building at 70 Berry Street--williamsburg

Extra! The asking price is $40k each.

Are there renderings of what the private rooftop "cabanas" will look like?

I haven't seen renderings of the cabanas and last time i was on the roof no work had started on them. They are not on the side of the roof with the view of Manhattan.

anyone know if there is going to be a open house this weekend? I would like to check out the progress that's been made.

there are two rooftop cabanas one on the 6th floor no city views and there are some on the actual roof which do have city views in particular 6F's and the community rooftop section.

there are 12 cabanas total.
3 in the first floor garden area
4 on the second floor outdoor area
5 on the roof
As for open house fuzzyj I'm not sure there will be any more. From my understanding even though the building shows 9 units left(that number is actually 8) a good potion of those units(4-5) are in contract negotiation. think u will have to schedule if u want to see.

does anyone know when the building will be ready for move in?

well we have 32 units in contract. haven't been out there in 3 weeks but seems like all the appliances are there ready to be put in. april closings/move-ins looking shaky. putting my money on a may closing. anyone been by lately? and congrats to the corcoran for selling this building so quickly, especially compared to it's neighbors.

I am equally pleased with the pace of sales. Now I'm just really wanting to hear an update on the closing timetable. Anyone? Thanks in advance for any info.

Signed a few weeks ago and hoping for a May move-in too! Their other building 69 Berry has been sitting completed since around Nov,Dec(?) waiting for the C of O. If that's any gauge, that's a bit worrisome.

My lawyer asked the building's lawyer. He said May? June? July?

Now 33 of out 38 in contract. and the listing for the combined unit of 2D and 2E has been taken down.

There's an inspection scheduled for monday, but I don't have enough knowledge of the process to know if that means anything.

fuzzy: who is doing the inspection?

I believe NYC DOB.

I hope there is a specific issue at 69 berry that has held up the c of o for so long. I'm growing weary of rate watching. Really don't want to be in the position of waiting as long as those buyers have had to. Yikes.
May?June?July?.......2010,2011....

my other concern besides completion & move in date is storage space. very few closets and very shallow. AND last thing is deliveries. anything to share?

any updates on when move-in dates? how come no one from the building's side can give a definite answer on this?

I was there yesterday. Inspection went well. Next one in 2 weeks. I was told if all went well, could start closings at the end of April. 37 units sold - anyone want 5F?

5F is on the market? How much is it going for?

Thanks so much Lofty. That's great news. Does the building look much more complete since we had our owners meeting(my last visit)? Any details would be much appreciated.

I find it interesting that this bldg sold so quickly- and has essentally sold out pre-completion while many other completed bldgs remain partially vacant
although its priced lower than competition, to me the overall value is not dramatically different from competition to explain such brisk sales

as someone in contract is wasn't just the price point. the building is well constructed and has no useless amenities. location is great too.

kiz,
can only speak for myself but the reason it was attractive was the combination of these traits:
1)great location for transportation and amenities while not being overly noisy
2)sturdy construction
3)good looking, well laid out units with good natural light
4)well priced with low common charges (this was a big issue as i didn't want to trade apt space for public amenities i probably wouldn't use)

if you look at the available condo stock you will see very few available places that fit this profile

just rode my bike by the building on the way home. looks like appliances have been installed in some of the apts on the second floor.

I think monday's inpection was on floors 1,3,4,5. my unit has floors and ceilings, bathroom fixtures (mostly) appliances (mostly.) The next inspection's on floors 2,6,7. Things are moving along. The room off the lobby is still unfurnished, but I've gotten no assurances from Deborah. I sent her a letter asking for furnishing to be put off until we all move in and can decide collectively; she has sent it on to the lawyers.

lofty: has deborah given you any indication as to where they will be purchasing the furniture? would be nice to see what they have in mind

lofty and wb,
thx for the on the ground updates. as i live in morningside heights it's tough to make it out there a lot.

Wanna, will you ask her? I think she's getting sick of me.

will do

Hey, neighbors. I got a very nice, but firm note back from Deborah. She spoke at length to the legal team and they determined that it would not be possible to give us our request: ie, they must go ahead and furnish the room off the lobby as a "library" or "office space" because that's what they promised and they can't go back on it, even with a majority of buyers' signatures.

So I guess they'll furnish it in lovely taste and once we're all in (looks like it could actually be May!) we can decide what to do with it.

truly appreciate the leg work lofty.
hoping for that May move in.

Do you think the common charge can be reduced to $0.28-$0.38 per sq ft for this building after the condo board's formed? It looks like many new developments such as 5 Roebling are having low common charge by eliminating non-necessary amenities.

i heard the may closing for this building as well when i stopped by on saturday. my unit is currently the office for the project manager and we was very certain that may was doable.

