I've gone through this from time to time (although, not 3 months in).

Having just gone through it with a tenant who wanted "out" after 9 months a couple of months ago, I advised the tenant that she was responsible for finding an appropriate tenant OR she would be responsible for fulfilling her year's lease.

I've done this before, and it works out well. Outgoing tenant does the advertising on Craig's List and showing and after it's been winnowed down to a handful of appropriate applicants who are interested, I step in and do the rest.

Although I haven't done it in years, you may also want to list it with some local realtors....nothing to lose -- not even time, if you make it the current tenant's responsibility to show the apartment.

Posted by: JudithH at November 3, 2009 1:32 PM in response to Tenants Breaking Lease

I had this problem for years....the water was actually coming in through the soffets (sp?) of the skylight.

Covering it with a heavyweight plastic tarp worked for a long time, but it's not a good longterm solution.

Finally replaced the skylight and all is now well.

Do try the plastic tarp experiment...make sure you fasten it down good, and check from time to time to make sure it hasn't torn or blown away.

Good luck

Posted by: JudithH at October 5, 2009 5:07 PM in response to Hidden Roof Leak

Thanks for the photo... neither a termite or a swarming ant. It does have six legs and wings (though they don't seem to be flying)and, yes, they are fatter than a termine. And, since they are coming in ONLY from that one window where the AC was, I'm suspecting there was some sort of nest.

I do have some saved to show an exterminator.

The powder post and false powder post beetle sounds like a good lead.

Posted by: JudithH at October 5, 2009 12:56 PM in response to Unusual Bug Infestation

Well, thank you....but, they look nothing like termites. They are coming in the window in one room that overlooks the garden and had a good deal of ivy around the window. I DO think they are in the beetle family. There was an air conditioner in that window which we have now removed and replaced the screen.

Is there an exterminator that anyone might be able to recommend?

Thank you.

Posted by: JudithH at October 5, 2009 12:24 PM in response to Unusual Bug Infestation

By the way...I just wanted to mention that I had a most negative experience with T&A Carpenters (found them by searching old Forum posts, they had been recommended, but some years ago).

Basically, I was told that while they could make me new doors (taking two months) they had "no time" to repair my current emergency, in spite of the fact that it would take approx. an hour.

I stressed that I was willing to consider the larger job in the very near future but was anxious to make the door safe now (the original beveled glass is slipping down and the door is in need of urgent repair)AND that I wanted to begin a relationship as I had many more jobs....

....I was blown off.

Posted by: JudithH at October 2, 2009 5:24 PM in response to Repairing Brownstone Doors

I've had a terrible experience with stairway carpet with Atlantic Warehouse.

Try "Carpets on U"....they did my common halls and stairways and did a great job at a fraction of the price...their location, not in brownstone Brooklyn, but in a more working-class area served me well, price-wise. When I went, it was crowded with customers who seemed to give them lots of repeat business.

Posted by: JudithH at October 2, 2009 5:18 PM in response to Recarpet Common Stairwell

Thank you very much, "tiptoe"....I will certainly check back tonight.

I found an old post, by the way (way back to 2005) recommending T&A Carpentry in Red Hook. Does anyone know of them and if so, are they still recommended?

Given that the glass is sliding down, I feel the need to move rather quickly on this.

Thanks again!

Posted by: JudithH at September 29, 2009 4:17 PM in response to Repairing Brownstone Doors

I have used Lotus Awnings for several years....they did my first awning 27 years ago, replaced it after about 15 or more years and once again 2 years ago when I left it out during a terrible hail storm and damaged it(stupid of me).

Based on my recommendation, they have also installed an awning for my next door neighbor.

I'm sorry I don't have the phone number, but they are in Brooklyn....very easy to work with. They will make a home visit with fabric samples, will measure and provide an estimate before installation.

Posted by: JudithH at August 5, 2009 1:55 PM in response to Awnings (again), Anyone?

I recommand United Contracting this company did my roof at 415 ocean pkwy 15 years ago and never had we had a problem, also did my private house in Ditmas Park 10 years ago and no problems. 718 258-1900 cell 917-749-1084

Posted by: max senises at October 8, 2009 11:36 AM in response to Hidden Roof Leak

I broke a lease a couple of years back. First thing I did was contact the management company and ask what the deal was. They said for that particular apartment, I probably wouldn't have trouble finding a tenant for them. I contacted the brokerage that I used to find it and asked them to find the replacement tenant. It cost me half a month's rent because I moved out mid month so the landlord could make sure it was in tip top condition for the new tenants. The management company even advised how I could buff out the scratches in the hardwood floors. I made sure that the apartment was spotless all the time so the brokers could show prospective tenants through. I moved out April 15, the new tenants moved in May 1, the landlord didn't lose a penny. I also tipped the super generously on the way out to make sure I wouldn't have any issues.

