11217...I think it is...they already have a shop like 2 1/2 blocks away on Pacific & Flatbush; but, it is tiny

Posted by: Miss Breukelen at November 18, 2009 2:23 PM in response to Streetlevel: Vinnie's Styles Opening New Store on Flatbush

You actually do see it all the time. A developer purchases a building; submit an offering plan to the Attorney General's office (and a few extra steps); and voila, you have a new condo project on your block.

You are probably right in assuming that the developer not being able to finish the renovation; hence the reason why a potential owner have to finish the kitchen themselves. But even that is not uncommon. During the real estate boom, developers used to give credits to potential owners to put in their own kitchens.

Posted by: Miss Breukelen at November 11, 2009 2:02 PM in response to Creating a condo

saminthehood: true.

Red Hook still have one bank: Soveriegn Bank.

Posted by: Miss Breukelen at November 4, 2009 11:01 AM in response to Closing Bell: Gentrification Indicators

Back-up. What does "I am currently own a property for primary use, but want to convert it to a rental (it's a condo)." mean?

Are you forming a LLC because it says so in the By-laws? In my experience, if you own a condo & want to rent it out, you just do so. However, if you own a condo currently under your name as owner & now you want to put the condo under an LLC, that is a separate issue, which can be done.

What I am trying to say, you do not need to put your condo under a LLC to rent it out. By you subletting your apartment, it may hurt a potential owner's mortgage, but not yours. Speak to your insurance broker about the insurance ramifications.

Get an attorney to file the LLC papers if you want to take the condo out of your name into a LLC.

Posted by: Miss Breukelen at November 4, 2009 10:56 AM in response to Deeding a Rental to a LLC

White people.

When white people come, the sushi spots come, the "gourmet" everything, lounges, overpriced clothing boutiques, overpriced housing, just about everything goes up when white people move-in to an "urban" neighborhood.

For example, Prospect Lefferts Garden & Red Hook. I grew up on Fenimore btn Flatbush & Bedford. I seen white people live on the in blocks (i.e. between Bedford & Rogers). They never took the Q/D or the B train at Parkside or Prospect Park. The 7th Ave station was like the last stop for all white people on those trains. Now I see them get off all the way at Cortelyou Road! Madness.

For Red Hook, I was born & raised in Brooklyn & never went to Red Hook until like last year (for my road test). Now I have a job in Red Hook & it shocks me to see the amount of white people living here. Red Hook is on people radars as being gentrified; but, I don't see it or get it. I still see a massive amount of abandon land & buildings mixed-in with nice buildings that white people recently purchased & renovated. And, white people drive so they don't have to worry about the horrendous commute to & from Red Hook. Wait! They take the NY Water Taxi.

Posted by: Miss Breukelen at November 4, 2009 10:46 AM in response to Closing Bell: Gentrification Indicators

"...This makes NO sense at all from a Human Resources or any other job perspective. When people leave to chase $ elsewhere, they take the knowledge with them;..."

Posted by: BrookLynn at November 2, 2009 1:02 PM

Aren't all jobs like this. Instead of employers paying their employees what is fair & just to live in NYC, they don't. They turn the other cheek. I'm pretty sure the people responsible for budget & payroll for the City knows someone can't live on $47k/yr. Come on. Then the City (like every other employer) wants their employees to go over & beyond at their job; but, how can you when you can't even make ends meet? Wouldn't you feel resentment? The City (and every other employer) needs to wake-up.

You want someone to do their job efficiently and productively provide them with monetary incentives to make their jobs worth it.

Posted by: Miss Breukelen at November 2, 2009 2:46 PM in response to DOB: A Challenge for All Times (and Mayors)

Another reason why I am not voting.

Posted by: Miss Breukelen at November 2, 2009 10:22 AM in response to DOB: A Challenge for All Times (and Mayors)

May be it was from all the political malarkey you were talking about yesterday.

Posted by: Miss Breukelen at October 30, 2009 9:31 AM in response to Open Thread

I know. I used to take Fridays for granted. Now, I literally countdown to Fridays.

Posted by: Miss Breukelen at October 30, 2009 9:29 AM in response to Open Thread

HAPPY FRIDAY EVERYONE!

Posted by: Miss Breukelen at October 30, 2009 9:18 AM in response to Open Thread

*rob*...i agree but it's so sad at the same time.

Posted by: Miss Breukelen at October 29, 2009 9:58 AM in response to Open Thread

Daveinbedstuy: The bottomline is poltics is all about keeping $ in the pockets of the 1%. Regardless if Bloomberg is in it for the $ or not, he has a boss. If his boss tells him to increase taxes, guess what-he has to increase them. And, who I vote for is my business.

Let me guess, you voted for Bush-I guess you got what you deserved by voting for those pompous egomaniacs because your taxes did go up to feed the top 1%.