Lail: i don't see how we could lower maintenance by cutting amenities. there really are none other than the wi-fi and cappuccino machine.

wannabuy, did the building basically seem finished when you were there?

I am a little worried about May closings - I am more worried about getting all of the approvals from the city than anything else.

fuzzy: the biggest change to my eye from 2 weeks ago is that most of the appliances are installed in each unit. my unit has been turned into an office for the construction team. i spoke with 2 guys in the office both of whom i assume are either the project manager or developer. in hindsight i should have asked who they were. nonetheless they both assured me they would be out of my unit within one month and the building will be closing in May. i have been by the building only on weekends and sometimes fairly late in the day and have seen quite a few workers each time. i think both the developer and corcoran have much to crow about with this building. they have nearly sold it out in an impressive time frame as compared to the competition. this gives me confidence they will make the May deadline and we are going to get a good product. as far as city approvals, the men we spoke with expected to get the CFO next month.

wannaby: thanks so much for all your updates. really appreciate it!

Wannabuy: If other buildings in the neighborhood can attain lower common charges, I hope this building can reassess its common charge too after the board's formed. Thanks so much for your info.

lail,

two things jump out at me when looking at 5 Roebling 1)they seem to be significantly overstating the square footage of those apartments 2)i believe it is a ten unit bare bones building.
the first point is important if your trying to compare maint$ psf and the second point is that it is not really an apples to apples comparison to 70 berry.
personally i feel trying to overly decrease common charges initially just sets you up for an assessment down the road. i would much rather have the building operating on a budget that leaves room for "issues" than to get that letter in the mail from the board asking for x amount of dollars to fix a problem.

Of course "reassessing" numbers created by the developer is savvy but i would assume they would err on the side of c.c's being low not high in order to sell the apartments.

have to agree with moxie. new buildings always have issues and a reserve fund is necessary to deal with them.

question: did anyone get a private (no city) inspection on their unit before going into contract? my lawyer feels very adamant about it given the # of lawsuits with new devs, but I don't know if it makes sense to do it twice?

If you look at this building's common charges, they are pretty lean. 2 part-time staff at $10/hour?

Don't totally remember the NY laws,, but I think that if a developer's estimated common charges turn out to be too low in the first year or two of building operation, there are complications for the developer.

However, $10/hr for union personnel seems on the very low side.

im pretty sure their non union/part time...
also c.c's sufficient to run the building are different from c.c's needed to create a reserve fund

I was never a fan of special assessments, but it turns out there is a tax advantage to levying a special assessment for repairs, etc. rather than a maintenance increase. The assessment charge can be added to the base cost of the apartment so upon sale, if there is a profit on resale, it lowers tax on the profit, because of the increased base.

wow ph41 wish i had you instead of my lame accountant for the last apartment sale i did...that simple fact would have saved me big tax money argh..oh well live and learn

was calling to get a chance to go in our unit and...
last unit went in contract yesterday

fire marshall inspection today

Can any buyers please explain to me what's the item of "parking lease with neighbor (note 14)" on the amended schedule B: budget for first year of condo operation? Thanks so much!

I think this is correct-
When a developer offers parking in a new condo, it has to be available to 50% of the units.
Underneath 70 Berry, there was space for only 18 parking spots.
So, 70 berry is leasing 1 parking space from 69 Berry for 50 years.
And here's the killer-----for $1000 per month. However, 70 Berry can turn around and rent
that space out for market price, to defray that monthly expense.

do we know how many of the parking spaces have been sold?

I still don't get it. $1000 a month for one parking space at 69 Berry doesn't make too much sense to me. I believe the market rate to rent a parking space in the area is $250. Also this parking spot was also for sale rather than for lease. Why the buyers of 70 Berry are responsible for it? Many buildings don't even have parking spots for their tenants.

has been in each of the offering plans..was brought up to me by my atty..if u look at pg 12 number 30 of the original offering plan it says,"in order for 70 berry to qualify for the issuance of a permanent certificate of occupancy, it was necessary for there to be one additional parking space available to residents of the building"..it goes on to discuss the terms and cost of the lease

I haven't had chance to read the offering plan as my attorney still keeps it. I first notice this item on this 4th amendment. $1000 a month for leasing a parking spot is very questionable.

Is anyone getting a private inspection before closing? Anyone recommend doing so?

all parking spaces have sold

hey wb if you didn't buy a parking space i'm sure we would all be willing to take just 800$ a month for the space across the street...deal?

