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After a hefty spike on my Jan. 31 Con Ed bill, I just got off the phone with one of Con Ed's representatives. Bottom line? What was 12.1 cents per kilowatt hour the previous month is now 22.3 cents per kilowatt hour, pretty close to an 80% spike. Insofar as further information on the raise, the representative's hands were tied. On further prodding, he tried to transfer me to a supervisor but after 5-10 minutes he came back and said that they were all in a meeting(!!) and advised me to try again later. For those interested in various reactions, do a "Con Edison pricing per kwh february 2014" Google search and wonder. Con Edison may wash their hands on the whole affair because they are merely getting the electricity from third parties and are passing those prices on to us, but someone is seriously taking us for a ride, Con Edison included. But then, as long as we pay up, they can charge us as much as they want. And why not? After all, this is New York.
The bill says I used 946 KwH but I wasn't even home the full 30 days in the month. At most home 20 days, lower heat to 65 when not home. Don't cook. Hardly use DW or laundry- I don't know if this normal but is there a way to dispute this?
I can't believe the Riversider-like complaining. Riversider's cable bill. Your Con-Ed bill.
Just wait till Albany changes New York City RE taxes in the compromise between the Gov and the Mayor, those of you who whine about your dishwasher usage and your cream cheese costs.
The offering plan has projections of energy usage. How does that compare with what you're paying?
I live in a 646SF new development. On the 8th Floor.
I am literally home half the month and spend the other half at my boyfriends.
I have a w/d and central air- but ran my laundry once? and had the big loads done in the common area laundry machines.
My bill this month came out to $300. Is this outrageous or is this what I am to expect going forward? My building uses a third-party vendor who assesses usage/consumption. I asked for a break-down and am figuring out how I can dispute this, as I'm convinced it's incorrect.
Any others going through similar situations? Is there a good way to investigate this? I am sure I'm getting billed for other people's usage.
I live in 241 5th Avenue, btw.
New pricing just released... increase 55k-100k depending on a unit.
Yeah, that isn't sustainable and the reason why I said most of Central Harlem will continue to see significant increases. I think the Adeline has already priced in much of the growth and is due for a breather while other buildings in the neighborhood will start playing catch up.
The appreciation you have noticed is the delayed reaction as Central Harlem retail has really started to shine while you see an increase of wealthier buyers tickle in.
my point regarding Adeline was that 40 % price increase happened over few months not over 5-6 years.
Even @ Kalahari 1.5-2 y ago you could buy 2 br 2 ba for 700k and now one on sale for 1.19 mln
Over the mid-term of the next few years, I am bullish on Manhattan real estate. I think most of Central Harlem will increase significantly, but East Harlem and Hamilton Heights will likely appreciate at a greater rate. That said- I am still not really crazy about East Harlem- way too many housing projects a too few large influences from within the neighborhood (though that section on 125th and 2nd ave is promising). Hamilton Heights has the greatest potential with Columbia coming up on the edges and City College expanding and becoming a much stronger school. It's only in the last couple of years did we start seeing better retail start to enter Hamilton Heights- and this is still in the early phase...but a year or two from now, things will look very different. I remember Amsterdam Ave like this during the mid 1990's,
I am extremely concerned about our new mayor's upcoming dealings with the unions- expired contracts with potential for retroactive pay increases. Long term it could be a disaster for the city if handled incorrectly- but this won't likely impact real estate pricing until much longer than your 2-5 year horizon.
Semerun, what do you think about NYC, Harlem and Manhattan market ( pricing) for the next 2-5 years?
If it is a resale with a tax abatement - look up the unit in the department of finance, check the quarterly tax record and at the bottom it will tell you the present day un-abted tax amount. Divide by 12 and you have what the taxes would be present without current abatement.
For any primary home after 421A or J51 ends you can get the coop / condo abatement - 17.5%
For a new development (one that has not sold/closed) you will need to look at the offering plan.
Acris, you can get the Condo Declaration and Schedule B - which is filed before the offering plan. There is no tax info in it but you can get other useful info. The condo declaration is folded into the offering plan when that is drafted.
Term, etc., of the abatement are at a different site: https://a836-propertyportal.nyc.gov/
Check the current statement at http://www.nyc.gov/html/dof/html/property/property_bill_soa.shtml#
That'll tell you what the city projects the RE taxes will be when the abatement ends.
