The Link

Too bad they hired the "developer's architect". Uninspiring as usual, but somehow less ugly than his usual "southwestern office park meets condo" aesthetic. Interiors look nice.

Awful location. I hate it. I live a few blocks north. 52nd street is just into the nasty and very crowded part of 8th avenue - lots theater traffic, lots of B&T types hanging around on thursday nights and weekends. I know someone who bought a place in there and they had a bunch of problems - I can't remember what exactly. The prices are INSANE +$1,500/sqft. If i had to pick my least favourite new dev in Manhattan it's the Link.

Don't know what you are talking about. The Link is great. Beautiful building. Location and apts are quite nice! This area is a fantastic location. Close to AOL Time Warner Building, Central Park, Theatre District and great restaurants. Wish there were more places like this in the area.

Great building! Architecture is very modern and the apts have very nice flowing floor plans. I think the location is great. As last poster said, just a few blocks to the Park and Whole Foods at AOL Time Warner. Central to everything else. Only a five minute walk to Saks! Nothing like this in the area especiall with the remarkable low common charges and the 421A tax abatement! Jump on it now if you are interested as the prices have dropped dramatically.

"abatement!", "jump on it now"? only a broker talks like this but thanks for the impartial opinion.

"Only a five minute walk to Saks!"

From 52nd Street, west of Eighth, to Saks? Which Saks? Saks Ninth Avenue???

Ok, so maybe it is a 10 min walk to Saks but certainly no more. Saks is at 49th and 5th and The Link is at 52nd and 8th. It is true that the prices have dropped dramatically. Rather than criticize, why don't you look at the price history to see I am correct. I follow this building because I am interested in buying since I already live in the neighborhood. No Broker here, sorry.

it's a ten minute run with no traffic lights. i lived on that block for years and worked on 51st and madison. it took me 15 minutes on my best day. the prices are coming down though. the views must be nice and i do like the area except during matinees when it is a full blown tourist nightmare.

Lots of nice apts here and most are brand new condition. Although apt 12H looks good in pics, the living room is crazy tiny and the layout in my opinion stinks. I like the higher H's and love the C if you want something small but spacious looking. B line is also nice but only the higher floors.

Any opinion on current rentals available in this building?

Been following this building for last six months. When figuring in real estate commissions, taxes, and closing costs, most all have sold for a loss! Also seems to be a lot of problems with the Board. Any residents aware of this and can shed some light?

the new name is 'The Crack'
Cause that's what you would be smoking to buy at these prices.
They should include a 'pool' as one of the amenities b/c the whole building is under water.
Problem: How do you lite a crack pipe under water?
Easy! pay 1.5M for 900 sq/ft......wait a year while you investment vanishes then,
lite the pipe from the sparks shooting out of your ass (even under water).

There's nothing wrong with the corner of 52 and 9th...but yes at these prices, you shouldnt be stepping all over your nuts to buy.

There was an article in the ny times a couple of years ago about this building. It's become a rental building with absolutely no amenities other than a gym.

Just happened upon it this morning. Very uninspiring. Shares the block with the US Postal Service (to its right) and abuts a Hampton Inn (to its left).

Board issues have been cleared up for quite a while now. Things have completely calmed down and the building is running relatively smoothly. Engineering report came back excellent. Staff is quite good and building is being run well. That NY Times article was mainly dealing with the sponsors lack of interest in finishing things, however that has luckily changed and the Sponsor Elad is surprisingly actively involved in fixing things as needed. Become a rental building? No idea what that means. Every new building has some renters. I would say the majority here are full time owners, the ones I know and see anyway. I think you give up some amenities by living in the heart of the city, not over on 11th ave as space is more a premium. The building has two beautiful gardens and a gorgeous lobby. What other amenities do you really need? I prefer to keep my common charges low.

http://streeteasy.com/nyc/talk/discussion/19439-is-condo-board-allowed-to-censor-residents

More publicity for The Link

http://therealdeal.com/newyork/articles/condo-board-at-310-west-52nd-street-the-link-threatens-verbally-abusive-residents-with-500-fines

Announcement about a 3M-4M assessment!! Outrageous for a new building! Somebody robbing the bank?

Sounds like a rant...what's the assessment for?

Is this really true? Can any residents confirm or deny that there was a 3 or 4mm assessment?

I am a resident of The Link, and spoke with the management company yesterday. There are no current plans for an assessment. The discussion at the meeting concerned an engineering report which suggested potential projects for the building to consider.

i'm thinking about renting here, what's the purpose of the assessment and/or new project? i assume these are costs to be borne by the owner, correct?

also, can someone please tell me why the corner of 52/8 is always full with cops early in the morning and the afternoon? it appears that they are controlling the school kids, but have there been some problems in the area?

