NYC Rule on Basement Space

Hey *rob* or butterfly -You seem to have an ax to grind. If you can't afford the rent and are unwilling or unable to meet the conditions set by the L/L, walk away or don't even start the process. Your diatribe(s)only accentuate your misery in life. In other words, if you're in the market for a new car and earn 18k a year, stay out of the Mercedes showroom. No need to picket outside the Dealership.

Posted by: Hank at March 4, 2010 4:14 PM in response to On Becoming a Landlord

*rob* FYI- FICO is a much better overall indicator of credit worthiness. I get $3200. per month for one of my apartments and shame on me if I don't do due diligence and get stuck for that amount. If you wanted to rent from me and didn't comply, you would be rejected. It's that simple. People that are interested -AND CAN AFFORD IT- have no problem with it. Why do you?

Posted by: Hank at March 4, 2010 12:39 PM in response to On Becoming a Landlord

Legion is spot-on. I do a credit check/FICO score; contact previous landlord and verify current employment. If they balk, you don't want them. Never, never trust a R/E agent solely. They are in it for the commission and will tell you anybody is a good prospect. If your prospective tenant is private (Craig's list, etc.) perform all previously mentioned steps meticulously. If through a R/E agent, verify (GET COPIES OF)any credit checks or FICO's; previous L/L's and current employment. Tell the R/E agent that you WANT those documents from a prospect. If not, walk away. Also, if private, you must perform those checks on your own. There are many vehicles on the Internet for a L/L to obtain credit checks,etc. Good luck.

Posted by: Hank at March 4, 2010 11:51 AM in response to On Becoming a Landlord

Here is the relevant excerpt:
The window guard law, Health Code Section 131.15, requires owners of multiple dwellings (buildings of 3 or more apartments) to provide and properly install approved window guards on all windows - this includes, first floor bathroom and windows leading onto a balcony or terrace in an apartment where a child (or children) 10 years of age or younger reside and in each hallway window, if any, in such buildings.

The exceptions to this law are:

• windows that open onto fire escapes
• a window on the first floor that is a required secondary exit in a building in which there are fire escapes on the second floor and up.

So, no guards on fire escape windows.

Posted by: Hank at February 25, 2010 11:38 AM in response to Window Bars for Children

NYC controls this. All you need to know:

http://www.nyc.gov/html/doh/html/win/winbas2.shtml

http://www.nyc.gov/html/doh/html/win/wincha.shtml#12-01

Posted by: Hank at February 25, 2010 11:30 AM in response to Window Bars for Children

starfish1948- What size is the water heater? You need at least a 75 gallon capacity (probably 100)to meet your demand. Don't be surprised if you check and find out your tank is 40-50 gal capacity. Had a similar problem and upgraded to a 75 gal A.O. Smith water heater with excellent results.

Posted by: Hank at February 24, 2010 2:19 PM in response to Morning Hot Water Shortage

OK,BOD- Just what I thought. We've now established that you have what's known as a "one pipe steam" heating system. So any and all posts relative to boilers, coils, etc. are to be IGNORED. They have no bearing whatsoever on your problem. I still maintain that your problem would be alleviated with a single lever shower valve body.
To starfish1948: You are on the ball. Correct. No valve or gizmo is going to give you the proper temp mix if there is insufficient hot water in the system however if it is diminishing slowly you will be less susceptible to a sudden rush of cold. In other words, the valve will hold your desired temp longer but once the HW is depleted, that's it.

Posted by: Hank at February 23, 2010 1:35 PM in response to Hot/Cold Water Issues

BOD- Do you have "steam heat", i.e. do your radiators have a single pipe coming into them on the bottom and on the opposite side an air valve?

Posted by: Hank at February 23, 2010 11:43 AM in response to Hot/Cold Water Issues

And, yes, it WILL solve your problem with uneven heat because that it exactly what it was designed for (aside from the obvious prevention of scalding). Theoretically, if you install a quality valve, there will be no fluctuation in temperature or pressure (actually volume). I have installed these in more than one of my tenants' apartments and they are actually a savings in the long run because, among other things, they shorten shower length for the very reasons you articulated.

