New York City
Northern New Jersey
Open House Planner
Shop for a Broker
Condo Price Index
Best to grow up, in the City or elsewhere ... which would mean, for example, not reviving five-year-old threads for no reason whatsoever. Troll.
Best not to grow up in the City
Once you have narrowed it down, please visit the schools you are considering. Test scores and parental feedback don't tell the whole story - you know your child better than anyone, and you will likely be able to sense what environment will work best for him or her. Some students will excel in one school, and falter in another. Don't take word of mouth alone - your child may not be the same as all the other DDs and DSs on urbanbaby.
1) Zoned public - look at insideschools.org for more-or-less current boundaries. But due to overcrowding, don't expect to move into a good zone last minute and be able to register your child.
Good NYC schools (no particular order, Manhattan only - lots of good schools in Bk & Qns as well):
6,234,199,87,116,290,158,3,41 (there are a few more, don't remember all the #s)
2) Variance - in D3 (UWS) - it's by lottery. You put your choices down and you get informed of the lottery
3)G&T - OLSAT test. You register for it at the specific Borough Enrollment Office
Hunter test - SB. Register for it with Hunter, but all the "popular" testers get booked up before you can even
Remember, no point in finding out too much because everything is in flux and changes. The time to figure it out
is the summer of the calendar year that your kid is 4. Does that make sense?
"We bought in a top school zone. No way we are getting priced out of the city. I expect 3-bedrooms in top school zones near transportation to increase in value next year, despite what all the non-owning dreamers on here say."
So, you've expecting, what, a 5% increase after the 25% decrease we just had (and whatever else we get this year)?
Rezoning is completely unpredictable. Therefore you have to ask other parents in your desired school if there has been any talk of rezoning or any such recent history. In Lower District 3 this can be an issue, but of late only regarding PS 199
What is your "background"?
You can volunteer to improve whatever school your child winds up being zoned for. That's how "good" schools became good.
I'm sure those with more insight can weigh in, but there is no set time period. You can look to the neighborhood and see when it was last changed or how crowded it is now, which might force a change. Also, don't get hung up too much on one school, for example PS 158, 183 and 267 are all quite good, although one might be "better" based on rankings one year. You should check out insideschools.org and urbanbaby.com for more on schools.
Go to the Parent's League (http://www.parentsleague.org/) and the Independent Schools Admission Association of Greater NY (http://www.isaagny.org/) to see what they know about the school.
I'd check that the school is "accredited" also in New York and if the teachers are licensed in any way.
I doubt you'll get much information on standardized tests because the school has only been open in the city for 3 years.
The starting price for 1/2 day at most pre-k schools is close to 18,000 right now. However, this place also has after school programs, so your child could enroll in a traditional school during regular school hours.
Does anyone know about this school on the upper west side? Every piece of information on the internet seems to be promotional info sent from the school's PR.
Specifically, how do the kids like it, what is the teacher:student ratio, what is the general tuition (not on website), are admissions difficult, how do the kids do on standardized tests vs other public/private schools...?
What are the perspectives on this school? How has it been post renovation?
>Third point: agree on this, but I'm only referencing the owner's interests here, as it's an owner who asked for advice, etc.
Getting the tenant in the door once the owner has approved the application himself is also in the owner's interest.
>Greensdale, I disagree with your first point, as tax returns from last year (or last 2 year's tax returns) are important in showing a track record of good income. As an owner, it's better to see that your prospective tenant has had solid income of 100k the last 2 years vs. someone with 30k the last two years, and JUST got hired at a new job making 120k.
You already asked for an employment letter stating duration of employment.
Greensdale, I disagree with your first point, as tax returns from last year (or last 2 year's tax returns) are important in showing a track record of good income. As an owner, it's better to see that your prospective tenant has had solid income of 100k the last 2 years vs. someone with 30k the last two years, and JUST got hired at a new job making 120k.
Second point: absolutely. Owner should get cashier checks, only deposit them once board grants the waiver/approves applicant. REBNY bylaws state that this should be the process, but it's just a good idea to do it anyway even in a private transaction
Third point: agree on this, but I'm only referencing the owner's interests here, as it's an owner who asked for advice, etc.
