We have used Evins Exterminating for many years and have been quite happy with them.

TRY CONTACTING STUART BOGARD AT PRO-TECH PEST CONTROL (631) 269-6609

Our building has used Mr. Bonzai de Bug -- and despite the silly name, we have seen great results. While we rarely have rodents, even their sighting have declined. And he's very aggressive about bugs.

Once this begins, it could get out of hand. If the Board wants to send flowers, take up a collection.
Many of the SH probably dont even know who they are sending flowers to -- and if they did would take care of it themselves. A card from the Board, and inividual SH can do what they want

Our Board sent expensive flowers to our prev MangAgent for his new baby and charged it to the SH. However, the majority of SH could not stand this man, and he was (due to a SH petition) fired a few months later.

AliceT

Most buildings do use the operating fund.
maintaing building wide relations, quality of life issues and the like should be considered operating expences but you should speak to your accountant as how to classify them... just stay away from the gifted trips to the tropics and vegas!

~AR

Hey James,

I understand you 100%. I have yet to get others involved as well. It seems that no matter how patient I am explaining to other board members my concerns and how things should be run after extensive research and effort no one seems to get it. This is my second year on the board and I am dealing with people who just don't care. Part of the problem is that 2 board members are the original builders who own 7 out of the 20 units and just rent them out to collect income. They are so difficult to deal with and everything is an argument. The other homeowner this year who happens to be President does not know his ass from his elbow (excuse my language) and he is swayed by the 2 builders in making decisions. Meanwhile, I have been working so hard for the community in trying to do the right thing.
I have really gotten upset over this. I feel at times I want to quit because it makes me that upset but If I quit I am afraid that the whole place will go to hell. We are a small community and people will support me but no one really wants to be involved on the Board. Its very hard for people to understand the frustrations of a Board when they are not involved in the everyday operations of it. It really has become a second job. This year I made sure that I e-mailed the majority of the community to let them know what is going on and it seemed to get people's attention. Hopefully at the next annual meeting I will have at least 1 new person that might be interested to join the Board. Its like I don't mind working hard but I want my work to pay off with people being supportive. Its hard to explain things to people especially when people are not practical and can't use common sense. I understand your frustrations. At least we are in it together. Hopefully, with time things get better.

I would love to find a way to groom others Who groomed you?

In our 485 unit coop:

A supply line water leak to a toilet, sink, etc. (e.g.; water is under pressure) takes precedence.

Similarly, the supply or drain to/from a window heating/cooling coil unit system is treated as a high priority with same day repair.

All things being equal, the supply line leaks (sink, toilet, AC/heating unit) are repaired within minutes.

Toilets which do not drain properly are also at the top of the list.

If there are no supply line leaks, then waste pipe leaks are repaired, e.g.: elbow/trap under a sink.

Our maintenance staff repairs window mechanisms and sliding terrace door mechanisms. These are next in priority, unless there is broken glass and a potential hazard to pedestrians or residents.

A fan unit (failure or noisy) within the heating/cooling unit under a window is a lesser priority.

Sink faucet washers are next in priority.

Each apartment door has a mechanical doorbell ringer. These are also lower in priority.

Painting the exterior of a scratched/marred apartment door is scheduled when our house painter can be available.

Items which can cause damage, e.g. water leaks or hazards, are repaired the same day. In some cases we may shut the supply line to a window unit and then effect repairs the next day.

Unless there is a long queue of repairs, repairs are effected in order of receipt and in accordance with the above “priorities”; typically same day. But do note that some repair windows are negotiated with residents for their convenience.

Of course major building mechanical issues are accorded a higher priority but our management office or maintenance office always communicates with the resident.

Our maintenance staff is available from 7 AM to 9 PM, weekdays and 7 AM to 7 PM weekends.

Does the maintenance ataff (co-op) charge for these repairs? We're a small co-op and debating what should be fixed for free by our part-time super versus charges for a larger scope of work.

For that which the co-op is responsible, e.g.: heating/cooling units in their entirety, the valves on the water supplies that exit the wall before a sink or toilet is attached, windows (normal wear and tear), damaged parquet floors because a building supply line failed, etc.; the co-op does not charge a penny.

For other items, such as standard sink washers, sink waste pipe & elbow, doorbell mechanical device, etc. the cost of the parts is billed to the apartment owner.

