsibility.

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