El-Ad (Elad) the sponsor arescummy and outright crooks. They have refused to pay for the assessments that they were contractually obligated to pay. Now apparently the owners now have to pay a 30% increase in maintenance for the legal fund.

Try 50 plus percent. That is what the Link's condo charges went up by this month. Midtowner 1212 was correct and prescient. It's a staggering assessment on a 4 year old "luxury" buidling. And Amigo 88, if you're still around, I guess Cooper Square, the managing agent you refer to, wasn't exactly straight with us. What a shock. Unfortunately Cooper Square is in the Board's hip pocket, and the Board, as is pretty well known by now, is even worse than the sponsor, El-Ad. I'll let brihouse pick the excellent adjectives. But I guess we owners should all look at the bright side. Our first million dollar assessment has so far gone to putting fences up around the trees out front. In a building that averages a flood a month, that's just what we need! Fences around the trees. We need to get rid of this Board. And this management company. They've been in power for four years now. And it just gets worse.

How is the board still in place? Everyone is complaining, how are they still there?!

A buyer of mine is thinking of buying into this building now....any opinions from people who live there now?

Thanks,
Phillia

It's apparently a litigation hell. Litigation==Assessments. Your buyer should have her lawyer do a quick read in eCourts of the various cases.

Interestingly, the former board president has just closed on his sale (http://streeteasy.com/nyc/sale/543744-condo-310-west-52nd-street-clinton-new-york) so is now out of the picture. It's on ACRIS for $855,000 but not yet on StreetEasy. Buyer signed contract on December 17th, and, surprise!, the assessment mentioned above was announced a few days later.

It's a good example of a perfect-storm situation where the confluence of a few people -- all with the best possible motives -- can result in a mess for their fellow owners.

Part of the problem was that some board elections were never held due to lack of a quorum. Often an issue in condos where so many of the owners live elsewhere.

I really love my apartment, I live there now and I bought recently. The board does seem shady, and there is an temporary assessment going on right now which will hopefully be resolved and refunded. hit me up if you want to ask me anything

Another FLOOD at the LINK today. Within a week of the glass door on the Cube imploding once again, spewing shattering glass by pedestrians, residents and the doormen. Does anyone know what the Board is doing with the $1 million assessment they imposed on owners in January, besides planting flowers?

Hello - I'm interested in purchasing in the building and would like to get more info on the issues mentioned above, particularly the floods, condo fee increases and the board. Could someone please provide me with contact info to chat? Thanks!

Dear Genisjunk, as long as you're not a plant for the Link Board (they do that kind of stuff), provide a phone number and I'll be happy to discuss.

I am looking to buy 1BR in the upperfloors please email me at 2fclose@gmail.com if you know of anyone who is willing to do a sale by owner.

A serious buyer looking for a 1BR at the Link. Need to close by mid August. Please email me at 2fclose@gmail.com . No brokers please.

If anyone is interested in renting their unit (long term, 1 years) in The Link to two media professionals, please email jeremyrobsmith@gmail.com. Interested ASAP.

Apparently Cooper Square will no longer be the managing agent as of September? Does anyone have additional info on this?

yes, they are fired and a new one will start next month

anybody have word on the assessment? what's going on with the lawsuits? there has been no updates

Is there any flood issue or other issue recently at the Link?
A serious buyer looking for a 1BR at the Link for cash deal. Please email me at ny.shoeshop@gmail.com . No brokers please.

no flood issues recently, i think the last one was due to an HVAC blowing up and that was earlier in the year. so far no problems

Thank you brihouse! Hope I can find a 1BR at the Link! :)

thank you brihouse

Hi I wanna buy the condo in the link and already presented the offer. I just want to clarify something first. I was wondering how much will the tax be as times goes by? I know every two year will increase 20% till full amount. I ask the broker to provide the information, however, it seems nobody knows the answer. How often do they have the "assessment"? Does the assessment always increase or sometimes it can drop? Sorry I am a virgin buyer, also a foreigner. Too many questions confuses me right now. Can anyone answer me I would be much appreciated! thanks a lot.

what happened to the building's primary website? used to be up but now just a dead link

www.thelinknyc.com

Think they changed mgt office so the old site from the developer or old mgt is gone??

The board just filed several Liens of Common Charges:

HWANG, BO YEON
KWON, MIKE
VEGA, ELIZABETH
LAM, SHEK POOT
SCOGNAMIGLIO, AMEDEO
MADDEN, GEORGE R
ANDERSON, ROBERT T
LEE LO, WAI
SAGI, UDI
MCKENZIE, WILLIAM DOUGLAS

Why do people want to buy after seeing problems with
sponsor
managing agent
board
floods
assessments
litigation
tax uncertainty
police presence
liens
?

nwt, how u got the lien list?

From ACRIS.

