My opinion is that the kinds of rules and regulations you're considering would best be added to your House Rules and not either the PL or the BL.

The PL is the basic document for Co-op Corporation (Lessor)/Shareholder (Lessee) interactions and relationships.

The BL is the basic Co-op Corporation governance document.

Both require a supermajority of shareholders to modify, so you want to keep things as non-specific as possible. What goes into the PL and BL are usually enshrined forever.

Rules and regulations dealing with relatively short-term situations that may need to be modified or removed with little fuss or formal shareholder concurrence belong in the House Rules. Adding/changing/removing House Rules usually requires nothing more than a majority of the Board,

Anything having to do with a fluid situation like COVID is much more easily maintained in the HRs. Similar types of HR rules would be 80% carpeting, smoking, allowable uses of common areas, etc.

My opinion, which I hope is helpful,
--- Steve

I agree; it seems the question arose in the building concerning whether or not the Board had the right to make a HR concerning personal health related issues.... my answer was yes, because it impacts the building as a whole... Which is why i asked the question and in thinking about it further, the PL language should probably be limited to something that permits the Board to make a HR that impacts the building during and related to any public emergency, disaster or health/pandemic related period...
(not sure if I made sense?)

Hi REAPLLC -

It makes sense. I don't think there need to be any changes to the PL or BLs. I believe most PLs already have enabling language which gives the board pretty much carte blanc authority to make rules which affect the general wellbeing of the building and shareholders. In fact, I think most original Offering Plans contained both the PL and a template set of HRs for new boards to follow. Try doing a text search through your PL for "House Rules".

You might also ask the co-op's attorney for what you can and cannot put into the HRs concerning emergencies in general and the current pandemic specifically. That would be the safest route.

I am working with the building Atty who recommended we add language, which he is working on, but I wanted to see if and what others were doing.
I'd be happy to make that public when its done.

~AR

REAPLLC - Is your attorney adding language to the PL (I assume) which authorizes the board to create/modify House Rules, or is the language he's proposing specifically geared towards COVID?

It would be much appreciated if you posted what your attorney proposes. We all learn something new that way.

--- Steve

As a manager, I have successfully removed the union from several buildings (and added them to others)...
Is there a current super working in the union position, or is there a vacancy?
if there is a super in the position, is there an issue with him?
is the cause strictly financial?
other?
~AR

REAPLLC - What process or procedure did you go through or have to follow to remove the union? How did you handle the loss of benefits once the buildings were no longer part of the union? How long ago did the conversion take place and how has retention been since the buildings were no long union?

Thanks!

I would love to hear also how you got rid of a union in a co-op. My understanding is that union members would need to do that.

When I read this, I immediately thought what would happen if I saw this situation on an episode of Judge Judy.

There is no conflict of interest here. She lent you money and you never paid her back. That's the only relevant issue. You owe her money. Perhaps you felt embarrassed or guilty by no longer repaying your debt. I get that, but it doesn't absolve you of your debt.

Even though "She has never said a thing about it in all the years since" - you still owe her the money. She has not forgotten. Would you forget? I don't think so. She probably stopped saying anything because every time she did so in the past you never paid her back. She likely felt as if she was talking to a wall.

You acknowledge that the money was a loan. You made a few payments and stopped for whatever reason. And apparently you stopped a long time ago, like 4 or 5 years ago. Maybe there was a legitimate reason (lost your job, family illness, etc) that you stopped paying. If so, then you should have told the woman what's happening. If you did that, most people will work you because you're being upfront. But, you didn't. So you've defaulted on a loan. That's the bottom line.

You're telling us how YOU feel in this situation. How do you think SHE feels? How would you feel if someone owed you money, promised to repay it, made a few token payments and then stopped paying the debt completely years ago? Wouldn't you be angry and frustrated? I guarantee you that's exactly how she feels, especially now that you've told her that you plan to move.

