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Or you can proactively stay on top of repairs and capital replacements before there's a leak. Do you think 100-year-old Silk Stocking District buildings shut down cooking gas, heat and hot water for 3-5 months?
Plus there are those mobile boilers that (I assume) can run off fuel tanks.
I own a couple of buildings that have had this issue. The nat gas pipes are over 70 years old in the majority of NYC buildings. They all go through a repiping at some point. When gas is smelled by the tenants, Con Ed comes and puts a red tag on the building. Landlords must then do a pressure test on the pipes to see if they are sound (these pressure tests almost always fail).
The issue is the entire process takes months even if the landlord is 100% on top of things. Finding a contractor who is skilled (and available) and then signing a contact takes time (it's not like every landlord has a guy with these skills sitting around on retainer), getting the permits from DOB, actually doing to work and getting access to all of the units, having Con Ed come and inspect (takes way longer than it should and is out of the landlord's control), sign offs from DOB (again takes longer than it should and is completely out of the landlords control), gaining access again and again from each tenant for the multiple inspections/sign offs etc etc. One tenant doesn't give access and Con Ed or DOB won't come back for a few weeks to reinspect etc etc.
Unfortunately it just takes a long time to do this work. I've seen it done in 3 months but 5 months is probably more common.
Landlords are all parasites.
See the NY Times article on how landlords are getting away with this:
My sister lived in a small building where the landlord had the super turn down the heat and hot water between 8 and 6 every day. It was set so low that, in essence, it was as if she had no heat. Everyone home had to wear coats in the apartment during the day. The landlord said he was not heating the building when everyone was out to work. My sister was home with 2 very young children. She spent over a year in housing court while the landlord pulled every trick in the book for postponements. She moved out finally.
I do not live here but have several friends who do. This building has had no gas, heat or hot water for nearly two months. All heating pipes in the building were installed illegally and in violation of building codes, and therefore have to be removed and replaced. Construction has been slow and has caused damage to tenants' individual apartments which the landlord has been unwilling to fix.
Management is nonresponsive to the problem and unwilling to deal with this. They are notnot offering any compensation to the tenants. This problem will not be fixed any time soon.
Management requires tenants to sign a rider stating that if you are late on a single rent payment, they will increase your monthly rent by ONE THOUSAND TWO HUNDRED DOLLARS. This is obscene.
You're a fool if you move in here after reading this. The landlords are scumbags.
Then why the hell did you accept the apartment and move in? I don't understand the likes of you -- people who blurt out all kinds of trash about a building when in fact they had the choice -- and option -- to not move in at all. I know real estate and obtaining the dream apartment in Manhattan are difficult, but you have the choice to not move in at all. Stop bitching and accept responsibility for your stupidity.
This building has had NO GAS since July of 2014. Management is non-responsive and unwilling to address the problem to any extent past blaming it on Con Ed. When I moved in the apartment was delivered to me in terrible condition -- damage to the walls that must have been caused by the previous tenants and not repaired, old wall and window hardware from previous tenants that had not been removed.
The building is owned by Newcastle Realty Services. http://www.newcastlenyc.com/ Check out their reviews on Yelp -- the other buildings they manage are just as poorly managed.
>I live in a well-established, large condominium building in San Francisco with very strict rules.
Riccardo, you are so establishment
I live in a well-established, large condominium building in San Francisco with very strict rules. One is that an owner can only rent out his/her unit for a MINIMUM six month period. No exceptions. In addition, that potential renter's credentials are reviewed by the Sales and Rental Committee to address financial issues. Since this is a large building, a few morons have attempted to get someone past the doormen, who are brilliant and know exactly who lives here. A few airb&b people have shown up: we allow them to stay ONE NIGHT so they won't be out on the street, but they are expected to leave the following afternoon. In addition, there is a $500 PER DAY FEE to the owner. It has definitely curbed the problem. One idiot actually advertised the front awning showing the name of our building as well as photos of amenities such as the gym, community room, etc.
We have a suspected airbnb situation in our non-doorman co-op, and it's seeming impossible to prove. Until someone confronts me with hard evidence, there's nothing I can do. The best I've come up with so far is a house rule requiring guest to be "pre-registered" on a Google docs calendar. At least this way, we're tracking the number of guests and how long they're here.
Ironically, I suspect one of these airbnb guests actually saved the co-op from a lot of damage. When someone's water pipe burst on Christmas Eve and truly no one in the building was home, the airbnb guest called the owner, who called everyone in the building until he found someone whose cleaning person was able to come by. There's a part of me that thinks limited, responsible use of airbnb may not be a terrible thing, given that our building is literally EMPTY on Christmas, July 4th, and other major holidays.