>This should be: most recent tax return (w2 or 1099 is helpful too), letter of employment on company letterhead stating salary and position, and how long they've been there and signed by supervisor, most recent bank statements, a few recent paystubs, and govt photo ID.
A bit much to be asking for tax return in addition to employment verification and paystubs, and bank statements.
>Once you're ok with that, sign a lease with the tenant and collect one month's rent and whatever security deposit you both agree on, and have them start the board package.
These checks should not be deposited until the lease is effective.
>I would also get it in writing (even just via email) that the tenant understands that once you submit the package, the time until approval is out of your hands and that the board has 30 days to approve it (sometimes more), ****and that you cannot guarantee a move-in date****.
The tenant should do better. The tenant should ask that the owner is in good standing with his condo and do that by a) stating what move in date is needed by the tenant, and b) getting a rider on the lease that if the lease is not approved by the date that would allow for this move-in, it's no good (subject of course to the tenant's agreement to waive this requirement if the tenant chooses). This should come with the understanding that the owner previews the lease even before the package is submitted with the appropriate person on the board and asks for the cooperation of the board member in pushing the lease through the board and managing agent in an appropriate timely fashion. A board may have 30 or 60 days after a proper application is submitted, but it doesn't need more than 10 minutes. If the owner can't get this done, or can't agree to get this done, it's an indication of either the managing agent, the board, or the owner's good standing with the board. A prospective tenant shouldn't be an asshole, but should hold the owner to providing the type of tenancy that the tenant has proven he is qualified for and will pay for. In fact, it's an easy ask in context of the tenant stating that his current place is done by a certain date or he has to be in NY by a certain date, etc. And it should be an easy one to agree by the owner, showing that he'll "go out of his way" to satisfy the tenant on this important matter, and see what sway he holds with the board when it counts.
There are two sides to everything. I'm also a broker, but for an owner who doesn't have a portfolio, lives in NYC already (ie: is currently living in the unit), and has the time, I can absolutely see the value of doing the rental yourself. There is nothing like getting to meet the prospective tenant in person and do a gut/instinct check on whether you think they're good people that you'd want living in your apartment or not. When I've represented small-time landlords (only own one unit, maybe two) who live in NYC, i typcially try to arrange a short meet-and-greet with them and the paperwork-approved tenant before lease signing. It makes both the tenant and owner feel better, and frankly, takes the liability off me (the broker), in regards to me promising something that I didn't, or not disclosing something. The tenant and owner having the chance to speak honestly and openly (though respectuflly) to one another before lease signing is worth its weight in gold for all partiest involved. The major value of using a broker you like/trust is when the landlord has so much property that showing and leasing it is a full-time job that the owner doesn't want to deal with, or the owner is out of town and not able to do it him/herself.
Streetva: somehow this thread has devolved into the "use a broker" vs. "don't use a broker" discussion, and your original question of the procedure of how the deal is done was lost in the shuffle. To answer your question: You should first get basic paperwork from the tenant so you can approve them to sign a lease. This should be: most recent tax return (w2 or 1099 is helpful too), letter of employment on company letterhead stating salary and position, and how long they've been there and signed by supervisor, most recent bank statements, a few recent paystubs, and govt photo ID. Once you're ok with that, sign a lease with the tenant and collect one month's rent and whatever security deposit you both agree on, and have them start the board package. When client is finished, have them deliver the finished board package to you to look over, then you make the appropriate copies and submit to mgmt.
I would also get it in writing (even just via email) that the tenant understands that once you submit the package, the time until approval is out of your hands and that the board has 30 days to approve it (sometimes more), ****and that you cannot guarantee a move-in date****.
"RENY is a broker, therefore anything he/she says will be slanted toward its profession."
Where did you get that idea??? Clairvoyant??
The mildew-like smell is actually quite common for front-loading washers. Before I moved to my current apartment, I lived in a home that had enough space for a full-sized washer/dryer. I had this same problem with my roommates front loading washer. After a load, I would shut the door. But, it would still be damp inside the washer, so it wuold start to smell after awhile. The trick was to either wipe it down before shutting the door, or just leave the door open for awhile. That last option was more convenient for me.
