New York's Cooperative and Condominium Community

Habitat Magazine Business of Management 2021




How One Take-Charge Condo Board Successfully Fights Illegal Renting

Valerie Hayes, Board member, Morningside Court, Manhattanville in Board Operations on January 2, 2014

Morningside Court, 364 W. 117th Street, Manhattanville

Condo Board Fights Illegal Renting
Jan. 2, 2014

That creates an interesting situation: We're a condominium association — which generally does not have residency requirements — but we have a rule that is usually found in co-ops. The problem? We don't have the enforcement powers of a co-op.


I didn't expect this kind of problem when I moved into the building in August of 2004. I was able to purchase the apartment through a lottery system, and joined a group of first-time homeowners who all moved in mid- to late 2004. I got on the board the second year I was there. Many of us saw that some of the units were bought as investments — in our years there, we never met the owners, only the renters. As new renters moved in, we realized we had no control over the situation. I often thought, "We're not a Columbia University dorm," although it was beginning to seem like one, with transient tenants coming and going regularly. "What can we do?" said the other board members.

HPD stipulations and an

agreement for a tax abatement

and other subsidies said the

condo had to be owner-occupied.

The problem was that stipulations and an agreement for a tax abatement and other subsidies we were receiving said that the condo had to be owner-occupied. Residents had to submit annual certified statements to HPD, swearing that they were owners.

We decided to change this situation. We consulted with lawyers. They always said, "Well, if you were a co-op, you could do something." Not taking no for an answer, the board has been working to develop a policy for renting. It would possibly limit rentals to between 10 and 15 percent of the property at any one time, and it would require the owner to live in the property for two or three years before he or she could rent it out. There would also be a fee.

We haven't been able to get approval of the plan (yet), but we did manage to impose (with HPD's blessing) a $1,000 monthly fee on any owner who rented. With common charges ranging from $300 to $800, that's a fairly significant amount.

Four the Good of the Condo

Since implementing the policy, we have had about four apartments go on the market. That's a positive sign. But we aren't going to stop there. We see this as an interim step. We hope to do a lot more. Our goal is to do something so that the building is managed and maintained properly, and has the integrity of ownership. And to do that, we've got to get control over who lives here. It's that simple.


For more, see our Site Map or join our Archive >>

Ask the Experts

learn more

Learn all the basics of NYC co-op and condo management, with straight talk from heavy hitters in the field of co-op or condo apartments

Professionals in some of the key fields of co-op and condo board governance and building management answer common questions in their areas of expertise

Source Guide

see the guide

Looking for a vendor?