I'm guessing that she mentioned the part about "in advance of your move" because she figured that if you move, she'll never get the money that you owe her. So she threw that phrase in there as one last gentle reminder that you owe her money.

I'd say your neighbor has been extremely patient for years dealing with a deadbeat. Sorry to use that term, but that's what you are.

Instead of complaining how you're a victim of a conflict of interest, go have an honest talk with your neighbor. She deserves to know why you stopped making payments. If you do, there's a chance she might work with you.

If you don't, she is well within her rights to take you to court and sue you for the balance of the loan. No one wants that, so avoid that scenario by swallowing your pride and having that honest discussion that's years overdue.

As this forum's well-learned Steven424 likes to say, I'm not an attorney so take my advice based on what you paid for it.

Good luck.

One last thing. If she takes you to court and sues you for the loan balance, she will win and you will lose. Please keep that in mind.

But what would you expect if Staff meetings are held in Bars, and Staff members children's pictures are posted in front of Bars for happy Hour events?
The CEO had her girls sell Girl Scout Cookies in the Restore Lobby, no one else was allowed to do that. The Asst. Manager bought hot dogs all the time but was let go. The Restore video poster child has multiple convictions. They do not post their death count or injuries. They stood with 10 feet of a young girl from Germany as her hand was crushed in the lift gate of the truck. I never let get hurt. But I quit after being asked to drive in "Snow Emergency Conditions"-operate an illegal fork lift (they run it past toddlers on the store aisles)-they had a leaking fuel line in one truck and the other's Registration and Inspection was expired-they allowed employees to steal and rewarded them-price tags were changed all the time and items put into vehicles with out a sale-2 Dead, many more severe injuries, never reported-Manager while screaming pounded his fist against the nearest surface and had that wrapped up a while-he had Staff and Volunteers RUN dragging 4 by 8 plywood and ran over a Staff members foot with a blue cart breaking his toe.....So I advise you to write a Letter to the Editor of your local paper because these Habitat "Franchises" are just fronts for $85,000.00/yr plus salaried CEO's who spend more time in Happy Hours some days then they do in the Office.

The letter we received in Dec 2019 was for 2019/2020. On top it says 2019/2020 CO-OP TAX BENEFITS.

Within the text of the letter itself, it states, "Enclosed is your Cooperative Abatement Report, which list each unit's exemptions and abatement benefits for tax year 2019/2020."

Hope this helps.

Thanks very much. So then those amounts - on that letter, would have been credited to eligible shareholders in the spring of 2020/ or by end of June 2020?

Yes.

Does your coop building president ask board members to sign fiduciary agreement which is written by property management? The agreement basically requests board members to abide by president's decision/majority votes. For example like below:

"I understand only the managing agent, the president, or someone appointed by the president has the power to conduct day to day business of the corporation".

When building president or majority board members pass a wrong decision, what shall a board member with disagreement do?

Have you asked whoever told you the abatement was being eliminated where they got their inside information from? If you find out, please share it with the rest of us.

In the meantime, try searching on "Is the NYC co-op tax abatement being eliminated in 2021?". That way you'll have your pick of concrete answers and can choose whichever is most suitable for your purposes.

Good luck.

This is the first that I'm hearing about this. Like Steven says, please find out the source of this information and share it with us.

It is from the coop's financial advisors who have "contacts in Albany" - that is the best I can find out. I can't imagine it is fully accurate as there would, no doubt, be an uproar. I have tried Google etc.
Has anyone heard hints of this? It may be that it is partially true but I cannot imagine they will not renew the abatement. Help.
Our coop raised the maintenance almost 7% in case it is true.

DM -There are many different tax abatement programs that are loosely called "Real Estate Tax Abatement'

There's the actual individual tax abatement which is distributed each year to co-op owners in the form of a maintenance credit. This is usually offset by the board approving an annual assessment that is approximately the amount of the abatement credit. This is the traditional Real Estate Tax Abatement. Another abatement intended for seniors is STAR.