If I were you I'd tell your tenants that they're responsible for finding an acceptable new tenant, and that they could contact local brokers and make the apartment available to the broker to show. If the new tenants end up paying less rent the original tenants are responsible for the difference for the remaining part of their lease. When you sign a contract, you have to honor it.

Posted by: bohuma at November 3, 2009 1:46 PM in response to Tenants Breaking Lease

Legally they are responsible for the release, unless as other people mentioned there is an out clause. There are such clauses on some, but it's a bit unusual unless someone negotiated for it up front. But in NYC the lease is more about protecting the tenants than it is about protecting the LL. You can try to enforce it...but if the tenants balk you have little recourse. You can go for a long drawn out court fight but you will probably lose money on the deal. And in the meanwhile you'll have unhappy tenants in possession of your apartment.

You could of course do what JuditH suggests. I've known tenants that can be bullied in this way. The upside is they do the legwork for you. The downside is that they might not do it, or they might give you a stream of awful candidates. I guess she's been successful at it, but I've seen situations where it backfires. Badly.

I think the smart landlord would start looking for new tenants now. And do it themselves! The current tenants are almost certainly not going to protest you showing the place if they want to get out so badly.

What you want to avoid is the worst-case scenario of non-paying tenants still in possession of the apartment, or almost as bad, pissed-off tenants who are in possession but not liking you very much. They can do enormous damage while they're there, and in the meanwhile it will take you months to get them out.

Posted by: northridger at November 3, 2009 1:57 PM in response to Tenants Breaking Lease

I'd let the tenants help but do the lion's share myself. And, of course, vet any prospects the tenants came up with.

Posted by: Arkady at November 3, 2009 2:01 PM in response to Tenants Breaking Lease

Sure, a contract is a contract but pressing people to stay when they don't want to is fruitless. You'll at least have a rentable apartment if they leave. They could stay and not pay....and then you lose rent and have to pay a lawyer. Then at the end of it, they can leave your place in shambles.

You think you have a headache now.....

You as a landlord have less power than you think. The quicker you realize this the better.

Posted by: moreteasir at November 3, 2009 2:28 PM in response to Tenants Breaking Lease

There is no clouse in the lease, they are liable for the reminder of the lease. These people have money, the also have couple of properties in Florida.

Posted by: gale at November 3, 2009 2:31 PM in response to Tenants Breaking Lease

It also matters if you live on-site or not. If you don't, then pushing too hard just might result in a midnight move out and you having an empty apartment on no notice at all.

I saw a lot of these when I lived in Manhattan, the friend's van or U-Haul pulling up in the middle of the night and people furtively looking around as they carried out their stuff.

If you do live on the premises it's much less likely (although some people would still have the balls to do it right under your nose!).

Posted by: northridger at November 3, 2009 2:34 PM in response to Tenants Breaking Lease

no, I believe what folks are saying is that since there is no opt-out clause, they are responsible for the entire term of the lease. You're thinking of it in reverse.

If they have properties in Florida, they aint got no money!!

Posted by: moreteasir at November 3, 2009 2:37 PM in response to Tenants Breaking Lease

Make sure they move out at the end of their paid up time, keep their deposit and use it to float the month it will take to fix up and re-rent the apartment. You can even be nice and offer to give them back a pro-rata portion of the deposit if someone else moves in sooner than that. That is more than fair and probably sets the stage for an amicable separateion.

Fighting people to pay up on a lease they want out of seems like it will cost more than you will recoup.

Posted by: Brokedeveloper at November 3, 2009 2:50 PM in response to Tenants Breaking Lease

Gale, I had to break my lease a month shy of fulfillment this week because of the downstairs tenants who moved in after me, as well as street noise that was way worse than I had expected. I let my landlady know and posted on Craigslist to find someone to take over my lease and had no trouble finding interest. I'm now completely moved into my new space and my landlady has a new tenant that she likes :)

My point being, (a) your tenants should at least help you find a replacement and (b) Craigslist is your friend.

Posted by: ettay at November 3, 2009 2:56 PM in response to Tenants Breaking Lease