For these latter “at cost” repairs, the first thirty minutes time for the maintenance person assigned is free as we wish to encourage folks to obtain repairs sooner rather than later before the problem expands into a major problem.. After thirty minutes, there is a nominal fee, e.g. without profit, for the time the maintenance staff expends in effecting repairs.

Of course, the maintenance staff will not tackle electrical work and other work that requires a licensed craftsman. But they will change a light bulb for a resident.

Does the maintenance staff (co-op) charge for these repairs? We're a small co-op and debating what should be fixed for free by our part-time super versus charges for a larger scope of work.

As a Resident Manager I make sure all of our work orders are done within the 8hr shift, now being that some work is not the buildings responsibility we have come up ith a system that the building will allow the staff to perform work for the residents. Toilets, sinks, light bulbs and filters should be changed before the shift ends, especially toilets and sinks/faucets since the risk for damage is high to the neighboring apts and the health of the building.

My building has had front-load washers for at least 10 years but never a complaint about mold. Maybe we're just lucky. I've read that two good ways to avoid mold are to keep the door open after you take out your laundry (to let the cylinder dry) and occasionally run it empty with hot water and bleach.

I am pleased with our front load washers. They seem to get the clothes cleaner and don't knock them to pieces with the agitators. We've never had a mold problem, and I suppose enough people wash with bleach that it would be difficult to become an issue.

I am a Resident Manager, and in our building we have "high end" and high effiecency washers/dryers. The user manual suggests that you leave the door open on the front loading washer to allow it to air dry, if you dont, over time mold will grow! that was not in their user manual but we discovered that over time and regualr maintenance.

It may be a problem of people who cannot spare a minute or two until the front loader does the work.

What do I mean by this?
When front loaders finish washing clothes, the user needs to wait one or two minutes before opening the door so that all the water is removed from the drum and door; otherwise, residual water remains between the door edges and in the drum. This is something that it takes used to.

I guess in buildings with residents in a rush, residents who do no wish to clean after themselves and with an poor maintenance by porters, mold may set in.

It's all a process of education and cooperation.

AdC

What do Porters have to do with the washing machines, in my building my porters wipe down the outside of the machines and do not go inside of any machine. That includes the clothes dryers lint drawers,tenants/housekeepers have to clean the lint drawer after each use.

The building staff have enough work to do already, don't you agree?

If this is what your porters do because you have a lean staff, many machines to wipe and do not expect them to at least inspect the conditions of the machines, then that's your expectation and case close.

If a minor inspection may help wipe water from the door area where require, you may then have a machine w/o mold.

Again, every building has expectations for their staff and there is nothing wrong with them.

AdC

You're to be commended for being that thoughtful and empathetic. And you're probably already thinking that whatever the law requires, the simple human decency you've shown by bringing this up should guide you.

The crippled and the elderly should be able to attend the meeting without proxy if they choose, the same as every other shareholder. In fact, the more helpless or on a fixed income you are, the more you want to be present yourself, and not rely on a proxy who may or may not be truthful with you. We've all heard shameful cases of highly respectable attorneys, judges and family members taking advantage of the elders and the disabled.

Thank you for your thoughtful response, JB. I was surprised that when I mentioned this to the Board, no one else had considered it, and unfortunately the shareholders often do not speak up on their own behalf.

This is such an important matter, for just the reasons that you state, and I'm hoping to find out that there is a regulation about this. Thank you again.

Out 500 unit high rise in NJ does not have a large community room to accommodate all who wish to attend our meetings.

We employ, as the need arises:
1. A local school cafeteria.
2. A local school auditorium.
3. A community room in our town’s library.

All are accessible.

Good luck!

Joe V, I appreciate your input, and especially that you make sure all of your shareholders are considered. That's no small task with 500 units, and you provided good suggestions. We have three schools and a library nearby, and our co-op is much smaller -- we should be able to handle this. I'll keep you posted.

Thanks again for your suggestions & encouragement!

As the library does not permit food, we provide all attendees with bottled water.

At the school, we provide Italian cookies, tea, coffee and bottled water. Coffee & tea = decaf and regular.

Joe V, that's a good point about the library not allowing food, especially since we normally provide cookies and soda too. Not everyone partakes, but it's a nice touch, and people mill around the table while the votes are being counted.
Thank you for pointing that out, as it all needs to be considered.

