Have you documented this—does your building have security cameras? If not, I would get them. This is a quality of life issue that if left untended can easily turn into something even more serious and dangerous. I would start there. If you have an idea who's doing it, call 911, call your local precinct. Also, go to your local community board meeting, and ask their advice. If your apt. is so close to where this is taking place, keep your ears open and when you hear someone out there, document it yourself. Take pictures. Engage your neighbors to be on the lookout and report it as well. Good luck.

Explain your problem when you call 311 they will give you information or you can file a complaint. 311 will also upon your request will give you the right area to call or contact. Best of luck.

Putting your unfortunate and understandably expensive lawsuit aside... If its a 10 year old tree and the building cannot afford to maintain it, which involves cleaning the pit, occasionally pruning it and sweeping he leaves in the fall; I don't mean to sound harsh, but the building may have more significant problems than the tree itself.
On the flip side.. If the tree were damaged by an accident or unintentional issue, or diseased, or dead from, say some kid driving a nail into it or something, you would be permitted to remove it. .. I wouldn't condone doing anything, but that's just something I heard...

Look at your Occupancy Agreement. It usually gives management the right to inspect an apartment to make sure that shareholders are complying with all co-op rules. These rules can be for various reasons, such as no washing machines, dryers, and other unauthorized devices.

It's also possible that there have been complaints about a shareholder being a hoarder and/or dirty with possible insect infestation in other adjoining apartments as a result.

Management would need to inspect because a dirty shareholder is a threat to the health and safety of other shareholders.

There are many reasons for an inspection and in my experience they have been done for the good of all the shareholders.

Inspection of apartments are in our house rules not the O.A.

While I agree with an annual inspection which has never happened in the 35 years that I have lived here, I question the reason some of the people were selected. The ones I know have beautiful well kept apartments and are not trouble makers.

Rather than fabricating the reason for the inspection, doesn't the shareholder have a right to know why they are requesting the inspection? It is still a house rule that would have to be adhered to and yes the shareholder can refuse to let them in but they can still refuse to let them in under the guise of L.L. 87, or am I just living in a co-op being managed by a company and B.O.D. that prefer to handle matters with deceit and deception?

I can't tell you why your inspections took place. You would have to ask the Board and/or your management company that question.

Our inspections are done on an annual basis for all shareholders, meaning that everyone is treated equally. Not because we suspect anyone of anything, but just to make sure that all shareholders are abiding by the co-op's rules.

You should be asking the Board these questions. They should have no problem answering them if things are being done honestly.

I agree with you again Marty. I asked the question because our management company led us to believe that the inspection of the selected apartments would be done by him and an auditor for the purpose of local law 87, and if not adhered to, there would be significant penalties by the D.O.B. I just wanted conformation that was not the case.

Clearly we don't know nor probably will we ever, what this was about, however, I understand shareholders are starting to realize this as well and have cancelled their appointment for their apartments to be inspected.

No one is objecting to a community wide inspection, it was the reason that we were given that didn't make sense. Thanks again

Each radiator needs to be inspected to make sure the steam traps are still functioning. That's required in LL87.

Does that mean each radiator in every room of the apartment needed to be checked?

AR I'd love to hear about your services & rates.

Can you recommend a security camera company or individual cameras that can be used to provide security? Any estimates of the cost?

Thank you in advance for any help you can provide.

Who implements procedures board members should follow especially for cost saving measures ? Should mortgage be paid in full before improvements are made or considered? Thank you for your time!

When we create a budget for say 2019, re create a "wish list" as a Board and management... I then merge it with a list containing any mandatory projects (Local law, violations if any, liability mitigation, etc), then prioritize the list based on
1-emergency work
2-required work (with timelines)
3-needs
4-wants/desired work or improvements
Improvements get further categorized by which brings the most return not just financially, but overall value to the building community.
Then, based on either experience or bidding, I assign budget numbers to each line item and a timeline. This capital budget should always be run and executed in tandem with your operating budget and the mortgage balance or service should not effect the decisions to drive any project.
The payoff of the mortgage and weather that should be done or not would be another conversation.
I hope that helped!
~AR

I have one company that I use that is less expensive and fast, but requires a little babysitting because they are sloppy if you don't watch them; then I have another company that is more expensive and a bit slower, but I do not need to watch them.. both have excellent after installation service.. which would you like?

Thank you for your reponse and please forward both companies information.