Now that I moved to a new place, I had to buy my own unit. I did a bunch of research to find one that works, and ended up getting one from here -- http://www.compactappliance.com/washer-dryer-combo/ -- specifically, the Edgestar Ventless Washer Dryer Combo. It works well for what I need and the little space I had. (Stacking units wasn't an option for me). I couldn't afford the LG model that I wanted, but found a good sale on this site. I have no complaints about it thus far. I've had it for about a month now and it works well. Besides for the slightly longer drying time that I haven't experienced with my previous dryer. either way, I'm not at all a fan of the washer dryer combos. I'd rather give up sqfootage in my apt. to have a standalone washer and standalone dryer.
Hop[e this "review" helps somebody out there.
100% agree with generalogoun
Thank you for the input, much appreciated.
icu812mi, I gave a lot of weight to apartments that had vented dryers, but it wasn't a specific dollar figure. That said, I'm not sure the majority of buyers know enough to think about vented vs. ventless. If a buyer hasn't suffered with a ventless dryer before, s/he probably won't appreciate the difference.
Anyway, turns out the place I ended up with had a vented dryer, but it was quite the rigged installation and a textbook example of what not to do. We ended up routing it completely differently during a gut renovation. It required a lot of hand-holding with the board to get their agreement (and added months to the review time) but was worth it in the end.
I have never seen a ventless system that works well, though perhaps they exist somewhere. I also have never seen an LG appliance that wasn't a piece of crap. Again, that's just one person's experience. To answer bklyn's question -- it's worth the expense to get it for YOURSELF. If your prospective buyers are not clueless about washer/dryers, it will add value. I wouldn't worry so much about the ROI, just think of doing your laundry like a normal person and how much happier you will be. If I had the choice of a ventless system or going to the laundromat, I'd choose the laundromat. Finally, I've always bought Whirlpool washers and dryers and they last forever (I define "forever" as 15 years.)
Ignore anyone who says "Forest Hills" and "cheaper" in the same sentence. They have zero clue what they are talking about.
1. you could be right about the location of the Unsold Shares for sale in Forest Hills
2. I have been trying for months to locate one or more to buy
3. and have found either that sponsors wont sell their unsold shares to investors
4. or that they are located in the areas you refer to
"There are a large number of Sponsor, no-board-approval coops on the
market now for sale: buying one let's you pay and move in the same day"
The apartments you're talking about are not in the area that people usually think of as Forest HIlls. They are between 99th St and 108th St right off the LIE and the Grand Central. The elementary school is not as good there and it's a long walk to the subway. The market in Cord Meyer and south Forest Hills is not in a slump at all.
rb345 no building will let you pay and move in the same day. You may be confusing coops with motels.
Forest Hills is much cheaper, and right now both the rental and sales
markets appear to be in something of a slump.
There are a large number of Sponsor, no-board-approval coops on the
market now for sale: buying one let's you pay and move in the same day
independent school teachers are paid significantly less money than public school teachers.
So no apples then?
According to friends who are public school teachers,it is against the law to accept money or gifts from their students or their student's families. According to friends who are independent school teachers, gifts are discouraged, especially since the staff is very well paid now. (These are the prep schools charging 20 - 35K per student.)
Our private preschool organizes 2 collections per year - suggested give is about $100/family - to be divided among teachers and staff. Any other gifts are STRONGLY discouraged and the admin says that if you must gift, it should be something your kid made HIMSELF (or herself!) for the teacher.
Do bus drivers need to be tipped, if they are losing their pick?
"Union drivers earn $14 to $29 an hour, and work on a 40-hour-weekly schedule with overtime kicking in if a day exceeds 10 hours. Ms. Wensmann, a single mother of an 11-year-old daughter who lives in North Babylon, on Long Island, earns $42,000 a year driving her bus; the most senior drivers earn around $51,000. Many have second jobs.
But many also qualify for unemployment during summertime, because they are technically laid off then; for Ms. Wensmann, that brings in an additional $362 a week for eight weeks."
I recommend PS6 - the extra funding from the Parents' Association goes a long way in helping to hire teaching assistants for each grade to help keep the student:faculty ratio down. As far as I know, no one who was zoned for the school was turned down last year. Rooftop facilities are also a plus and were quite surprising for a public school. Good amount of feedback/progress reports on our son so far, more so that what we used to receive from a parochial school downtown.
ps 6 and 290. flip a coin, although i understand 290 is more prone to waitlists. 158 and 183 also good.