Posted by: Miss Breukelen at October 29, 2009 9:53 AM in response to Open Thread

I'm not voting for anyone. I know. I know. Generations before me fought for the right to vote. However, back in those days, their votes actually counted & their voices were heard. Now, voting for a political person is like voting for the lessor evil. We no longer live in a democratic state where citizens voices are heard. These political people only do what's good for their pockets.

I don't think I will ever vote again. I voted for Al Gore. We know what happened to him. I voted for Elliot Spitzer. We know what happened to him. I voted for Obama. And, I'm not happy with him right now. May be my opinion of him will change.

Posted by: Miss Breukelen at October 29, 2009 9:28 AM in response to Open Thread

Alright...I called 311. The told me that the tree belongs to us. However, they are going to send a City Consultant to the site to determine if the tree actually belongs to the City and the measures we can take to remove it; but, it's going to take 30 days to get in contact with a consultant.

I don't actually know how the tree is affecting the foundation. I was told it was.

Posted by: Miss Breukelen at October 29, 2009 8:15 AM in response to City Tree Removal

Susan Doban. She did the apartments above the Fairway.

Posted by: Miss Breukelen at October 27, 2009 1:20 PM in response to Work/Live Conversion

Get an attorney that specializes in condo offering plans to submit an amendment to the AGs office.

Posted by: Miss Breukelen at October 27, 2009 1:18 PM in response to Amending Condo By-Laws

Shocker! The City has a loophole in just about every legislation, bill, law, etc that is passed. I don't know what the City is mad about. The City got more money from mortgage recording tax and misc fees from Brach selling the 72 condo units.

If all the City agencies were transparent to the other, the AGs office would have known what the City Planning office did. May be now they will require developers to include things like variances in the offering plan.

Posted by: Miss Breukelen at October 26, 2009 10:50 AM in response to Mendel Brach Barred from Condo Business

Holy moly....it does sound like a reality show. First thing first, always try to think with a clear mind. I know in this situation it can be hard when you have adults acting like their 3; however, at the end of the day, it's business, which is keeping the building financially & physically sound.

Did you say you were/are the President? If so, demand that the manangement company put a Board member on the bank account. Better yet, fire them. The management company is not managing their money & property, they are managing yours so they should have what's best for the building in mind, which doesn't seem they have.

From your original post, it doesn't sound like condominium board abuse, but nepotism, which is worst because idiots tend to let other idiots control.

I'm sorry but I don't have much else to say. Good luck.

Posted by: Miss Breukelen at October 26, 2009 9:16 AM in response to Condominium Boards Abuse

For what type of job....

Department of Buildings=Richard Aguggia w/ Outsource Consultants-212.732.0555....

Department of Finance=Simon Neustein-Complete Condo Services-(718) 875-9100.

Posted by: Miss Breukelen at October 26, 2009 8:59 AM in response to Expediter Needed

No, you don't need a permit. You need to contact the Topography office for your boro. I don't know if it matters that the property is landmarked; but, I know when you want to have an address changed that's who you should contact.

However, they are going to ask for a few documents that needs to be signed and sealed by an Architect/Engineer such as a site plan or survey; PW1; PD1; and the address request form, which you can only pick-up from their office.

Posted by: Miss Breukelen at October 26, 2009 8:54 AM in response to Permit Needed for Street #s ?

I understand. Has anyone thought of hiring a property manager? Are you interested in being on the Board?

Posted by: Miss Breukelen at October 23, 2009 2:00 PM in response to Condominium Boards Abuse

The tenant already signed the lease renewal.

Posted by: Miss Breukelen at October 23, 2009 1:52 PM in response to Getting Sec Dep After 5 Yrs

I have a few questions for you:

1. Do you have a problem with the building being self-served? If so, does any other resident share that concern?

2. Are the board members taking up a lot of square footage to store their bikes? If so, does any other resident share that concern?

3. What financial items aren't being disclosed by the Board? The Condominium Declaration is the bible for the building. Read it thoroughly. What does it say about financial items being disclosed? Also, since a condo operates like a corporation (similiar, but not exactly the same, to a coop), financial items have to be disclosed.

4. Regarding the unfinished work by the developer, do you know how much it would cost to finish the work that has to be done? It may (I said it may) be cheaper to hire a GC (especially in this market with construction costs so low) to finish the job instead of hiring an attorney.

I think a GC needs to come out & give the Board a quote. Lawyers make their money bu charging for stuff that doesn't even seem that much. For example, sending a letter to each resident in the building, $600; attending Board meetings, $400; court appearances, $1500. This is already $2500. Imagine that amount times 12, which is $30,000!

Honestly, from managing a building that was also suing the developer, the situation is only going to get uglier. It seems like half of the residents don't like the current Board members. What is the procedure in the condo dec on overthrowing the Board? Has anyone suggested that?

I don't think you should move. As long as no one is interfering with your four walls, just try to remain sane.

