this is great news! Thanks for being responsive to your readers/posters.

Thank you.

This is probably a simple question for the Condo counsel; however, my educated guess tells me, it's a NO. If taxes are paid individually by a condo owner, the failure to pay the taxes does not pose a financial problem to the association just like a mechanical lien on his/her deed will not make a difference on the association.

AdC

Management company fees are are written in to the contract. I don't know what a "normal" alteration fee would be, but your board had the opportunity to negotiate this (and any other) fee before signing the management contract.

We are interviewing for a new Mang company,,, Could you let us know what your fees are for things such as processing forms for S/H renovations etc...

Also, any questions that we need to ask the new company... Thanks,,,VP

Actually Larry, Calling mang companies/lawyers to try to find out how much they charge -- is almost an impossible endeavor.

One of the purposes of Habitat has been so that we, as non-insiders on the Mang side, could compare notes and hopefully, in learning what to ask for, bring cost down and know how to handle spicific problems with the building and the Mang Company.
We are going to hire a new MangCo, and since this is a negociated item ....once more ... so that we can compare: Our last mang company still charges a processing fee of $150, our present fee is $350... also, any suggestions on what questions we need to ask new agents... Thanks AliceT

Thank you BP, but I have sent a number of questions, which I see posted, but no answers.

I dont know about the new site, but the old allowed us to exchange valuable information, and compare notes. As much as we would like to belive the best, our recent experience has taught us that the mang company, does not necessarly have the best intrest of the building in mind.

We are interviewing new MangCompaines... do you have nay suggestions as to the questions we should ask. Also, what are your processing fees? Our old company still charges $150, whereas our present company charges $350.. This is a negociated item, and we need to hear from other CoOp boards... This is not the kind of Info, mang companies give out...
PS: I am troubled to see MangCo advertisments on the site,,, is this the end of Habitat's nuteral position?
AliceT

Alice, I got an e-mail recently saying there were new Board Talk postings. I didn't get an e-mail like that for weeks. I used to get them almost every day, and this time I had to log in. The only postings I've seen lately are from you and one today from Larry. Maybe the problem is on Habitat's end. (?) It seems odd that no one is posting anything.

Look in Habitat's archives for articles on what questions to ask mgmt companies. Type in "interviewing management companies." Our mgmt company charges between $50 and $400 for processing fees, depending on what it's for and what's involved. We don't negotiate that with them. We've had the same company for a long time, and what they charge has always been up to them.

Thank you for your reply... the Archives are a good idea... would you mind sharing the name of your MangCompany...

Thanks,,, AliceT

Alice, I'd rather not share the name of our mgmt company. We have a problem with them at the moment. Look into past Board Talk postings for mgmt companies. I remember seeing some with names of companies that were recommended.

We too are having serious problems. Perhaps we can compare notes at a later date.
Carefully read your MangContract, and start reviewing the accounts.
We have one Board member who has kept every Email. So, do put everything in writing, and keep all Emails.
AliceT

Would be intrested in hearing from other B/M, S/H as to what your processing fees are...

They are out of control in our building.
AliceT

your Board can negotiate. Write to your Board and tell them you feel it is too high and that they shoudl review the fees. Get one or two of your neighbors to sign the letter for more effect. $500 is normal if it a major renovation. Many buildings have a "simple" form that is for superficial renovations (cabinet installation, painting, floor refinishing) and that has no fee.

We are negociating with a new ManCo... We would appriciate anyone who can give us idea of what you pay for simple processing of papers for things such as a small plumbing job...verses a renovation...Thanks

Minor renovation : zero (it is only one page plus proof of insurance.
Major renovation = $250

Schedule of Fees
Resale Application- $350
Closing Fee- $500
Credit Report- $75 per person
Recognition Agreement- $250
Refinance Application- $250
Sublet Application- $350
Sublet Renewal- $150
Duplicate Financial Statements- $15
Copy of Offering Plan- $250
The recognition agreement fee is a one time fee which covers the entire mortgage application. This fee is charged to new buyers who are obtaining a mortgage or shareholders who are refinancing. The refinance application is only charged to existing shareholders who are refinancing for an amount greater than their current mortgage and where the monthly payment is increasing.