Posted by: Hank at February 23, 2010 11:25 AM in response to Hot/Cold Water Issues

BOD, without getting overly complicated, the reality is that the home most likely has a conventional water heater that is incapable of sustaining the demand (called recovery)making you more susceptible to temperature fluctuations. Read "Stonergut" above. The anti-scald valve (somewhat of a misnomer because it also regulates temperature consistently)will most likely correct your problem. The trick is convincing the L/L. It's really not a big deal to install. Basically you are eliminating the individual hot and cold valves and replacing them with the single lever shower valve body. You might want to consider sharing the cost.

Posted by: Hank at February 23, 2010 11:18 AM in response to Hot/Cold Water Issues

Am I missing something here? (Any plumbers, please weigh in.) It's an old fashioned setup with hot and cold valves as stated by the OP so there is no mixing valve. Shower valve bodies are the more modern, single lever devices which regulate pressure and temperature. The individual hot and cold valves are another story. Additionally the problem is intermittent so that pretty much eliminates a blockage (degraded washer) in one of the valves. The problem would most likely be remedied by installing a shower valve body (if you can convince the L/L).

Posted by: Hank at February 23, 2010 10:27 AM in response to Hot/Cold Water Issues

Colonel Steve Austin- You are categorically incorrect. The OP is responsible for all that goes on (no pun intended) on the sidewalk that extends from the property , e.g. snow removal, trash, defective sidewalks, irrespective of the actual ownership of the sidewalk by the City. Additionally, as previously stated,common courtesy precludes one from this type of conduct. The neighbor then is actually violating the OP's space if that space is one that the OP is totally responsible for.

Posted by: Hank at February 17, 2010 12:37 PM in response to Neighbor's Trash

I know that I'll get beat up for this but here it goes. There is way too much political correctness and such these days. Why is it that these "minor inconveniences" and "neighborly oversights" always inure to the benefit of the offender and to the detriment of the other party. Any person with half of a brain and a semblance of decency knows full well that you don't place your trash on your neighbor's property. It is the all-too-common hurray for me f_ _ _ you attitude in the world today. The reason that it persists is your lack of resolve in stopping it. You don't have to go to war but simply put a stop to it. If it makes you feel better tell the neighbor that you got a verbal warning from a Sanit Inspector and you don't want to be responsible for your trash AND theirs.

Posted by: Hank at February 17, 2010 11:37 AM in response to Neighbor's Trash

I'm a little confused. In all of the endless discussions here and elsewhere on this topic, there is never a mention of the NYC Dept. of Finance's classification which is easily obtainable from property records. For example:
Zoning: R5B Style: Row
Lot Frontage: 20.00ft Exterior Wall: Masonry
Lot Depth: 100.00ft Garage Type: N/A
Lot Shape: Regular Residential Units: 2
Lot Square Footage: 2,000 Finished Sq. Footage: 3,072
Commercial Units: N/A Commercial Sq. Ftg: N/A
Story Height: 2.00 Garage Sq. Footage: N/A
Building Frontage: 20.00ft Unfinished Sq. Ftg: 0
Building Depth: 50.00ft Neighborhood Type: Residential
Construction Type: Brick
Year Built: 1905
Exterior Condition: Average
In the above example the home is a legal 2 family with a first and second floor and a basement and the DOF determines that ALL (including basement) of the home area is "finished square footage" and, as such, allowable living space. Many homes show partly in the "unfinished square footage" section and that portion (presumably the basement) is NOT allowable living space. The site is
http://nycprop.nyc.gov/nycproperty/nynav/jsp/stmtassesslst.jsp and go to "Notice of Property Value" for the specs.

Posted by: Hank at February 15, 2010 10:35 AM in response to Basement As Office Space?