I just got my closing date scheduled...May 20. Woo Hoo.

did you get it by email?

they are going out via registered mail. however, seeing how there's still no CO, there's a decent chance they get rescheduled.

I was just over there. They passed many inspections this week.

got mine today as well jo...wondering if they are putting the cart before the horse..would like to knoe the tco is in place(or ideally c of o )..but i'm equally pleased

Anyone hear anything about an inspection this morning?

Also, are people still considering doing a group buy for a washer/dryer?

My friend has a closing date scheduled for next week at 69 Berry - by the same sponsor as 70 Berry. They told everyone to proceed and get ready with the financing, condo insurance etc. Well, they have yet to get their TCO!

Talk about putting the cart before the horse...he is now less than a week away from his supposed closing date and totally stressing. Of course when he went into contract in November, he was told to expect the TCO in January. I really hope this won't be the case for folks at 70 Berry and wish them much luck.

i was told inspection took place and now its off to the atty gnrl to get stamped for tco

I was told they expect the TCO in 10 days. I think Sarah has a plan for a washer/dryer buy.

There was contact info in the building newsletter re: washer/dryer. I spoke to the guy earlier this week and he gave me their deal. It's between $2320 and $2504 for a Bosch washer and condensation dryer. The price difference depends on whether you want the washer with the faster spin out (more efficient for using with the condensation dryer, but not a must). That quote also includes the stacking kit and installation. He said the price was as of "today" and isn't guaranteed to be the price when we all might be ready to actually purchase. But, he (Ira) was super nice and Im glad I spoke with him about the condensation dryer thing (needed when you don't vent to the outside which I had not even thought of).

I have yet to do additional research/price comparisons elsewhere. Hope this helps!

In classic "cart before horse" fashion, Im in planning mode and searching for a general handyman who can do things like mount our flatscreen TV, shelving, etc and do a much better job (and much faster) than I will. If anyone has recs, let me know. Or even better, maybe we can find someone to give us a good price if multiple apartments need the service.

piegirl- thank you for the washer/dryer info. very helpful. i like the spirit of our soon-to-be neighbors at 70 berry. hopefully, we'll be moving in by the summer....

Great, thank you everyone.

We just heard for Deborah that the TCO will be released in 3 weeks, so who knows. Do you have more details on the washer and dryers that we need? Do we need compact versions, etc? $2300 still seems steep with a deal, especially since consumer reports says there isn't much difference between different brands of washers & dryers. Thanks!

definitely interested in renting a parking space from an owner. happy to pay cash.

here is a quote from Lowe's on bosch washer/dryer that i posted several weeks ago:

Lowes quoted us $1890 for Bosch compact washer/dryer inclusive of taxes, delivery, all accessories and installation.

the washer model# 20160UC is $782 and here is a link to shopmania for it's latest price of $969:

http://www.shopmania.com/shopping~online-washing-machines~buy-bosch-was20160uc~p-5828005.html#chart

the dryer model# 86300US is $844. On shopmania.com it is $989:

http://www.shopmania.com/shopping~online-washing-machines~buy-bosch-wte86300us~p-5827977.html

None of the online prices includes installation.

The accessories Lowe's are supplying with these prices include:

stacking kit with pull out tray: model #11300UC retails $79.98

6' 3 wire range cord $16.98

6' washing machine fill hose $19.98

4yr extended plan protection on top of manufacturer's 1yr plan $159.97

this quote comes from a lowe's in Rockland county and was for a single purchase. i can inquire about bulk purchases if people are interested.

piegirl: can you get make and model #'s from Ira so we can compare. i think the only other company making ventless dryers is LG.

The Lowe's quote is better than what I got for LG from best buy (which would have been around $2K all-inclusive).

Thanks for re-posting. We would be interested in finding out about bulk purchases.

$2300 seems pricey for a ventless w/d set. I got the dryer itself for $1100 (which is pretty much list price I believe), and I'm pretty sure the washer about the same, if not a bit less. I picked up a floor model for $500, which I'd highly recommend if you can do it. Both are Bosch, for reference.

one of the reasons the bosch appears to be perhaps the only choice is the dimensions..we were in our place last weekend and measured the depth of our w/d closet..it is a shallow 27"..through my searching i have found no other unit that is ventless and fits in the space..i'm sure some folks have a bigger space for their machines(wannabuy i know yours was wider don't know if it was the same depth?)..if anyone else took measurements to confirm or deny our numbers please share.

well i would measure the closet except our unit has been turned into an office and storgage space. not happy about that. the walk thru is going to be quite thorough.

will inquire about bulk purchases and also see if these prices have held . this quote is several weeks old.

