Seeking advice on penthouse living before we go any further in our penthouse pursuit

Lots and lots of issues with leaks and downstairs neighbors, as well as with Coop Boards over who is responsible for various repairs to parapets and other items. Also, things like the "obviously added on" (the metal siding one's) - if there's an issue with structural stuff like your walls, not one questions it on the lower floors are the Coop responsibility, but sometimes when it comes to the PH, all of a sudden the rules change. Be prepared to pay a ton for running your AC, too.

We looked into this a few years back and were dissuaded by a clause that the coop board could commandeer the entire use of the apartment's set-back terrace for purposes of building maintenance. The realtor told us "of course that never happens." Within a few months, the entire roof was enveloped in scaffolding and remained so for quite some time. We were grateful we had not made the purchase.

buy a high floor with a setback terrace instead--gobs of outdoor space arent so useful and you pay for them esp on ph floor--a nice steback terrac is plenty and you cool cheaper and dodeg many of the serious leak issues

I've lived in Brownstones on 23rd Street and the UES and had roof access from the top floor. Typically anything I left on the roof for any period of time would soon be covered in a fine layer of greasy black soot. Perhaps if you are higher up than 5 or 6 stories (as with a Brownstone) less particulate matter will float up, but I'd be prepared to clean off any chair that is left out before sitting down.

As a broker and as a resident of Manhattan my entire life I think that you will be very happy living in a penthouse apartment and using the terraces in the summer> The issues about who repairs what is a concern, generally you are responsible for any repairs to the terraces and leaks if they occcur. What needs to be looked at is the water tower and the Air Conditioning units and where they are located. Make sure the water towers and the Air conditioning units are the buildings responsibility. Therefore if a leak occurs because of either of them having an issue you should not be responsible for fixing any units effected by this problem. Also when you lawyer reads the house rules and minutes he will let you know about any incidences previously that had arisen. If you have a problem other than say to build up of water because of poor drainage on you area, I would assume this would be your expense. Make sure your gutters are free and clear of debris. I have not experienced the lack of water pressure in penthouses paricularly. I would check as you probably already have to see if it is to your liking.

In terms of cookie cutter generic 50's -60's- 70's apartments I would suggest buying either a new conversion, loft or new construction because of character and uniqueness.Generic is passes and big open spaces with large roof or terraces are a better value and is much better for resale down the road if you ever consider selling at some point.

I have been a broker for many years and have sold many penthouses. If I can help you in any way my phone number is 917-750-3088.

Good luck,

Lisa Conway, VP
Halstead Property, LLC

There was a thread last year that was similar. One bit of advice I recall was that outdoor space above low teens tended to be windy, and the higher you got the windier it got. I assume this would vary if you were by the water or in the middle of the city.

PH-looker, go for it. Believe me, nothing, and I mean nothing can beat eating outside 7 months/year, having people over on the terrace, enjoying the breeze when the city is baking, and so much more.

Co-op rules change from building to building; water pressure — not the magnitude of real impact on your life. IMPORTANT: go for only brick built PHs.
No cat burglars unless they fly. The service door (the only other access to the terrace besides your apt.) is protected by security code and is always locked.
No special responsibilities for the owners.
The only time when you terrace is used by the building is a very special and rare occurnse: repointing or roof.

Thanks for all the helpful comments--and sorry to have gone AWOL (note to self: don't start a thread and then go away for a long weekend). Anyway, lots to think about. Inquirer, can you tell me more about avoiding non-brick penthouses? Ubottom--I'd love a setback terrace but the only one in my neighborhood that I've seen come on the market in the last several years is about twice the price of the penthouses, so while I do love it, it's not to be, I think. Kiss, I'll go looking for that other thread--good idea.

Are the rules about what responsibility falls upon whom likely to be carefully spelled out on the co-op rules, or is this the kind of thing that gets made up as problems arise (and so probably depend entirely on a penthouse owner's relationship with the Board)?

I live in a penthouse with set back wrap terraces. In this building the building is responsible for maintenance of the terraces, so, if there is a leak from my terrace to the apartment below, the buidling is responsible. However, each building is different. I just looked at another penthouse where the owner is responsbile for the terrace (bad, bad, as if you re-do your terrace floor, and there are problems with your downstairs neighbors, YOU become responsible).
The post about non-brick penthouses just is trying to say that if it isn't brick, it was added after the building was constructed - an add-on, so not the same level of construction. Not really a good idea. The advantage to a non-penthouse apartment with a set-back terrace is that you don't have to worry about roof issues. The advantage to the penthouse is that nobody looks down onto your terrace. And yes, you need someone (preferably a lawyer) to look at the offering plan to see who is responsible for what. Case in point, my apartment had a dedicated a/c unit, built by the person who actually built the building for his apartment (my current apartment). Not quite spelled out in the offering plan as to whose responsibilty it was to maintain the unit. Gave up the fight,after paying our lawyer's legal fees, and cut the unit off (now just use building systems).

In terms of security, if no building is adjacent to you, burglars have a hard time getting to your apartment. Most buildings do have alarms on stairs leading to the roof, so a burglar has to get into the building, up to the roof, and then swing DOWM to your apartment. Not very likely. I never put back the alarms that the previous owner had installed, and have always felt very secure.

Penthouse living is great. Keep looking

I've thought for a long time about buying a penthouse and have always thought about putting a small hottub on the terrace in addition to plantings etc. Does anyone know, especially the brokers out there, if these are prohibited in the bylaws? Since it is not a permanent structure/addition is it written about in the house rules at all? I'm sure that it would bring on the wrath and fear of the downstairs neighbor. I know that any roof may need to be fortified due to the weight, and any leaks would be my responsibility.

I've thought for a long time about buying a penthouse and have always thought about putting a small hottub on the terrace in addition to plantings etc. Does anyone know, especially the brokers out there, if these are prohibited in the bylaws? Since it is not a permanent structure/addition is it written about in the house rules at all? I'm sure that it would bring on the wrath and fear of the downstairs neighbor. I know that any roof may need to be fortified due to the weight, and any leaks would be my responsibility.

Any thoughts on adding a hottub to a penthouse roof? Especially would appreciate comments from the brokers if they have had any experience with it.

I've got a penthouse on West End and 71st with a wrap around terrace on the 17th floor of a pre-war.

www.cribsofthecrop.com

Would your building let you put a hot tub on your terrace? Somehow, I doubt it. And the dirt!!!

Would this building let anyone put a hot tub on the terrace. I really doubt it. Even then, the dirt that settles on Manhattan terraces would make keeping hot tub clean a real challenge