Assuming you could move to be in the zone, what would you pick and why?
according to the new zoning map, the 91st street projects fall into the 151 zone.
Try and get a place in good zone. 6 & 290 are the better with 158 & 151 solid choices. OLGC is a crapshoot, the new principal did a meet and greet with prospective parents and somehow managed to freak everyone out. Now those families are scrambling for other options because he was disorganized and created no confidence in the new school. Might turn out fine but if you have options, take them. We moved into the zone for 6 when our daughter was only 2, we just did the app there and were so relieved not to be sweating it like many of our friends just blocks away.
We are considering buying an apartment on the UES. Our first choice place with regards to space and budget is going to be in LOGC zone, our daughter will go to elementary school in fall 2015. Shou
D we go with the place despite it being zoned to a new school which I am apprehensive about since it will get a lot of crowd from the projects on 91st street, or should I try to find something in PS 290 or PS 158
any people have insights of PS 527? the new school opened to replace previous PS 151? This is a brand-new school without much statistics online, but any parents could offer some insights into this school?
Any recommendations for this school?
Why has no one mentioned Trinity? True, my kids graduated some time ago, but what a fine school. I agree about finding a K - 12 school - it's hard enough to go through the application process, and if you enjoy it there's always college, sooner than you think. Speaking of which, a great private school will have an awesome college advisor. If your kid is even possibly Yale material, you will have to think of that eventually.
You may also want to check out St Hildas & St Hughes. Great K-8 on 114th and Riverside.
Honestly--we have done both (mixed marriage) and as far as development there is no obvious differnce between our children. What IS a difference is the connections the children make. So, I have to say...if you want your children "connected" private is outstanding. If that's less an issue, public has also been outstanding. What I find is that teachers in public schools are elated/motivated to work with a motivated student.
Small factor, we love on 157th St and a charter school is opening. Will do futire posts on whether it seems viable.
penny, did this work out?
Ok, now I'm starting to understand some of the differences, will see if K-8 vs. K-12 makes most sense for us. I'm not sure if we want to go the forprofit route unless we don;t get into a nonprofit. I started looking at all the suggestions and just watched the Getting in..Kindergarten movie after watching the trailer for Nursery University. I wish I hadn't. I think I freaked myself out by watching it. I know I have to keep calm, but I wish NYC was not so insane!!!
i'll look at school digger any day rather then insideschools or greatschools. those sites are just to make parents feel better when they send their kids to under performing schools. digger is on date, just ignore the charter schools
There is a big difference between being the city's #1 ranked school and being ranked #1 on a progress report.
wisco: I didn't look at their opinions, just the data on the list. Are you saying that list is compromised?
The scores just came out for 2012: http://www.p12.nysed.gov/irs/ela-math/2012/DistrictandBuildingAggregates-StateReport.pdf
Also, Malthus - ignore schooldigger - it's a pro charter school BS site, and likes to ignore the public schools.
"somewherelse, it sounded like you were unaware that PS31 is NYC's #1 ranked elementary school: "
I wasn't. I have some "involved" family... but I hadn't looked at the stats in a couple years.
Granted, maybe we now know why it jumped up so fast...
thanks mutombo. Hope you are doing well.
I didn't read this entire thread since it's over a year old. Your child will learn more in public K than private. The publics start academics much earlier and push reading. What do you want? I assume the OP of this thread has long since made a decision about where to send her child to K. I am also assuming her child got into Dalton - not an easy fete. I'm sure either will be fine. The price and commute to me is way too much if you can walk to your local public and it is one of the top schools. Yes it's tougher to get into the top publics now as well. Ours had a weight list this year as well. Glad we are already in since we went since preK.
So Village Owner - which did you choose?
lots of kids didnt get through the lottery in ps41 this year. i know quite a few and it is getting tougher year after year.
Great input jdmcandthecity!
I wonder, what did you choose.
Warren Buffet never went to Dalton and ended up selling dilly bars at Dairy Queen.
Clear gloss lipstick...frosted pink too ostentatious for a midwestener.
any know about ps 267?