$400. for any amount of snaking in a rear yard (max 2 drains) is unconscionable. I was only using the well know "RotoRooter" as an example vis a vis a conventional plumber. If that's what they are currently charging, stay away. There are many reliable outfits out there that charge appropriate rates. Oftentimes folks in the brownstone section get whacked with unreasonable prices. Caveat emptor!

Posted by: Hank at February 3, 2010 1:10 PM in response to Dry Well or Drain?

Presumably you're in an older home somewhere in Brooklyn and that means that your backyard drain(s)channel back into the main drain line INSIDE the home and then empty into the main city sewer line along with all of the rest of your sewerage from the home. Bottom line: they need to be snaked. Do not pay more than $100. per line and even less if you're doing more than one. (Don't call a regular plumber. Get a reliable drain/sewer cleaning operation out of the yellow pages; e.g. RotoRooter). Good luck

Posted by: Hank at February 3, 2010 10:24 AM in response to Dry Well or Drain?

mare- Then you would be foolish NOT to go after them ,IMHO. It is exactly this kind of "screw you" behavior that, if left unchallenged, will come back to haunt you repeatedly. These types of people go through life with that attitude and become emboldened because nobody has the b____s to stand up to them.NIP IT IN THE BUD!

Posted by: Hank at January 18, 2010 12:24 PM in response to Illegal Dumpster

Arkady writes "Permit is required but it costs more than the fines so many people opt not to get them. Yes, report to 311 or Sanitation." I'm sure the writer is well-intentioned but why would anyone post responses that have no basis in fact. Fact is, as IMBY correctly states, that the permit is ONLY $50. and is good for 90 days, certainly less than any potential fines. In all likelihood your obnoxious neighbor has a permit, is legitimate and this is the reason for his/her lousy behavior. Check the link that IMBY posted for the existence of any permit. It's that simple.

Posted by: Hank at January 18, 2010 10:27 AM in response to Illegal Dumpster

Take a look at Schedule E:

http://www.irs.gov/pub/irs-pdf/f1040se.pdf

Posted by: Hank at January 12, 2010 2:44 PM in response to Is Home Insurance Deductible?

Christopher- That's exactly the kind of well-intentioned but misguided advice to avoid. You say "I don't even think you need to prorate it. 5-family is "commercial", not "residential" so you living in it or not shouldn't make a difference. Deduct the insurance based on total income, not the number of units rented." WRONG! The general rule with the subject property is: 4/5ths of expenses is deductible with the remaining 1/5th (personal use) not deductible. Yes, it is prorated. The aggregate rental income is the first line (schedule E) and the remaining allowable deductions are then subtracted from the rental income to bring the net either to a positive or negative. There are restrictions on when/if a negative is permitted to be deducted from personal income.

Posted by: Hank at January 12, 2010 2:38 PM in response to Is Home Insurance Deductible?

If your info re: no CofO is solely from the DOB website, it may be incorrect. Oftentimes -especially in older homes- the website will show "THERE ARE NO CERTIFICATES OF OCCUPANCY ON FILE FOR THIS ADDRESS" when there is actually a valid CofO in existence. Your first step should be to verify this. Subsequent do's and dont's will derive from the existence -or non-existence- of a valid CofO.

Posted by: Hank at December 8, 2009 9:59 AM in response to C/O and Legal Carriage House?

Maly is dead on. A legal 4 is in a different tax class and can be significant. Read:
Property Class Definitions
Class 1, 2, 3, and 4 is assigned to a property based on its type, use and size.
Class 1 includes:
Most residential property of up to three units (such as one-, two-, and three-family homes),
Small stores or offices with one or two apartments attached,
Vacant land, in the boroughs other than Manhattan, zoned for residential use,
and most condominiums that are not more than three stories.
Class 2 includes:
All other primarily residential property, such as cooperatives and condominiums.
Class 3 includes:
Property with equipment owned by a gas, telephone or electric company.
Class 4 includes:
All commercial and industrial property, such as office, factory buildings and vacant land other than in Tax Class 1.