There are other tax abatement programs intended for developers and co-op corporations. These include the 421-a tax exemption and the J-51 abatement program.

The reason why these latter programs may be disappearing is the need for them no longer exists. One program encouraged new development in underprivileged areas. Another was to prod landlords into upgrading core building services and structures.

Please ask your financial-advisor-with-benefits exactly which tax abatement is not being renewed in 2021. As you noted, there would be a huge uproar if the seminal Real Estate Tax Abatement were actually allowed to die.

Please let us know what you find out. Thanks!

Thanks for the info but my question was very specific. It concerns only the cooperative/condo annual abatement.

Financial adviser heard it from his contacts in Albany. Sounds like the horse told me to bet on #7 in 3rd race. All kidding aside, I just filled out my abatement for the next 2 years. I would call 311 they will put you in contact with people who handle this question. You can also check the internet. It sounds like something is fishy, the reason I say this is your managing agent distributes the money to all share holders who has claimed the abatements. Best of Luck

Real estate tax rebates for coops are not abatements, which are limited in time and phase out. It sounds more likely that abatement programs will end for new developments.

Hi DP,
I requested a copy of a breakdown list from the D.O.F. via email. It shows the exemptions I will be receiving and the co-op abatement. Hope this eases your concerns

Excuse typo DM

From attorney Stuart Saft on 3 June 2021: "I am pleased to report that the Legislature just passed bills extending the Co-Op/Condo Tax Abatement without any changes. Now it just needs the Governor’s signature. "

If it's a pipe that supplies steam and water to your coop it is the coops problem to fix and repair all damages.
I would also contact your insurance company to come and inspect the damage as the coop insurance company should also be contacted via the managing agent/board. Best of Luck

Who is ultimately responsible should be spelled out in your Proprietary Lease. There is no law or regulation governing damages, so you will be guided by your PL.

The first thing I would do is take photos of all the areas with damage. Get a lot of pictures ranging from long distance views to establish the relationship of the damaged area(s), to close-ups of each damaged area. Take lots of pictures from all distances and angles. Film is cheap, and you never know when one angle and lighting condition shows something that other pictures don't.

Take pictures of all appliances, clothing, decorations, artifacts, electronics, etc that were damaged by the burst pipe. You will want to submit them as part of your claim. If any had value as collectibles you'll want to get the receipts or appraisals to verify their value.

Next, contact *your* insurance carrier who has your individual co-op/condo owners' insurance policy, and open a file with them about your loss. Schedule an appointment with the adjuster they specify for as soon as possible.

If any part of your apartment is unusable or uninhabitable, discuss with your insurance company what you should do. You shouldn't have to live with, say, a bathroom ceiling that is about to fall down.

*Do Not* discuss the loss with anyone connected with your board, their insurance carrier, and adjuster, etc. You have an obligation to allow your board's adjuster access to your apartment and all damaged area, but you are under no obligation to give a statement or answer any question no matter how innocuous. In those instances, simply refer them to your insurance agent or representative.

Make a copy of your Proprietary Lease. Your insurance agent will most likely ask for one so they know how to apportion responsibility.

This could become a slog, so be prepared to wait and deal with the frustrations. Good luck!
--- Steve

The coop management called in a contractor to estimate the damage and have started repairs ~30days after the incident. I did not have to go through my own insurance.

Glad to hear that the co-op did the right thing.

Congratulations on getting this resolved with a minimum of aggravation. You have a very good board.

We haven't had mold removed but got a very thorough report when we thought we might have a problem. We also got recommendations for avoiding getting mold. I don't know if this company does remediation but, if not, Gary will probably have a name for you.
Mr. Gary Jacobs
MOLD XPERTS NY
210 East 68th St., Professional Ste .1H
New York, NY 10065 USA
(917) 886-8135
(800) 282-9102
(garyjacobs@optonline.net)

Thanks, marym