>Several friends have had similar issues with neighbors and governing bodies; everything is just distanced a bit geographically.
Where do they live?
Flutistic: Owning a house isn't always ideal. Several friends have had similar issues with neighbors and governing bodies; everything is just distanced a bit geographically.
well, look on the bright side.
and the scaffolding is still covering the entire building… facade work nowhere near complete
As a resident of this building I can attest to the fact that THIS current round of scaffolding has been up for 13 months and there has been no work done to the facade in weeks. So we wait and look though windows obscured by metal bars, netting and wood planks. Management refuses to establish or announce a completion date and many apartments have damage as a result of the work.
It's OK, you have less than eight months to go on your lease, and then you'll be out and in a building you like better. (I'm going by your first post about this being four months ago.)
Meanwhile, more than half the apartments are stabilized, so the landlord's revenue won't go away entirely. Even for the market-rate apartments, the rents can be dropped to where people will be OK with no views, so it's not as if the building will be half-empty.
Scaffolding my apple orchard.... That sucks.
The building is listed 28 X 90 on streeteasy, that's 2,520 sf but the sale listing for the 3rd floor says 2,800 sf.
NOTE TO BROKERAGE COMMUNITY: Nobody has an exclusive with the 3rd floor listed for rent via OLR.
Hello we just listed a two bed two bath at the Charleston Monday. Feel free to email me for more information. firstname.lastname@example.org
I have lived across the street in The Anthem for the last 2 years and looking to rent a 2BR/2BA in The Charleston. Please contact me with any availability.
I'm pregnant, moving to NYC with my husband. I'm looking for reputable buildings in Brooklyn - we like Brooklyn Heights, Cobble Hill, Boerum Hill. We're looking for a 2 bedroom apartment for <$4000...preferably with laundry ensuite. Any suggestions?
Just looking for recent reviews of the Addison in Brooklyn...especially concerned about management/pest maintenance?
Oddly I just published a post about this yesterday
I have lived a few no fee apartments as well as a few that I found through an agent. A am pretty sure there is no difference in quality. Usually no fee buildings are just the ones that are large enough to have their own rental office. So they tend to be the newer high-rise buildings, which are not usually the cheapest apartments around.
If you would prefer to save money on rent by going with an older walk-up building, that will be harder to find without a fee. Or if you are looking for something unusual / unique, that will also be harder to find as a no fee.
When I speak of "no fee" above, I am referring to cases where there is no agent involved at all. Though no fee can also refer to those where the broker fee is paid by the owner. In those cases, I would have to say yes, some of the fee does get passed on. Many people do not agree with this, but there is a lot of research out there showing it to be true. For example, http://pages.stern.nyu.edu/~hbar-isa/brokerRES.pdf
If you are willing to put in the time and can deal with some frustration, you should be able to find a good no fee building.
Hi all - anyone have any experience with the quality of rental apartment you get with a broker vs a no-fee listing off CL/StreetEasy? Some say that if you have the time and patience to search, you can get a nice apartment off Craigslist. Others say that broker apartments are usually nicer and cheaper, as no fee listings usually build the fee into an inflated price anyway. Is there any truth to this? I live in DC, but am looking for a place i the East Village / LES area.
Thanks for any advice!
Can anyone let me know if there is laundry in the building? Some listings indicate laundry. Thank you.
Thank you, Michael.
Call the management and be nice, and remind them you have been a great tenant, and tell them the increase is getting out of your budget. be nice and not antagonistic. i have done it several times and its worked to some degree each time.
Thank you, Aaron
the rent goes up because the landlord things that either you, or another person, will pay it. If you leave they may renovate, further justifying the increased rent. You can try negotiating either to keep the same rent, or have only a minor increase. There are lots of other costs that have increased over the last year: real estate taxes, water, gas, and labor.
My lease is up 2/28/2015. I received the renewal lease form in the mail XMas eve. The increase is substantially higher than it has been in 5 years that I have been here.
My apartment is not renovated completely as the other apartments in my line that have recently rented for much lower. I am unsure if I want to call them and attempt to negotiate (I was hoping before receiving the renewal lease that ?maybe? my rent would stay the same), because I know that I am on the top of the rent chain for this bldg..
Any ideas or could anyone explain the huge jump in rent increase.