It depends on what you want out of your security system.

the absolute cheapest option is a WYZEcam ($30) & an sdcard. You can hold 2 years worth of recordings & check manually if needed.

You can trigger motion alerts if someone accesses a restricted area as well.

If wifi is available you can simply share the feed from the app. You can emulate a more professional system by installing an alternate firmware.

In my case it was a lot cheaper & easier to install than trying to salvage the professionally installed system & with better video quality, nightvision, mic & speaker & motion alerts.

You just need wifi & an outlet & power for usb, you can put a battery pack inline to record during a power outage too.

I'd recommend disabling cloud uploads/alternate firmware if privacy is a concern.

If there is a provision in the Condo Rules for smoking, and there should be Smoking Rules" which outlines if, where, what, etc.. that smoking can be done, the renter needs to abide by the same set of rules as a unit owner. It would then be up to the Condo Board/Association to enforce them with the Unit Owner and him/her to enforce it with the renter.
Here in NYC, I have turned many of the buildings that I manage into nonsmoking buildings, and amended the rules in others to limit where smoking can occur in the buildings.
Speak with your manager and board members and see what can be done... Hint: find a non-smoking board member to appeal to!

I suggest checking your state laws concerning this issue as well.

this is illegal. in recent years, courts have found in favor of shareholders who were bothered by second-hand smoke.

https://www.fsresidential.com/new-york/news-and-events/articles/is-your-co-op-liable-for-secondhand-smoke-what-can

http://gothamist.com/2016/03/03/secondhand_smoke_nyc.php

Sounds like apt A is correct. The co-op needs to do something. It's possible that Z's renovation was a sub-standard job since A can now smell other things that they did not smell prior to the renovation. The plaster dust piling up on A's floor is a health hazard at a minimum and needs to be addressed immediately.

I recommend that the co-op hire someone to check the integrity of that shared wall. If it needs to be repaired, then do it ASAP. and let the co-op pay for it.

It's possible that the co-op can try to collect the repair money from Z's contractor, but the co-op will need to show that it was a shoddy renovation that caused the extra smells and the piling of dust. Good luck.

Unless there is an issue with the structural aspect of the wall prior to the renovation (which it does not seem to be the case), the coop is not responsible. Wall finishes are the responsibility of the Shareholders as per most any Proprietary Lease.
Some older buildings were frame built with wall cavities that do permit odors, sounds, etc to breath through.. not the most desirable construct, but perfectly legal and to code.

Some solutions in a couple similar buildings and situations we have had was to insulate the cavities with sound bat which does cut down the odors also. The walls should be fully insulated and sealed around all penetrations, switches and receptacles, etc. Additionally, insulation around the apartment door will cut down on the ambient odors in the halls.

Its important to realize also, that while some foods and cooking smells are offensive... everyone tolerance levels are different and there is no way to gauge the true levels of odor tolerances to each person who may complain.

Good Luck
~AR

Are you asking as a Board member or asking as a nonBoard shareholder? Board Directors are entitled to whatever infornation they need and their attorney can’t limit the scope.

H's comment makes sense. I'm trying to make sense of the original rant and I can't. Sounds like the OP is a non-Board member who has no idea of what being on the Board is all about. If he is a Board member, then he needs to be educated ASAP.

"Employees live and own apartments on site but won't start working until 8:00 AM." If their start time is 8AM, why would you expect them to begin work prior to that time?

"How many sublets in house and when to stop to prevent too many?" What do the by laws allow?

"The super and asst. super rent out apts. they own to live rent free." If they own apartments, do the by laws allow them to rent them out? If so, then it sounds like they're not doing anything wrong.

You asked if it was for a board member or non board member? It is for both as it appears the board doesn't fully understand their rights as a board member. It appears that a handbook needs to be introduced to educate board members what they are privy to and what not to do. Sharing confidential information with other shareholders about a pending lawsuit by a shareholder at a annual meeting is not correct . What is mandatory for board members to know is needed especially new members and why attorney doesn't help educate them instead of allowing them to do whatever they please???

my building has had a bulk rate for years, long before i lived there. we had fios installed and it was up to owners to negotiate with them to buy them out. because rate is so good, no one has opted to do so.

Windows can differ.. some LL windows are operational and some are fixed.
Check your Proprietary Lease and see who is responsible for window repairs and that party is responsible to remedy any defects.
~AR