Well the sponsor is now settling with the board and going over the expenses which is good. also, the assessment ended. the floods were due to the poor HVAC system which was replaced. litigation was due to sponsor which is in settlement. I don't think there's any other litigation now except for the former board member who is unhappy with the current board. there's no tax uncertainty, basically, like all other buildings with abatements, it diminishes over time. new buildings don't have an abatement and thus taxes are higher for those buildings. police presence? um not really. that's kind of reaching. as for the liens, the list above means that those people owe common charges.

I am looking to buy a one bd apt. Please contact october9609@yahoo.com

how bad is to have a high school across the street?

can you be more specific? I work from 8-7 so not quite sure but it hasn't been bad at all. especially when you think how crowded it is near times square. I would just come during 4 or so and walk around just to see

I go up and down 52nd. Street daily right in front of the high school. The high school is for "problem" children. In the morning there are no problems, the kids don't loiter or cause any grief. In the afternoon when school is getting out they have security officers of some type on the corners to get the kids to disperse and not get into any fights. The kids leave pedestrians alone. I have seen some fighting among themselves (quickly brought under control by security), I have seen a couple of them foolishly taunt truck drivers--with the truck drivers getting out of their cabs--again security is there quickly.

During the day police cars are sometimes at the school. All in all I don't find it threatening or difficult. It doesn't seem to be a big population, I just walk on the other side of the street when they are getting out.They are not there during the summer or the evenings.

I would take the school over construction across the street any day. However, the school may leave some day and there could be construction in the future.

Looking to rent a 1BR directly from an owner (no brokers). Please email me at huntstevenj@gmailDOTcom (remove the DOT).

As a real estate attorney, I can assist with purchases in this building. Please email or call me at 212-396-4288 or kvolandes@mmlawny.com

I want to rent out my unit in The Link, any recommend on a prompt broker? Thanks!

Just saw your comment on renting out your unit at the Link. We have just completed the 3 most recent rentals at the Link - 12c, 15h and 14a. Please call us and we will assist. Joan Brothers, Manhattan Boutique Real Estate. 212-308-2482. Excellent references from the Front Concierge and excellent service from our company!

The building description says every condo comes with a storage unit in cellar in this building? But looks like some units doesn't have a storage unit associated with it. Why would that be, if it is part of the developer's offering plan? How does it reflect in selling price?

Hello everyone,
I'm seriously interested in buying either a 1 BR or 2 BR in this building. Can I please get candid, objective opinions from current or former OWNERS about the pluses and minuses of living here? Thanks in advance. Please update me on:
1)the floods
2)condo fees/assessments
3)quality of the service and amenities
4)general camaraderie of the building (less important)—but still curious. ;-)
5)what is the best estimate for the RE taxes when the tax abatement ends in 2019.

Thank you so much as always.

Khoi

The owners are suing the developer over construction defects: https://iapps.courts.state.ny.us/fbem/DocumentDisplayServlet?documentId=kMuE9GGT7o_PLUS_tEAcbtQFhtw==&system=prod

Here's a sample: "The numerous conditions identified in the Rand Report, generally include but are
not limited to: (i) defects in the mechanical and plumbing systems; (ii) safety issues, including
lack of a lightning rod on roof and änproperly installed lightning rod, roof level defects,
firestopping and waterproofing defects and deficiencies; (iii) curtain wall and entry cube issues,
including defective entry doors at the glass cube, defective and inadequate caulking repair and
restoration resulting in lack of watertightness at va¡ious locations, and window gasket defects
resulting in air leakage and noise; (iv) code compliance and Deparfinent of Buildings issues,
including; improper fire rated electrical closet door and numerous outstanding Department of
Buildings objections; and (v) deviations from the Offering Plan with Building-wide impact,
including need for exterior stone replacement, lobby wood veneer, apartment flooring and
subflooring, improperly installed lead pans and drainage pitch in the showers, and defective
apartment toilet gaskets."

Dear NWT,
Thank you for your very informative post. It was very helpful. I was sad to read it, of course: the Link was one of my top choices. I assume that you're one of the current owners, so good luck with the litigation.
Thanks again.
Khoi

He's not an owner there; he just likes to indulge in a bit litigation porn.

Hey, did I just invent a new phrase?

You're welcome, but I don't own there. If I did then I wouldn't have brought up the lawsuit, but you'd have seen it mentioned in the notes to the financials anyway.

They're halfway through a ten-year 421a exemption. E.g., #6G is now paying $8,000 with the city estimating $19,000 in 2019. It'll have risen by then, but so will everybody's.

>in a bit litigation porn.

>Hey, did I just invent a new phrase?

Yes, but you used poor grammar and/or were neglectful as you typed, subsequently reflected out loud on your own brilliance, and then pressed 'Reply' too quickly to let everyone else here on SE know about your brilliance.