It sounds like the point is to pass on the information for anyone who is considering living in the building
And your point is????????
235 East 4th (56 Ave B) is generally a poorly maintained building which in 2014 experienced heating issues (often the heat didn't come on more than 30 minutes at time during the evnings) and numerous water leaks from units above. Management was generally responsive to addressing major issues though tenants did circulate a petition to begin a class action lawsuit in relation to heating issues.
After our first year we also did find the management company sought to raise the rate rent 17% though they were open to negotiation.
you should read your lease carefully. it sounds to me the landlord has the right to ask you to vacate by giving you 45 days notice if he is selling.
If not extortion, what would you call it? You've already indicated that you won't leave at the end of your lease, and have intentions to complicate the situation for the owner unless you are paid off because of some nonsense justification that you relied on non-existent representations when you signed the original lease.
Heck, if the landlord changes his mind and doesn't want to sell, he should still refuse to renew you.
After 10.5 months living in an apt, my landlord has decided to sell and wants us to leave at the end of our lease, in 45 days. I paid a hefty brokers fee and moving costs. Had i any inclination that there was even thought of a sale, i would not have rented. The broker confided in me that the landlord has been talking about selling for some time. This was not disclosed. Now the Landlord is accusing me of "extorting" money because i have asked for moving expenses. I do not plan on leaving on time . Any one have ideas about my options?
I love the scaffolding outside the front window, the taxis going by, and the weeds in the garden and the sealed-off fireplace in the BR.
If you move in here, your on your own as the super is impossible to get a hold of. beware.
Alpine Hiker I would be grateful if you could say the exact brand of the "virtual doorman" system, as our building is shopping one. It is probably either: Virtual Doorman, Cyberdoorman, or Video Doorman. Thank you.
"Amenities" include a street door that never locks, has been wide open, day and night, for weeks; an elevator that rarely works, necessitating climbing 5 flights with packages, etc; a roof that leaks when it rains; a "virtual doorman" system that never works.
I have, it depends on the time of the year. They told me the termination fee was between 2 weeks and 2.5 months. Fee depends on time of year and amount left on the lease, (ie: this time of year could be on the high end, May/June closer to 2 weeks).
There is a lot we don't know here, so it's difficult to say. We don't know if you're using a standard lease or one written up casually, with unusual clauses, for example. But in general, remember a security deposit is to reimburse the landlord for damages you the tenant have created. No damages, no reduction in security deposit.
What I would do is talk to the property manager or landlord and tell them basically what you told us--that you want your security deposit back, or you will go to court to get it back.
My personal considered opinion on withholding any kind of monthly for your primary housing--that includes rent; maintenance in a co-op (which is just a fancy word for rent, btw); and common charges in a condo--is never do it. Keep paying up, and fight some other way. You can do yourself a lot of damage by not paying, so I would never unless a smart attorney told me to.
You are better off going to court, IMHO, and standing before a judge with nice clean hands. Also a nice clean credit report. It's not so hard or expensive for you to go to court, and you'd be surprised how responsive people can be to a notice when they know they're wrong.
Nobody wants to go to court (except me, and maybe you), so often just the seriousness of your request can cause checks to be magically written. This has even worked for me with art/music studio leases, which can be rather back-of-the-envelope documents that I really wouldn't want to take to court with me. [Some day I will learn to read contracts before I sign them.]
Anyway, good luck, I think you'll be fine.
I still haven't gotten my surrender agreement but the property manager has a new tenant to take over the lease starting next month. I was told by a broker that the property manager could keep my security deposit just because I ended my lease early, but I didn't see this in writing on my lease at all.
I am thinking of not paying last month's rent because I'm afraid I'm not going to get my security deposit back (from my extremely unresponsive property manager).
Any comments or advice is appreciated!
Glad to help. If you want to talk shop, feel free to contact me. I do all the tenant screenings for our properties.
@vslse65 thanks for your tips I will definitely follow your suggestion
Most will cover credit report, state & national criminal reports, evictions, prior address verification...
What exactly are you looking for?
Have you tried calling their references?
I would be happy to help. Please call at 646 262 4611 or email at email@example.com
I might be able to help (think we spoke before?). I'm the OM for my family's portfolio.
If you want to discuss, email me: firstname.lastname@example.org
Anyone recommend a small organisation who could look after small portfolio of condos. Liaise with brokers to find tenants, sort any problems with the tenants so the landlord doesn't have to get involved. For example sort leaky dishwasher, mend malfunctioning window. Communicate with difficult tenants etc etc.