Posted by: Hank at October 19, 2009 11:22 AM in response to Change from 2- to 4-Family

Come on, be a Brooklynite of old. We had the same problem years ago and the solution is simple: if you're sure that it's her dogs then each and every time that a "deposit" is made in front of your property, simply gather it up (sanitarily, of course) and redeposit it ON her front door (and I do mean ON the front door). Let's stop the Mary Poppins crap (no pun intended) and fight fire with fire. This is only a small example why so many people run roughshod over others. No one retaliates!

Posted by: Hank at September 25, 2009 10:26 AM in response to Dog Pooping in Front of House

To joe the bummer re: libel--To be exposed to a suit for libel or slander, the basic premise is that the accusation(s)is/are FALSE so if the O/P is stating the story accurately, then there is nothing to worry about. Obviously the O/P should be prepared to document the claim(s).

Posted by: Hank at September 22, 2009 4:30 PM in response to Worst Broker Experience Ever

Some of these replies are unbelievable. Children should be taught that the apt is not the place to be running around in incessantly and the reasons therefor, i.e., people live downstairs and it is disturbing to them. Fear not,you won't harm the child irreparably. As a matter of fact there may be an unintended consequence. You might be building character and teaching a novel concept; respect of others.

Posted by: Hank at September 8, 2009 11:37 AM in response to Running Child Upstairs

Respectfully disagree with "more4less" position. Firstly, you will be surprised at how quickly your friend may come to expect special consideration even including late payments and, worse, no payment (in the event of job loss, etc.) Obviously this can happen with any tenant but personal relationships engender "special" favors more readily. And do not simply "hope" when assessing a potential tenant and NEVER rely on a real estate agent's word as to the quality of the person(s). R/E agents are salespeople and they will tell you anything just to get the commission from the tenant. There are many ways to screen a prospective tenant on your own and past the scope of the R/E agent. Think in terms of: credit check and FICO score; previous landlord(s); current employment, etc, etc, etc. Nothing can guarantee you 100% especially in today's economy but due diligence on your part will mitigate your exposure tremendously.

Posted by: Hank at August 28, 2009 11:46 AM in response to Renting to a Friend

The mere asking of the question suggests the answer. The answer is a resounding "NO NO NO"! Your new endeavor -best of luck, by the way - is a business venture and the introduction of any personal interest in it is a negative. There is no upside to you. Is your friend going to pay you more rent than someone else? The list of potential problems is endless. BTW, you don't say if you will be living in one of the units and if the answer is yes, multiply the intensity of this response by 10. Business is business. And yes, I am a landlord.

Posted by: Hank at August 28, 2009 11:22 AM in response to Renting to a Friend

The above link from the NY Times shows the recent sale of a $849,000. sale in which there was a "bidding war" and the property went for $80,000. more than the asking price.

Posted by: Hank at August 3, 2009 3:52 PM in response to Appraisal Question

http://www.nytimes.com/ref/realestate/0802ressales.html?ref=realestate
http://www.zillow.com/homedetails/489-16th-St-Brooklyn-NY-11215/30588655_zpid/
Check out these 2 recent sales and then evaluate the "Chicken Little" remarks.

Posted by: Hank at August 3, 2009 3:47 PM in response to Appraisal Question

Your problem is simple so DO NOT be duped by unscrupulous contractors!!! You have a partial blockage (most likely leaves from the roof leader/gutter)downstream of the basement line. Call a Rotor Rooter type(or any drain cleaning outfit; there are many)and TELL THEM that you want a single line snaked. When they arrive, show them the line and simply tell them to snake it out. They will insert an electric snake into the line and it will clear it immediately. My guess is $100. tops.

Posted by: Hank at April 11, 2009 9:37 AM in response to washer drain and rain pipe issue

What is your friend's objective? To change agents? To totally remove the property from listing? If he/she still desires to sell the property, then they are probably "stuck", i.e., in an exclusive listing the agreed upon commission is due the original agent IRRESPECTIVE of who brokers the deal. Even if you sold to a "relative" they can go after you for the commission based upon FMV.If your friend has simply changed their mind about selling, then they should simply drag their feet for the 6 mos and not consent to any sale.