Dear NWT and Potential Purchasers,
The litigation you read from the link and comments above is an old litigation from December 2010, see page 19 of the complaint to see the actual correct date, it is not new litigation, and based on information from attorneys who represented recent sellers and purchasers in the building who performed their due diligence, the remediation work has been or is almost complete which is why sales in the building continue to close. There have been eight closings since December 2012, and there are currently 7 apartments IN CONTRACT scheduled to close in the coming weeks and months. Some of the recent closings included financing by banks.

Please feel free to call or email me if you would like to discuss or need any additional information.
Joseph Altman, Douglas Elliman, 646-734-9581, jaltman@elliman.com

Nobody said it was new. The complaint says 2010 and the case is still open.

The fixes had to be made. The case is about who pays for them.

Luukhoi do not be scared off because of some ongoing litigation. This is pretty standard in newer developments. There are always some small issues that need resolving and this sounds pretty minor, although lightning rods are important, I imagine.

That's a cheerful way of looking at it. If it was my money, though, I'd be flinchy about words like building-wide, defective, leakage, etc.

Someday, maybe even someday soon, all the claims will be settled and those pesky problems fixed, and all will be forgotten.

Take 220 RSD, built in the previous boom. Water coming through the walls 25 years ago hardly matters now.

but of course you meant to say....222....but what the hell. you were close.

Hi,
Thanks, everyone, for your added input. Anyone else who currently lives at the Link want to stand up for your building? I really love the look of this building. I currently live on 55th, which many people think is a "good block" for HK....But the Link just takes the cake, IMHO.

BriHouse, do you still live @ the Link? Do you feel safe there, etc?

Khoi

Just saw this, yup I still live there. I do feel safe, it's kinda busy on 8th avenue, but it's quiet because it's on the street. I've always felt safe. There is a highschool nearby but that hasn't been any issue at all.

in terms of the litigation, yes that's ongoing and I follow it a lot. It seems that right now the judge is giving the reps of the link a lot of what they were asking for. Right now ElAd is suing its providers to recup losses to give to the Link. So these are positive signs. Also, as for the list of issues that they are suing for, I would assume it looks a lot dire on paper because when you go into negotiations, you have more to negotiate with than if you fairly represented the issues and use that as the starting negotiations.

Services and staff at the Link are superior, however repeated problems with elevators are upsetting and are overdue to be corrected permanently.

Hi

Interested in buying a 1BR AT THE LINK- HIGH FLOOR- directly from owner, please email
RioBR13@gmail.com
Thanks

Hi, just put an offer in for an 1br in the Link. Should I still be worried about the issues with the building(I.e., build quality, flooding, building finance-common charge increases, safety, lightning rod, etc.)? Can anyone currently living there shed some light. Thanks.

Hi
Wish to reinstate the interest in buying a 1BR, preferably with a nice view, high floor directly from the owner- ALL cash.
Please be in touch at RioBR13@gmail.com

Hi,
For those of you who would like to make a purchase in the link, please feel free to contact me. I have access to a good number of apartments.
thanks

Denis Lav 12, how can we contact you if we are interested?

Right, my info is dennis@highriseny.com

How does the 421a effect the resale values

I rent at the Link and have had serious issues with my windows not properly sealing, and thus letting in air and noise. When the wind picks up, this creates a whistling noise, and in the winter the cold air leaks in and my heating bill was $400/month. The management company referred me to Adler windows, who charged several hundred dollars to replace the gaskets on two windows, which did not fix the issue. They then threw up their hands and said they could do nothing else, other than recommend the building do a building-wide pressure study. Anyone else have this issue and have advice on how to fix?

Interested in purchasing directly from owner 1BR, all cash, quick settlement, higher floors preferred.
Thanks. Please be in touch at RioBR13@gmail.com

Could anyone living in The Link facing West (Hudson River) share their experience? In particular with regards to noise (outside)? Thanks

I can attest to the above issues - yes, the windows fly open from wind gusts and our heating bills are $400++. Regarding noise - its there is a fire station 2 blocks south and a police station 2 blocks north. I had to sleep with earplugs for 4 years.

I live in a 1 bedroom facing West on one of the lower floors. The only noise I hear are sirens which is pretty unavoidable in NYC. Very quiet otherwise and love the views to the West! If you want to ask me anything else about the building my email is TheLinkOwner@gmail.com.

Lived here for 5 years. I have no issues with sound at all, not sure what the above complaints are about. And I live on a lower floor too.

Hello to the lovely folks on this forum! I have lived in hells kitchen for 10+ years -- came close to buying in the Link but the lawsuit and faulty construction issues have held me back.

Any thoughts on whether C line also had flooding issues and are there any ongoing building issues I should be aware of? generally apartments seem to be selling frequently, so I am guessing the building took care of flooding, windows, broken elevator type issues --

I am a nervous first time buyer, appreciate any thoughts on what to look out for! Thanks.