Have your Handyman or Superintendent pull out your stove and see if there any openings. Also underneath the sink and dishwasher. Have them plug the holes with steelwool (not brillo pads.

That should take care of your unwanted guests.

What is necessary for refinancing my coop
apt. Any money to pay the corp? Thank you

I would say that the co-op does the work of preventing mice by using exterminator, providing glue traps, making sure that basement doors and holes in basements are all mice proof, i.e., sweepers installed on doors of boilers, mesh on any openings or windows in the basement areas, etc.

Now, the walls behind the kitchen and moving cabinets happen to be the shareholder's responsibility to move. Consequently, should the person wish to eliminate potential areas of entry into the apartment, then he/she has to do their work. Similarly, all baseboards must be checked by the individual as well as closet areas. Why the co-op should absorb the total responsibility for finished walls in apartments, even behind cabinets, that is beyond my comprehension.

Good luck

Given the change in height, one level to the next, a ramp is impossible.

Doesn't either your lawyer or property manager have the official corporate seal?
Ours keeps it in a safe, I believe....

New one is needed.

try quill office supply

I believe the current 32BJ contract has some guidelines for new superintendent's salary. It's a matter of consulting the contract to find out. As a board you should have interviewed the person and probably knew his salary demands. If the salary requested was far above the guidelines of the union and you complied, it meant that you felt the person is pretty competent and capable of fulfilling the expected responsibilities of the position for the salary demanded or you just fell in love for the man.

AdC

Thank you very much for responding. We were told by our property manager that any employee replacing our retiring employee had to be offered the same salary, and so he was hired at that amount. The question has come up since that time. The Union contract posted on the internet gives hourly rates. I believe that I've seen in the past that a new employee would receive the same salary unless the outgoing employee was receiving a high salary due to longevity.

I'm not sure this advice was entirely accurate.

If the super's salary was based on both longevity and skill level, and you hired someone who was a porter and had never before been a super, with much less work experience, I believe you could offer a lower starting salary.

Did the property manager get the advice from 32BJ in writing?

It's probably too late to make any changes at this point...

Advice? The Board is ultimately responsible, and because of the mess our MA made in our building, we have now learned that, no matter how much you like, or how good they are -- too often the ManAgent takes the easy way out... and also, tends to try to get the best deal for the staff -- as oppose to the SH.

Our MA tried to get us to sign up for a $6000 parking perk... claimed it was "Industry Standard", we did a survey and found out this was not true.
Boards have to be more responsible and do thier homework.

Alice, thank you -- I agree, and have heard stories about other PMs before. It's up to the directors to be on top of things, but too often everything is left to the PM ("that's her job") -- rather than keep alert or set the policy for the PM carry out. One of the new directors didn't know that the PM was hired by us, rather than the other way around, so didn't question anything, lest the PM be "upset". (The salary was one of these issues.)

If the superintendent you had was making say 45K base, then the new superintendent gets the same salary. Some buildings pay their superintendent a base salary and after that they give him a weekly bonus of say $50 to $100, that money the new superintendent does not get until he earns it or the Board awards him with it.

Thank you very much for that clarification. Sometimes it's not easy to get to the heart of a situation, but Habitatmag's Board Talk is a real help. Thanks again.

32bj/670, etc will ALWAYS tell you that this needs to be the case. This is their desire, not law or mandatory protocol.

I had a 32B super retire 2 years ago in an UWS building and they wanted my new super (who was also previously a [non union]porter in another building)to start at the same salary. I negotiated it down to almost 1/2 that.

It is the managers job to continually negotiate the contracts with the union delegate/rep.. not just upon hiring. Unfortunately, most just take the suggestions of the union rep as law and abide by their demands.

~AR

Thank you -- this is good to know. You did a great job! With all the other contract benefits our live-in super gets (such as free rent, phone, etc.) one would think a person employed with no supt. experience would not automatically get the same amount as a long-term supt's salary. It doesn't happen in other fields of work, and it doesn't make sense it would happen here. Thank you again.

As Superintendents/Resident Managers we have been complaining to the Union for years that this is wrong! But they said it was the policy.

Just like the Superintendent/Resident Manager has the same Union Delegate as the doorman, porter & handymen have. When you write up a employee and have to go to arbitration we both have the same Union Delegate for both of us? You figure that out.