Posted by: Hank at March 2, 2009 10:38 AM in response to Breaking Agreement w/ Agent

OK: to confuse the issue
Gas meters (National Grid) formerly Keyspan CAN be read from outside WITHOUT any wiring (bluetooth) -convert at your expense -they offered it free several years ago with good excuse-elderly, immobile, etc.- then went to about $100. per meter couple of years ago-call National Grid 718 643-4050
Con Ed -currently in Brooklyn- the entire meter must be moved outside-no bluetooth, remote,etc-process is cost-prohibitive- licensed electrician, plans, etc.-call Con Ed 800 75-CON ED
Water meters -discussed above

Posted by: Hank at February 19, 2009 5:42 PM in response to DEP Fine for Meter in Basement?

Additional info: Your violation is "probably" because they can't get your readings on a regular basis (done by the Con Ed meter reader every 3 months) along with the Con Ed reading. The Con Ed reader won't bend down to the meter to physically read it and certainly won't lift any plate covering it in the basement. That's if they can even get into the basement in the first place. They want you to have a remote contraption wired from the meter to a position outside the front entrance so that the reader can quickly obtain an electronic reading. Not a bid deal. They will come out and do it for you. It's only a thin wire. Call he DEP number on your water bill.

Posted by: Hank at February 19, 2009 12:03 PM in response to DEP Fine for Meter in Basement?

Not true. Most water meters are inside the house, however many, many water meters are outside. (Usually in a deep pit in the sidewalk directly in front of the property. They are below the freeze line.) Your violation is curious. If you can't discern the exact reason from the summons, go to Dept of Buildings website and enter your address and navigate to the violation. Here's the link. Good luck.

http://a810-bisweb.nyc.gov/bisweb/bispi00.jsp

Posted by: Hank at February 19, 2009 11:53 AM in response to DEP Fine for Meter in Basement?

Check out this plumbing forum. They are extremely helpful.
http://www.plbg.com/forum/list.php?1

Posted by: Hank at October 31, 2008 7:17 PM in response to Heating quandry

Hi,
Forgive me for redundancy as I have posted this in different areas with no luck and am hoping for a reply.Does anyone have an idea on the area of 16th St. and PPW, specifically 16th bet 8 Ave+ PPW? I'm looking to rent in the area (pvt home w basement and large yard) The area looks to be rapidly gentrifying and seems to have many great features (very close to Park, F train, etc.) Heard that a new Pub/Restaurant is opening shortly right on the corner of 16th and PPW (owners from Cake Shop in lower Manhattan). I am confident that the apartment and area have all that I want/need. I'm just trying to get an additional feel on the nabe. Thanks.

Posted by: Hank at October 3, 2008 11:21 AM in response to Just Sold in Brooklyn

Hi,
Forgive me for redundancy as I have posted this in different areas with no luck and am hoping for a reply.Does anyone have an idea on the area of 16th St. and PPW, specifically 16th bet 8 Ave+ PPW? I'm looking to rent in the area (pvt home w basement and large yard) The area looks to be rapidly gentrifying and seems to have many great features (very close to Park, F train, etc.) Heard that a new Pub/Restaurant is opening shortly right on the corner of 16th and PPW (owners from Cake Shop in lower Manhattan). I am confident that the apartment and area have all that I want/need. I'm just trying to get an additional feel on the nabe. Thanks.

Posted by: Hank at October 3, 2008 11:20 AM in response to Streetlevel: New Café on 8th Avenue

Hi,
Does anyone have an idea on the area of 16th St. and PPW, specifically 16th bet 8 Ave+ PPW? I'm looking to rent in the area (pvt home w basement and large yard) The area looks to be rapidly gentrifying and seems to have many great features (very close to Park, F train, etc.) Heard that a new Pub/Restaurant is opening shortly right on the corner of 16th and PPW (owners from Cake Shop in lower Manhattan). I am confident that the apartment and area have all that I want/need. I'm just trying to get an additional feel on the nabe. Thanks.