Besides inquiring with the listing agent, is there another way to find out a unit's post-abatement taxes? Is there some sort of Acris-type site that would list this?
Any leads much appreciated.
No elee, you specifically need workman's comp.
(even if he carries out a feather once a month)
Im surprised really really small co-ops dont form some sort of co-op co-op with neighboring buildings for services, and spread the costs a little better. Im sure it could get rather complicated but there has to be a way and substancial value savings to partnering with 1 or 2 neighboring buildings for a super, group building insurance, managing agent, etc.
I would NOT use any maintenance person who is not bonded and insured. What if he trips and falls during those three steps to the garbage can? Or slips and breaks an ankle? Or cuts himself on someone's discarded tuna can? Or a brick falls on his head? Keep in mind some insurance policies wouldn't cover your claim if the worker isn't bonded/insured.
thank you truthskr10-
are those suits covered by standard building insurance, do you know? what about a super who ONLY takes out the garbage to the curb- no ladders, 3 steps outside from the garbage bins to the sidewalk,... ???
The size of a co-op or apartment building has no bearing on whether someone falls off a ladder nor does it cap the amount someone can sue for.
what about the person that vacuums our stairs? we're a 6 unit coop. thanks!!!
No more about controlling and trickling out inventory to get more $ per sq ft.
An art perfected by Related at the Caledonia.
Anyway now with the scaffolding down, it is a pretty building to look at.
Where are units #15B & PH6? Neither one has yet hit the market or shown a closing...insider buys, perhaps?
Does anyone have any info on when this buildings work is complete.
It has been for 2 years just about the ugliest thing chelsea's skyline has to offer.
I can't stand to spend another summer looking at this scaffolding!
Everyone -- thanks again for all the great recommendations!
Olampia is expensive but the lighting is custom made and they will keep sending it back until it is perfect.
Gracious home will sometimes sell you the floor sample ( I saved 25%)
I order hudson valley lighting (Ferguson ) it was a nightmare the lighting was soldered on crooked and they said it was my fault. It took months for me to convince them I didn't solder it on.
If you'd consider online purchases I like Rejuvenation and Schoolhouse Electric. I believe Schoolhouse also has a store in NYC...
Remains Lighting has some nice stuff (higher end so be prepared to open the wallet!)
I also really like Foundry on E 58th street. Again, a bit pricier but really gorgeous stuff.
If you are considering vintage pieces Olde Good Things is worth a look.
is Filaments on West 13th Street still around? They used to be a great place to go to for mid-Century modern.
Greene Street between Houston and Grand is full of lighting designers, from Flos on the north to Foscarini on the south.
If you end up going the mid/high-end route, I'd strongly suggest bringing on a lighting designer... whatever fee they charge will be more than offset by the discounts they can get.
Not a showroom, but I found http://www.ylighting.com/ to be incredibly helpful for idea generation. Good luck.
A sad day. Living There, formerly NateFind, has shut down. I used it to find new listings in NYC which were updated on a daily basis, and it also had a daily list of units which were reduced in price. Anyone know of a site that supplies that information daily?
@yikes likely no
did they clean out the sandy sewage yet?
Depending on the upward limits imposed by zoning, is it a reasonable price if you're going to raze the structure and put up something significantly larger?
Yeah I hear you. I am one of those people who bought a place in Gowanus and renovated it, but this place just scares me.
It is on the wrong side of Butler (as opposed to the Carroll Gardens side) but in this market, it's not an outrageous price. I'm sure some would rather be in Gowanus and have a fixer upper that they can renovate completely, as opposed to the same price for a stately old brownstone in a less gentrified area (Bed Stuy or Bushwick).
and the views will be gone soon from the new developments going up near them
Last time I checked, they negotiated pretty heavily when I was bringing clients there a year ago. And the high common charges and taxes (especially) are a good case for trying to bring that price down as much as possible.
Just remember though, getting a great price is good, but having high monthlies is always a hard sell... especially since they will keep going up.
The common charges have always been high though because of the amazing amenities they have there. It is basically a spa in your building.
(Matthew Russell - Brown Harris Stevens)
great builing though
365 units and only 134 units are sold.......been on the market forever and main and taxes are ridiculous......only 36 percent sold...what happens to a building like that when no one buys?......