1. Send a letter from the M.A. or Board explaining the problem and its financial cost to them. State clearly that if the situation doesn't improve, and quickly, the Board will have to increase maintenance fees to cover the extra cost to the corporation. Offset this harsh reality with an equally clear and concise summary of your building's trash and recycling policies, and appeal to their pride and self-interest by stating the Board is confident that such a drastic step won't be necessary.
2. Monitor the situation carefully and update residents on how well they're going and how much $ they have saved.
3. Make a point of talking about progress in a positive, upbeat way, and thank people when you see them for helping.
4. Repeat steps 2 & 3.

Educate your residents. Start with the material the city is providing. If there are kids, you can think of a children activity as well. This will make the parents sensitive. Send around leaflets to be given in all languages spoken in your building making sure the residents give it to the housekeepers as well

RFS - Our residents discarded trash improperly for a long time, but we've resolved the problem, at least most of it. There will always be people who won't follow guidelines.

We have a chute on each floor and a trash area on the 1st floor in the building service area. This is what we did:

- We hung NYC recycling posters by the chute on each floor.

- We gave all residents a magnetized recycling poster for their refrigerator (available from the Sanitation Dept).

- We hung a sign over each chute that says:
ALL RECYCLABLES MUST BE TAKEN TO THE 1ST FLOOR!
THE CHUTE IS FOR REGULAR GARBAGE ONLY!
ALL REGULAR GARBAGE MUST BE TIED TIGHTLY IN BAGS!

- We have bins on the 1st floor with the following:
1) A large sign on the wall that says:
ALL ITEMS MUST BE DISCARDED IN THE PROPER BINS
2) Signs on the wall above each bin that say:
GLASS/PLASTIC/METAL
CARDBOARD
NEWSPAPERS
ALL LOOSE PAPER
MAGAZINES/CATALOGS
REGULAR GARBAGE (2 or 3 bins for this)
3) A Sign on the wall that says:
LARGE CARDBOARD BOXES MUST BE FLATTENED
When our super accepts large box deliveries for residents, he writes the apt # in black marker on them.

(The bins for recyclables are bright blue and the bins for regular garbage are black.)

- We sent residents a memo that, among other things, says:
1) The coop is subject to violations for improper recycling from $100 to $300 per incident which all Shs pay for since they must be paid for from coop funds.
2) City inspectors visit buildings without notice and will fine individuals if they find names on improper discarded items (it's happened in our building).
3) The coop will fine residents $25 per incident if their names are found on improperly discarded items or if large cardboard boxes are not flattened. (That's why our super marks the apt number on boxes bec residents did not flatten them and tore off labels so they couldn't be identified.)

The memo stresses the need for proper disposal, courteously but firmly, and asks for everyone's cooperation.

RFS - If you don't have a building recycling/trash area, find a place to set one up. It will save your super a lot of time and effort. Residents have to be "trained." You don't want to create a police state, but convince them that guidelines are for everyone's benefit, and let them know you're serious. And if they don't follow recycling/trash rules, charge them the $25 fine. Keep cardboard box labels or markings for a while as proof of non-compliance. You only have to charge people the fine once or twice before they start shaping up. It's working for us.

RFS - A few things I forgot to mention. A Sanitation Dept officer can come to your building to look at your trash area and tell you how to improve it and recycle properly. They're even willing to attend a meeting and speak to your residents. The only problem is that it takes a long time to get an appointment with them.

Stress to residents how recycling is helping to save the environment. There are many websites with tips on recycling (bring a mug to the office instead of using styrofoam cups at the coffee machine...bring a cloth bag to the grocery store instead of using their plastic bags...use the reverse side of letters and other paper for scribbling notes, draft copy, shopping letters, etc.)

