NEW YORK CITY

It may be a few more weeks until winter arrives, but it looks like snow may be arriving, well, now. No time like the present, then, to review New York City's snow removal rules for buildings within its boroughs. Mark B. Levine, vice president of business development at Excel Bradshaw Management Group, explains that New York City’s Department of Sanitation requires snow to be removed no later than four hours after it's done snowing, or no later than 11 a.m., if it was done snowing after 9 p.m. the night before. In EBMG's latest video, Levine offers tips on how to deal with snow in case it can’t be removed because of packed ice or other conditions. Buildings are allowed to place down cat litter, ice melt or anything that provides traction. Don't shovel snow into streets ever, warns Levine — it's illegal. And remember: Safety first! So keep hydrants clear at all times. Not complying by these rules can subject buildings to fines ranging from $100 to $350, per infraction. Check out EBMG's video here.

The client's tale: A co-op board contacted us for advice regarding a major alteration of an apartment that was well into the second year of construction with no apparent end in sight. The neighboring shareholders were complaining of the noise, disruption of services, and odors arising from the unit and insisted the work be stopped.

We asked for a copy of the alteration agreement and found it to cover everything, but noticed that the completion date for the construction was left blank.

No matter how quickly a lobby renovation is completed or how cost-effective the project was, someone is bound to be unhappy with the way it looks, the cost and how long it took to finish.

What may seem down-at-the-heels to one shareholder may seem like the Ritz to someone else. Ask realtors if sales are suffering because the lobby is turning people off. Get consensus from everyone that it actually needs to be renovated.

The client's tale: There was a co-op that was for many years controlled and looted by an unscrupulous predator. He was able to do that because the resident shareholders were from other countries and had little awareness of our laws and customs. Also, they believed that the law would protect them. They never received financial statements, but were not aware that they were supposed to. The co-op did not file income-tax returns, but the people did not know that either.

Accordingly, the people saw no reason to be concerned. Also, the predator was keeping the maintenance low (by causing the co-op not to pay bills), and he had persuaded the people that he was protecting them from, as portrayed by the predator, the evil sponsor.

Jerry Niemeier, Vice President of Risk Management for co-op lending at Nationstar Mortgage, runs a group that reviews the background and finances of co-ops.

While he never meets the people seeking out his employer's loans, he plays a role in deciding whether eminently creditworthy customers seeking to live in well-established, solidly financed co-ops can receive a loan. The answer he may be compelled to give is no.

The client’s tale: Some people see problems, others see opportunities. A tenant-shareholder in a small co-op wished to sublet his commercial unit for a considerable rent. The co-op had no subletting fees. But considering how profitable the subletting was going to be for the shareholder and how anxious the shareholder was to get the sublease approved, certain board members saw the request for consent as a financial opportunity. Instead of simply denying the request for subletting, which it had the right to do, the board said it would agree to a sublease if a number of demands were met, including a $100,000 payment.

Dec. 3 is very close — and if you're a board member or manager, you may be concerned. Then again, you may not. The one thing that's indisputable is that Dec. 3 is a deadline of which you, your manager, and/or your attorney should be aware. Here's the deal: effective in less than two weeks, all residential leases (which include proprietary leases) in New York State signed after Dec. 3 must include a notice to the tenant about the presence or absence of sprinkler systems in the "leased premises."

A READER ASKS: Our board is self-managed. But I'm beginning to dread the meetings. It seems like they drag on forever, nothing ever gets accomplished and everybody ends up fighting. I end up going home frustrated and hungry. This isn't what I signed up for. After putting in a full day of work (and then some) at the office, I don't want my pay off to be two or three more hours' worth of in fighting. Is there anything we can do to make our meetings run smoother and actually be productive?

A READER ASKS: A member of our board has been doing some research into unusual green initiatives for our building — something beyond changing lightbulbs or converting our boiler. He read something about a "regenerative elevator drive," but we're not sure how it works or whether or not it's worth it. Could you explain a little bit about it?

Forget snooty boards. You might instead find your attempt to buy a co-op stymied by the fact the building has a doctor's office. Wha?

As BrickUnderground.com's "Ask the Experts" column reveals, a little-known lending hurdle involving Fannie Mae rules may kill a sale. In one case, the culprit is lenders misinterpreting one of those rules. Good to know. The other instance is a little more complicated and concerns whether the office is technically part of the co-op. While the article erroneously refers to co-op loans as mortgages, and doesn't go into condos and actual mortgages, it does offer possible solutions in things you can do and places to which you can turn. And that could be just what the doctor ordered.