I wouldn't call it that. I'm not "a one -per-center"
I don't know what "an insultingly low amt" is.
Is it a finsky? A sawbuck? Finnem-and-swansik?
How would a staff-member be able to X ray -vision the tip in the tip envelope?
I'm sure that "one-per-centers" don't just offer a hundred-dollar bill, sans envelope.
That's certainly not one-per-center behavior (unless the tipper is only trying to make the staff believe that he is a "one-per-center.")
Any amount given should be enough to receive a "Thanks"/"thank-you" in return.
Yikes and Truth agree!
I smell a rat, not vermin--in the form of a whiner OP.
How much are you tipping? Only time I could imagine not hearing a "thk you" is if one is tipping an insultingly low amt.
Im sure you saw the gym before renting, no? It's not like they shrunk it down on you after you signed the lease. Did they shrink the halls and elevator on you too?
And rent increases are part of the game. The owner has no obligation to you beyond the specs of the lease you reviewed and signed. Funny you think youre special bc you pay your rent on time.
Cockroaches? Welcome to NYC. Call your super and have them exterminate. Or get roach motels if you dont like chemicals sprayed where you live.
Apparently you like the renovation, but dont like radiators? Ill take steam radiator heat anytime over forced air or heat pumps.
Do you have legit gripes, or are you just a griper?
NWT: The family sold those properties off and as you pointed out, making money has been the
priority since then.
I know of at least one tenant who moved in and then moved out as soon as the lease was up.
Don't give a tip if the staff doesn't say "Thank-you" (how does that scene go down, anyway?
Does each staff-member snatch the tip out of your hands and stuff it in their pocket, then turn their back on you? Do they even give you a grunt, while they take your tip?)
It's entirely within their right to increase market rents by whatever percentage they choose. Who cares if you pay on time or what 'caliber' tenant (whatever that means) you are? Not their problem. It's your prerogative to leave and find a better deal elsewhere.
As for staff saying thank you; so what? Do they do their work? If so who cares if they're not overly chatty?
Roaches are a problem everywhere in the city. If you're finding an 'abundance' then perhaps the landlord is not being as diligent as he should be with extermination. You can call 311 and lodge a complaint.
Yes rent stabilized tenants are stable.
AVM: Developers and management companies perform useful services, often at reasonable prices in relatively competitive markets. They are not the same thing at all as landlords, even if the same companies are often in all three businesses.
Landlords take some (limited) part of the financial risk associated with a building (although usually quite a bit less than tenants and financing sources) and may put up some (usually a small part) of the capital tied up in a building or unit. But mainly they expect to be paid for their blocking rights -- to get out of the way of other people who have more use for the property.
Your claim that RS tenants have no skin in the game is strange. I'd have thought the person actually using the property has the largest concern of all. In any event, it appears to be contradicted by the reality that RS tenants are more stable and have longer average tenure than either "owners" or lenders.
I agree with what aboutready said.
You have issues. You're creepy.
I agree with yikes' second paragraph except where he starts talking baby talk like a disturbed pervert that you don't want anywhere near your daughter.
Sounds like a nightmare to live there
going E on 62nd- yes, it's bunchup behind traffic leaving the bridge and cars going to FDR
going S on 2nd, it's bunchup behind cars leaving the bridge and turning left on 2nd.
Very ,very noisy from 62nd street going east. Tons of noise and traffic. Is that bridge traffic? View listings during rush hour
Wow why are there so many LAWSUITS???
Very over priced for small apartments and views that are going to be blocked by the new hospital buildings going up to the north and south. They don't tell you about the 2 towers going up on 73rd and 74th street. There is also a proposed addition going up from NY Hospital that will block southern views.
I can't imagine the feeling of being the buyer of #4N right now
10/30/2013 #4N $724,780 +2.1% $709,500 Sold studio 1 bath 615 ft²
10/21/2013 #5N $643,906 -10.4% $719,000 Sold studio 1 bath 615 ft²
The couple suing the building for $5.5 mil. They bought an apt for $1.7 mil
I think the building should sue the couple. Some people are gready like hell.
Interesting. Not sure what justifies a 1M increase in 4 months, given no work was done to this apt. Will be watching this one.
Here is an update...
If the tenants win here landlords in the City are going to go crazy. You'll never again see more money raised by upstate politicians in such a short amount of time.