Hi guys,
I have Asko brand stackable washer and a dryer. (They're Swedish). Dryer is non venting.
Dimensions are:
height----33 1/2"
width-----23 7/16"
depth-----23"
max capacity for both washing and drying is 13 pounds.
Been using them for over a year. No problems.

maybe the best way to proceed is to have Lowe's quote prices on the bosch, LG and Asko brands. i would think they carry them all

I measured my washer closet at 29" depth. I'm in 2B

i think choosing a specific model that suits everybody will difficult. i imagine the group discount would work if a large amount of us are choosing the same retailer(i.e Lowes). the staggered closings, and limited amount of owners on SE may hinder our ability to consolidate. i'm all for it.

wannabuy: sorry for the delay! I left all of my notes at work.

Glad we checked in about this. Some of the make/model numbers are the same and your prices are better. Here is the full list I got from Drimmer Appliances.

Washer: WAS20160UC - $1017
Washer:WAS24460UC (this is a washer with faster spin out; Im curious for the Lowe's price on this one) - $1201
Dryer:WTE86300US - $1039
Stacking Kit with pop out shelf: WTZ113000 - $79

All prices include delivery.

Installation is $185

anyone have more updates/ideas re. when closing will be? does it look like it'll happen before june?

I'll definitely participate in a group buy. I've been told by friends the Bosch is the best - I used to have a Bosch dishwasher and you could stand right next to it and not hear it. Thanks for doing the legwork.

we will also bulk buy..if the bosch is chosen by folks that's fine by us..
having done some surfing the similar sized LG models are: WM1355HW and DLEC855W(ventless)

wb,
are u sure the dryer they quoted u is the ventless version?

Hi all, I'd also be interested in joining the group buy for the Bosch washer/dryer.

Any one going to be looking for a new TV?

i'm also in for group buy for bosch washer/dryer.

Who volunteers to coordinate, take the names/apt #s etc? BTW we tried starting a google group but it never took off -- there might be an advantage to continuing there - it's 70-berry@googlegroups.com

I think you have to sign up, give your email (or start a gmail account for the purpose)

I scheduled my walk-through today. Is anyone else considering have a private inspection done?

i scheduled my walk through and inspection

Anyone considers buying a combo washer/dryer instead of stackable unit? I am thinking to hire a certified inspector, anyone has any recommendation with price quote?

still working on the bosch quote. definitely is ventless but will re-check. my partner has done his usual extensive research and likes these the best. he does not recommend the combo units.

scheduled my walk thru as well. personally i don't feel the need for a certified inspector. might be foolish especially after today's front page story in the ny times:

http://www.nytimes.com/2010/04/27/nyregion/27inspect.html?ref=nyregion

urban digs has a useful primer on walk-thru's

http://www.urbandigs.com/2007/07/when_a_walkthrough_goes_wrong.html

my certified inspector is charging me 250$ for his work...an additional 125 to do an infrared of the walls to check for "moisture" and "potential heat loss"...
thx for all your work on the w/d's wb...have reached the same conclusion about combo units

when are ppl scheduling their walk-throughs for?

mox
please call me about the inspection

we are scheduled for may 17th at 130

I found this post on walk throughs, it's very thorough maybe a little overboard:
http://www.frontporchllc.com/2006/09/im-doing-my-first-walk-through-what-should-i-look-for/

Trying to schedule mine tomorrow, is the developer suppose to be present during the walk-through?
That would be good for answering questions but kind of awkward..

Thanks so much for all the useful info. Mox, can you please email me offline about inspection? My email is coolbeans26 at yahoo dot com. Thanks!

LOFTY, I tried to access the google group but was unable. I think it'd be a great idea to comfortably disclose our contact information, etc. for group buys and maybe even to plan an informal meet up/walk through should the need or desire arise.

I'm also interested in bulk buying. Is someone coordinating that effort?

MOXIE, May I get the name of your certified inspector? I'm going to need all the help I can get on that day. This is my first home purchase and I'm flying solo! Think the price is reasonable for the potential long term benefits.

Looking forward to being neighbors!

oggi,
sergey 9174598827
advanced home inspections
good luck.

Oggi, try this: http://groups.google.com/group/70-berry.

We're a bunch of sophisticated people - we ought to be able to make this work.

on a side note.
i met several of you guys at our first building meetup(was nice to put faces to monikers) but for those of you i didn't. i just wanted to let you know i am a dog walker/pet sitter. i will be doing one walk in the late afternoon(330-430ish) in our nabe. i will ideally be looking for 2 dogs to join me and "tank" the pug. pet sitting(dogs or cats) is a case specific situation. sorry to be marketing on our thread but i figured some folks might be in the process of finding help.