No there have been many more problems with PS 290 and overcrowding. If there were a waitlist at 6 it was wiped out and everyone got in
Has anyone heard of a story where someone is zoned for PS6, but ultimately their child was not able to get in because of a lottery system?
yikes, i mean i am not staying after the summer. i was planning on it but it's proving to be a little much all at once for me, acclimating to a new location, working for the first time in years, being a single parent, etc. for better or worse nj is my comfort zone right now and i have family there so i will stay put for another year, i think. i still plan to move to brooklyn with my children because i do like it a lot.
I know quite a few parents who rented in the neighborhood to get into a particular school and moved into a cheaper neighborhood after the child was enrolled. Just be careful because the desirable catchment schools sometimes don't have seats for everyone in their catchment, so renting is not necessarily a guaranty of a seat.
NYC public schools are all one district in the eyes of enrollment. If you live out of ditrict (NJ or LI, for example) then you have a problem.
We had this discussion with friends about Manhattan schools and while I know a couple of people who are doing it successfully, I have heard that it is becoming increasingly difficult and may have serious reprecussions if you are caught even after your child gets in. Btw, is there a risk your child may accidentally spill the beans?
None of the district based programs go past 5th grade as they are associated with the elementary schools that they are in. Nest and Anderson both go past 5th grade, with Nest going all the way through high school.
You more or less have no choice but to face the fact that your child(ren) will have to continue to take tests to get into school if you are going the public route. That is the situation I am in as my daughter will need to take a test to get into middle school as she is currently in a district g&t.
Gin and Tonic, yum.
Go to urbanbaby.com - its mainly an nyc mom website and schools (private and public) are one of the most discussed topics. Do a quick search
wow, that was helpful! Anyone else? Thanks.
You are all aware of the baby boom that has created unprecedented demand for elementary school seats at various schools on the Upper West Side.
Check out www.middleschoolbabyboom.com and
sign the petition at:
Hi uwsmom, Isle_of_Lucy,romary and especially nyc10023...officially taking apartment off market. Really appreciated the advice and comments. Bottom line we do love it here. It's actually our home no matter what others might think. Not a place to try to get out of and make a buck...a place to grow memories. Hubby and I decided this is where our memories started and we're sticking with them. W67th knock your socks of telling me what a stupid "squatter" is what I think you said with all the renovation comments because I don't care anymore. We actually did get our asking price by the way and decided it's just not worth it. I went to our kids school and they worked with us when and if it doesn't work anymore I got myself in touch with those I need to at our local and I took some great advice and figured out a private school fund. Hey if it all doesn't work out and if W67th is still craving those McD's I promise I'll teach my kids it's not nice to spit in other people's food or maybe better yet by that time he'll have gone on a diet and realize fast food isn't all that good for you. Anway, we are so happy and realized there's nothing like Manhattan for us. Thanks for letting me talk this one out with some strangers that actually gave some really great advice and helped me come to a decision with my husband that's best for our family. Not everyone's family but, for us...yes..it's NYC still after all these years. Regards..from a happy Leslie4269 with DOB permits, board approval and hopefully kids that might aim a little higher than serving fries but, as long as they pay their taxes, are good citizens, and don't hurt themselves or anyone else I'll take happy and healthy any day of the week. I think kids that grow up in the suburbs (I didn't so partial to cities as might be obvious) have some problems too..it's more than the schools..it's the parents. Hope we don't louse it up..all we can do is try and that's the plan work hard and keep trying. I have faith in this city and if all goes to sh-t then people that just like to dish out sarcasm (thinking it's funny) can laugh themselves all the way to their graves at our expense. Have fun..ha,ha...signed happy homeowner in Manhattan!
Leslie, you sound like a reasonable and thoughtful person who's trying to balance the decision with lots of good information. I admire you for that. As I very much understand the struggle, I know you cannot go wrong, whatever your ultimate decision. Good luck to you!
change is certain. you can always count on change (if you're "lucky"). i vote for a mild to moderate amount of concern at this point.
Thanks w67th.....nicest thing you've said all year. West 34th..already decided to chill on middle and high school thanks to the good words from some on this thread..people still worry so at least I'm thinking about it and trying to make a decent decision. Nothing in life is certain..got that...also got that no matter what my kids could still be serving McD but, at least they'd have a job..better than being a crack head or having a needle sticking out of their arm on Ave. C...I'd take them at McD's any day over that.
OH shit... I didn't read the first line... MY bad... off the greener pastures.