Posted by: Hank at October 3, 2008 8:26 AM in response to Streetlevel: New Café on 8th Avenue

Does anyone have an idea on the area of 16th St. and PPW, specifically 16th bet 8 Ave+ PPW? I'm looking to rent in the area (pvt home w basement and large yard) The area looks to be rapidly gentrifying and seems to have many great features (very close to Park, F train, etc.) Heard that a new Pub/Restaurant is opening shortly right on the corner of 16th and PPW (owners from Cake Shop in lower Manhattan). I am confident that the apartment and area have all that I want/need. I'm just trying to get an additional feel on the nabe. Thanks.

Posted by: Hank at October 1, 2008 11:44 AM in response to Last Week's Biggest Sales

A note to anyone who has lead waste lines: Do not attempt to snake them yourself. You could punch a hole in them. We have a reliable plumber with a dedicated drain guy we call for these emergencies. If I remember correctly, they charge $150 for a visit. It might even be less.

Well worth it as far as I'm concerned. If they make a mistake, their insurance pays for it.

Posted by: mopar at March 4, 2010 12:43 PM in response to On Becoming a Landlord

Seems to me that young people fresh out of college aren't as neat and tidy as older folks.

Posted by: mopar at March 4, 2010 12:45 PM in response to On Becoming a Landlord

I used brokers for a few years, but had a great experience renting out our garden apartment ourselves via craigslist and the nytimes, though craigslist brought much more interest. I had good tenants through brokers too, but you get much better feel for someone by meeting them.

I used Credit Screening Credit for doing my credit checks.

http://www.tsci.com/

They are very thorough. They verify that you are the owner, send a rep to visit your property, make sure you have a shredder, and make sure you have a lock box or locked drawer where any tenant records are stored.

Posted by: deen at March 4, 2010 12:49 PM in response to On Becoming a Landlord

Sorry, it's "Tenant Screening Credit" and I also had great luck with recent college grads fwiw.

Posted by: deen at March 4, 2010 12:50 PM in response to On Becoming a Landlord

"Seems to me that young people fresh out of college aren't as neat and tidy as older folks."
No it's not that the young females are especially sloppy. The problem is that, although they pay the rent with no problems, some of them complain an awful lot. Generally don't get complaints from other tenants.

Posted by: starfish1948 at March 4, 2010 12:56 PM in response to On Becoming a Landlord

bet you 10 bucks *rob* has shitty credit.

Posted by: moreteasir at March 4, 2010 1:13 PM in response to On Becoming a Landlord

Tax returns going back two years. Phone, utility, etc., bills going back three months to sniff out late payment patterns. The stuff us loser renters have to go through.

***Bid half off peak comps***

Posted by: Brownstones Half Off at March 4, 2010 1:40 PM in response to On Becoming a Landlord

Agree about the out of college female tenants. They complain a lot and, from my experience, are complete slobs.

Craigslist has always worked for me. I do credit checks too. Also, get first, last and one month security. If someone can't come up with that amount right off I'd be worried about renting to them in this economy.

Posted by: newhomer at March 4, 2010 1:53 PM in response to On Becoming a Landlord

quote:
Also, get first, last and one month security. If someone can't come up with that amount right off I'd be worried about renting to them in this economy.

ridiculous. first and one month security is good. where do you think people renting your rinky dink garden rentals are coming from? jeez.

*rob*

Posted by: Butterfly at March 4, 2010 2:59 PM in response to On Becoming a Landlord

Hey *rob* or butterfly -You seem to have an ax to grind. If you can't afford the rent and are unwilling or unable to meet the conditions set by the L/L, walk away or don't even start the process. Your diatribe(s)only accentuate your misery in life. In other words, if you're in the market for a new car and earn 18k a year, stay out of the Mercedes showroom. No need to picket outside the Dealership.

Posted by: Hank at March 4, 2010 4:14 PM in response to On Becoming a Landlord