This new amenity concept is settled law. The law couldn't be more clear - if the amenity wasn't available at the time the original lease was signed then stabilized tenants have no right to it.
This principal of law is more commonly seen regarding laundry rooms. If a laundry room is added in the basement of the building the landlord can legally only allow market rate tenants access. That's the law. The law is clear. The law was negotiate and voted upon and signed by the governor. It is as clear as day.
The tenants must lose this case and it's a shame that City officials are supporting the breaking of this law.
> Denying rent-stabilized tenants access to specific facilities and areas sends a clear message that they are not desirable.
So they not only get cheap rent at the expense of everyone else, but we must pretend that they are 'desirable.'
> once you give RS tenants an amenity or service, it can never be taken away
That is my understanding. Hence the free maid service and elevator operators.
When I picture hb I kind of envision Tony Randall. Extant.
There's usually only one board, since only one entity can act for the building as a whole. The governing documents specify how many seats the owners can have, and there're lots of other clauses about how expenses are split between the various kinds of unit.
Right now, 388 Bridge has only six units: two commercial, one parking, two 80/20 rental, and one "Divisible", which'll later be split it into the 144 separate saleable units.
Those 144 will together own 36% of the Common Interest, and 46% of what they're calling the Dwelling Common Interest.
Also interested myself. Here is a list of other mixed use buildings in NYC, though I don't think any of these include rentals.
Can someone explain how a "hybrid" building such as 388 would work in terms of condo OWNERSHIP? eg Would the condo owners have the right to have their own board or would the developer retain control because the rental/affordable housing components are greater than the percentage of owners? Are there other examples of hybrid towers in NYC that I could research? Thanks 4 any info.
Sorry, but I just realized I posted this to the "Sales" board. I've re-posted this question in the "Renovation" board.
Hi all -- I need to purchase quite a few decorative lighting fixtures -- everything from wall sconces in the bathroom (ideally LED), to overhead bedroom lighting fixtures, to hanging pendants over a kitchen island. Does anyone have any recommendations for good decorative lighting stores/showrooms in either NYC, New Jersey, or Connecticut?
I have someone for it.. Please contact me, or how do I get in touch with you, know the building very well..
My name is Wendy Jodel and I just closed on many apartments in your building and have a list of people that want the specifics on the apartment.. I know it a Jr 4.. could you please send me the details. Or provide me a number where I can reach you. Ask Joseph about me.
Hello fellow sharehlders,
My apt. (8C) is going on the market. It is the large junior four with the dining L.
It has been gut renovated and is in triple mint condition.
If you or anyone you know is interested, please email me.
"H" apartments on highest floors actually have great views to the West from both bedrooms and kitchen. From the dining area a great view to the southeast. Very bright. Very airy. At night, beautiful views of the tops of the lit skyscrapers. You can almost imagine what this building was like when it was built as a "tower in the park".
Agree with Oxymoronic, and add that families may discount it further because the larger 2BR units are on the south side of the building, and somewhat hemmed in by taller office buildings on 3 sides, with significantly limited views from the BRs. 2 BRs on the north side are limited, and exist either through combinations (higher maintenance), or the C line above the 23rd floor (in short supply, and significantly more expensive). Building does not have 'family' facilities like a playroom, stroller storage, etc., and washers/dryers in units are uncommon, as kitchens are miniscule.
Significant foot traffic on the street during the day, quiets down at night pretty much like the rest of the UES, but vehicle traffic off the bridge is still a factor.
Floorplans here: http://nyre.cul.columbia.edu/projects/view/16621 (B, C, D, E face north; A, F, G, H face south).
Anyone want to venture a guess how much apartments could cost in this building? I'm looking for a 2BR. Think I could get one for under $1.9MM at 400 Park?
Just walked past this site yesterday and have been wondering what it would get developed. Before they had boarding up by the site itself, but in the last few days they've put up new barriers going onto the road so I assume (as per article below) that they're going to break ground fairly soon.
Streeteasy says that sales start June 2014 but surely they'll start a lot sooner than that, no? How long does it generally take between them breaking ground to fully finishing a building like this? (40ish floors).
Where is Letita James?
Suing for 30K, they said. I'd sue for 130K AFTER I put the mother in the hospital.
I wonder what the P claimed as damages.
Wowza... this would suck.