Send residents a memo. Even better, have a 1-hour meeting in your building about 8pm. Have enough seats for everyone and serve coffee & cake. Tell them interesting facts about waste/recycling (many websites for this too). For ex:

-- There's more plastic in the Pacific Ocean today than there is plankton/seaweed.
-- A paper bag cost 3 cents to make. A plastic bag costs 1 cent to make, but it costs 17 cents to dispose of.
-- 100 billion lbs of plastic are discarded in the US every year which will be in landfills for 500 to 1,000 years.
-- Give examples of what recyclables are made into: plastic bottles into ski jackets, skateboards, house paint...milk jugs into weatherproof patio furniture that looks like real wood...metal cans into eyeglass frames, carpeting. It's quite amazing what recyclables can be used for!

Get residents psyched up on recycling and their cooperation will be more forthcoming.

Generally, more waste is generated in more developed countries. However, the extent of the damage to the environment does not depend on the amount of <a href="https://www.rubbishwaste.co.uk/">waste</a> , but how it is collected and recycled. Therefore, I use the services of a company for the removal of various types of garbage in London. Not only the state of the urban environment, but also the efficiency of its further disposal depends on the method of garbage collection.

You know, I've been noticing lately that more and more people are taking care of the environment. Many observe waste management. Some even specially order a <a href="https://www.rubbishwaste.co.uk/">rubbishwaste</a> service for garbage collection and recycling, if the utilities can not cope with this. But unfortunately, the environment is suffering every day and there is no end in sight. The planet would soon be cleared of garbage.

You know, I've been noticing lately that more and more people are taking care of the environment. Many observe waste management. Some even specially order a service for garbage collection and recycling, if the utilities can not cope with this. But unfortunately, the environment is suffering every day and there is no end in sight. The planet would soon be cleared of garbage. https://www.rubbishwaste.co.uk/

The residents must be made aware of this problem. Have a meeting about recycling, send out a memo, provide enough clearly marked receptacles for recycling. Have inspections done. Fine floors if you have to but do something. Explain the impact on his response time to real situations. Threaten to raise the maintenance if resident refuse. In other words, GET THEIR ATTENTION!

Regretfully -- welcome to the real world. No matter how much we have tried, including several presentations by the Dept. of Sanitation to our residents, our Super and Porter still spend much of their time sorting garbage. We even attached a copy of the Dept.'s printed matter to our House Rules. Do you have the Dept. of Sanitation's recycling posters and other information posted prominently in your recycling area? You can get all kinds of literature from them, free for the asking.

Hi Pres,

Our 50-unit co-op in Yonkers is wired for Cablevision (we do not have a contract with them) and we just signed an agreement to allow Verizon to wire us for FIOS. We will not be dumping Cablevision for FIOS, but our residents will soon have a choice of TV/internet/phone providers.

Thank you for your input. It's good to know we have an option to keep both.

Regards,
Pres

The Argo Corporation has been very, very good for our co-op.

we changed management companies last year and our three finalists came down to argo, midboro and andrea bunis.

we are a 400 unit coop in downtown manhattan,

Thank you for your info... However of the three you mentioned, we have recieved extreme negative feedback on one... could you tell us who you hired... Thanks, AliceT

re: extreme negative feedback

now you have me wondering about which company you are talking about.

in a vote of the BDs midboro won by one vote over argo.

Richs, Did you receive my last message about your Mangement company?//

Alice

i did not receive your comments about our mgt company. please resend

Dear Rich, Dont mean to be vague, but at this time my advice is that every board member read the Manangement agreement, keep every Email -- have Owners CC Board members with thier complaints to your Mananger, and check the accounts...And remember, the Mananger and Manangement company works FOR the Coop...
Which, is probably good advice for any board.
AliceT

hello Alice T

i hope you still read these boards. please pm at the listed email address.

Because of the Habitat new format, I dont know if you will get this, but you may want to make sure that the whole board has a copy of the Mang agreement.

I have a management company to recommend, a start up, but the managers are licensed and have over 25 years experience.

Veritas Property Management in NYC. 212-799-2365. Tell them PPS referred you.

The Pres.

