Renovations and improvements to a rental apartment

be very very careful. it is possible that 1) the landlord would make the improvements and then file for a capital improvement increase on your stabilized rent or 2) you would decide that you don't want that, so you would put in a new kitchen yourself, which might possibly jeopardize your rent-stabilized status. One scenario is that you move out and are liable to "return" the apartment to its former, unimproved state.

I would hang out on tenant.net and get some more information before proceeding.

ali r.
{downtown broker}

I was thinking about approaching my super and asking him about suggesting a renovation of the rooms to the building management. Does this strategy have any chance of working? Obviously, I would make it to the best interest of the super to help me and be on my side regarding this matter.

Option 2 is very bad, flat out, and can result in eviction.

Option 1 is unlikely to be taken on by your landlord, but note that the result would be a *permanent* increase to your monthly rent, with all future percentage increases calculated on the total, of 1/40 of the total cost. So if it costs $10K, your rent would immediately go up by $250 a month, on top of any routine increases. And it doesn't roll back after 40 months.

You're not entitled to any renovations and improvements beyond repairs and basic painting every three years.

So find inner happiness instead.

An update to my previous posts. My building manager has accepted my request to renovate the kitchen and bathroom. The kitchen will be gutted and fully renovated. The bathroom will have it's floor, medicine cabinet, and vanity replaced. My rent will increase by $230 (12.7%) from $1,811 to $2,041 per month if I accept the proposal. My new rent will be effective for the remaining term of my current lease which expires on July 31, 2010. My initial reaction is that the proposed increase is too high and I plan to counter with a lower amount. My super has been the intermediary in the process and he told me that the management will consider my desired rent increase. I plan on proposing $180 per month. Any thoughts on this strategy? Am I being silly here and should I just accept the original proposal? Hey, these are tough times and the economy is not going to get better anytime soon. What are the pitfalls and drawbacks should I accept the rent increase to $2,041 especially when my lease comes up for renewal. Thank you.

If the landlord updates the apartment, I can guarantee you that your rent will substantially increase. And renvating the apartment yourself will be in drect violation of the lease EVEN if you improve the apartment and increase its vale.

Once your rent exceeds $2000, the apartment will be released from rent stabilization, and when your lease expires the landlord can raise it to market rent. If you're in a craptacular one-bedroom in sub-prime Brooklyn, $2041 may represent the market rate, so you have nothing to lose but your nasty kitchen. If you plan on moving in 2010, it's also not an issue for you. But if you plan on staying, and your apartment is a two-bedroom on West 81st, you might reconsider.

Well I live in the Gramercy area. If I go through with the renovation, I was fearful of what my possible rent increase will be after my lease expires in July 2010 should I decide to stay. If I made the decision today, I would stay past July 2010. Am I really vulnerable to an astronomical rent increase in the future. How high can it get?

Depends on te buildng and the apartment size. I would estimate that $2,300 - $2,500 a month is possible.

How big is the apartment?

Wait - so your landlord has agreed to do a major gut reno of your bathroom and kitchen (probably a $10K job) and you're complaining about a $230 increase? Give me a break. Even with the increase it sounds like you're getting a good deal.

And yes, if the increase de-stabilizes your rent, you can expect a major hike come lease renewal time. Landlords can charge whatever they want for market-rate units. The rental market may be softening, but landlords know long-term tenants are not likely to want to move so they're not generally open to much negotiation on renewals.

" I would like to accomplish this mission for the least amount of cost on my end or preferrably free."

Only in NY would someone paying already paying a below market rent also expect a free kitchen and bath renovation.

Socialiam did not die with the Soviet Union, it lives on in NYC rent controls.

modern...don't cry for landlords.

I would like a free kitchen and bathroom renovation. Let's start spreading some of that wealth!

This thread is a great example of why we need to ABOLISH all rent control! Let the free market set rent prices!

Example of why I prefer to own.

It's likely they are agreeing to the improvements so they can raise your rent above the threshold so they
move the apartment to market rate in 1 year versus 3 years (or something). If you are in gramercy the market rate might be $3000. Maybe it's a special 2 bed 2 bath with a dining room and market is $6400. Unlikely it's $2041. This process might be contingent on your income, not certain about the nuances of rent control/stabilization. It's unlikely a sense of noblesse oblige is motivating them. You need to do do your research.

Only a VACANT apartment is subject to luxury destabilization on exceeding the 2000/mo threshold. As far as I know, the only way it can go market rate while you occupy it is for you to exceed the income limits (I think 250K) AND have a rent greater than 2000/mo.

tina24hour
about 5 hours ago
ignore this person

Once your rent exceeds $2000, the apartment will be released from rent stabilization, and when your lease expires the landlord can raise it to market rent.

UNTRUE.

http://www.housingnyc.com/html/guidelines/decontrol.html#luxury

When can an Apartment be Deregulated?

Two Different Ways a Rent Regulated Apartment May Be Deregulated:
1) OCCUPIED APARTMENTS ONLY: High-Rent/High-Income ("Luxury") Decontrol

the apartment has a legal regulated rent of two thousand dollars ($2,000) or more per month AND
the apartment is occupied by persons whose total annual household income (that is, the federal adjusted gross income as reported on New York State income tax returns) exceeds one hundred seventy-five thousand dollars ($175,000) in each of the two preceding calendar years

OR

2) VACATED APARTMENTS ONLY: High-Rent Vacancy Decontrol

A rent regulated apartment which becomes vacant and could be offered at a legal regulated rent of $2,000 or more per month is no longer subject to rent regulation.