We plan to start interviewing for a new ManCo immediately --could any of you give us any pointers. Questions you asked, or issues you felt were important..

Thank you... AliceT

Here some questions we asked when interviewing new managment companies: Good luck...

How much is your management fee?

Provide a list of names and numbers of other coops you represent in our area? Reference purposes only.

How many managing agents do you have?

How many buildings does your company manage?

How many buildings do each managing agent have to manage?

Are your managing agents licensed?

How many years have you been in business?

What accounting systems do you use?

How often do your managing agents visit their buildings?

Do you have managing agents that speak a foreign language?

Have you managed buildings that are union?

Veritas Property Management are great. 212-799-2365.

What is Veritas Management great at? No one on our board never heard of them. Please eleaborate. Thanks.

Be on guard. When our former management company heard they were not in consideration they messed us up badly. Almost a year later we still have missing files and statements. Only under the threat of a lawsuit did they give us files. Monthly accounting statements were delayed. The former manager refused to sign off so that our accountants could certify our annual report. And they were late in submitting bills which resulted in thousands of dollars in penalties and a downgrade of our credit rating with D&B. This is just a condensed version of what went wrong

This was a major NYC management company not some fly by night.

We had the same experience with many management co. So do many other co-ops,just look at all the co-op that keep switching.

We decided about ten years ago to become self managed. We took responsiblity for our own actions. No more lost records,late tax payments etc.

Ted I would like to have your email address to share about this. I'm curious if it is our same
M

After a 30 year succesfull career in the Coop/Condo Management industry I have started a consulting service which among other services assists Coop and Condo boards in the management selection process at a very affordable fee. If you are interested please contact me at nyc.retailman@gmail.com

Did you ever get an answer to this? We're in Manhattan and also thinking of elevator repair.

Our coop in midtown Manhattan (60 apts) got a J51 abatement recently for just over $100K in tax benefits for our boiler, elevator and exterior capital improvement projects! The application fee for a J51 is $500 and our property manager handled the filing. The program is sponsored by the NYC Dept. of Housing and Preservation Development (HPD).

Go to www.nyc.gov and keyword in "J51" for more information. You can also call the HPD at 212-863-5517 for complete details on eligibility, how/when to apply, etc.

It's a tax benefit opportunity that you should definitely take advantage of.

Thanks. After the board did what research we could, our agent finally hired a specialist lawyer who is applying for it. Congrats on getting your abatement!

Thanks, ABB. My only comment to you: I don't know why your prop agent hired a specialist lawyer to file a J51 abatement for you. Our agent handled it for us. Seems a waste of money in legal fees. We have a coop attorney but we didn't even have to use him on this.

One of the many reasons that I'd like us to look for a new agent who is more up to date on what's going on....what can I say? Too late on this J51, but I've saved your information about what to do for next time.

ABB - I may be wrong but I think your agent can start J51 filing when construction on a cap improvement project begins but you have to file for it within 4 yrs after the job is completed. Just my opinion but if your agent doesn't know if your bldg is eligible for J51, there's probably a lot he should know about many other things but doesn't. Every good agent knows about the J51 program or at least how to find out about it.

My suggestion: get a new agent/mgmt company and don't put it off. You may be losing out in many ways with the one you've got.

What is the value of some of your apartments?

The sale value of our apts are in the $450K to $500K range.

The offender's actions affect more than one shareholder, which makes it a board responsibility to handle.

Why have you been waiting for the shareholder to do it?

Call the DEP. Call 311. Call the police. Call an independent noise specialist to record the decibels.

Don't force the shareholder to do it, that's the board's job.

The Board can only do so much. The S/H have to get involved. This is a problem in our building. S/H call, but dont want to become involved -- and you are putting the Board in the middle of a "he said-she said" situation.

The best would be for all the S/H who have a complaint to write (just one line) to the Board.

Otherwise, -- you can make an anonomous(sp) call to 311, orcall the police -

Start the paper trail now. Co-op's attorney needs to step in and get the ball rolling - with a notice of complaint letter. If you have a management company, they too should get involved.