Finally, no Boards (condo or coop) cannot abuse homeowners.

Posted by: Miss Breukelen at October 23, 2009 11:45 AM in response to Condominium Boards Abuse

I worked at the new & improved Vandeveer aka Flatbush Gardens for a day showing the rehab apartments. I must say the rehab apartments are nice. However, I had friends & family that lived in Vandeveer, and boy-o-boy. Nothing got done. Nothing.

I'm all for housing for low-to-middle incomers. But, there needs to be a balance. Tenants can't bring their guests to the buildings only to urinate in the hallways; write gang signs all over the property; sell crack out of their apartments; have sex in the hallways; & expect their landlord to make reasonable repairs when need be. Oh, the elevator. Fuggedaboutit it never worked.

Now for Clippers Equity, at the end of the day, that's still their building so they should fix whatever needs to be fixed. But, I can't put all the blame on Clippers. I've been to Vandeveer & my goodness. I would never live in that place. Not all the tenants & their guest abuse the building. But, jeez louise, when a 10-year-old throw a bike from the roof of Vandeveer & kills a cop-you know the complex has much bigger problems than repairs.

Posted by: Miss Breukelen at October 16, 2009 9:11 AM in response to Tenants Claim Negligence at Flatbush Gardens

try Flickinger Glassworks in Red Hook

Posted by: Miss Breukelen at October 14, 2009 2:52 PM in response to Anyone Know a Glass Guy?

This may help...

Penalty Relief Program

As part of the NYC Penalty Relief Program (http://www.nyc.gov/html/dob/downloads/pdf/penalty_relief_program_flyer.pdf), between September 21 and December 21, individuals who failed to attend ECB hearings and have had the higher "default" penalty imposed may be able to reduce the amount of fines owed. Visit the Department of Finance (http://www.nyc.gov/html/dof/html/home/home.shtml) website for more information.

Posted by: Miss Breukelen at October 6, 2009 2:19 PM in response to Fighting ECB ticket

Statefarm...I believe so.

Posted by: Miss Breukelen at September 25, 2009 10:07 AM in response to Renters Insurance

I am currently using EME Group, which is on the NYSERDA website, for the light incentive program.

The cost is between $100 to $400. I forgot what it depends on.

Posted by: Miss Breukelen at September 15, 2009 11:13 AM in response to Energy Audits

Do you have a copy of the offering plan? If so, take a look at the Schedule A (i.e. a spreadsheet that lists all the apartments, square footage, common interest, taxes, etc.).

Depending on who did the offering plan, you should see at least two columns for taxes. One column without abatement; the other column with abatement.

Posted by: Miss Breukelen at August 25, 2009 11:55 AM in response to Need advice re. Prop. tax abate.

Contact Complete Condo Services at 718.875.9100....for a week turn-around on tax lot merger. "6 months to get finalized with new lots & blocks & maps..."-that's a funny thing because as per TOPO(718.802.3816), the office that issues new addresses, it takes a matter of days, if all parties do what they have to do....SMEYER418 may be you, or the person you hired didn't do what they had to do.

Posted by: Miss Breukelen at August 19, 2009 12:54 PM in response to Separating Lots

Don't pay him NOTHING.

Posted by: Miss Breukelen at August 19, 2009 10:56 AM in response to Landlord Problem

I just did a lot merger. I made a mistake of getting an expeditor that was only familiar with the Dept. of Finance, & not the Dept. of Buildings. I would recommend that you get an expeditor/Architect/Engineer that is familiar with both agencies since the lot apportionment needs to be done CORRECTLY by both agencies.

It took a week to do the lot merger with the Dept. of Finance. I am currently working with an Architect to do the remaining work with the Dept. of Buildings. I guess a good timeframe would be 2 weeks if you hire someone that is familiar with both agencies.

The process is not hard if you hire someone that knows what they are doing.

You should begin by hiring an expeditor/Architect/Engineer.

Posted by: Miss Breukelen at August 19, 2009 10:10 AM in response to Separating Lots

Definitely get an attorney that specializes in condo offering plans; but, first & foremost, get yourself an architect.

I used to work for a condo offering plan attorney & the developers were always able to get all of the necessary documents (12 or more), except for the narrative report & drawings, which comes from the architect. Being that we are in a current real estate downturn, architects may be more prompt with their projects but I don't think so.

With regards to taxes, unless you are applying for an abatement, the taxes are not imperative at this stage. When it comes to conversion fees, take note to be on the look-out for the following fees:

-Condo conversion fee (obvious)
-Amendment fee (each time you make a change to the offering plan; sit your family down & figure out what they want in the offering plan to avoid unnecessary fees; however, some amendments (i.e. declaring the plan effective) are inevitable so find out the cost of each to plan your budget accordingly)
-Condo declaration fee (ask your Architect/Engineer if they know how to do this because I ran across some situations when the developer did not tell the Architect/Engineer this had to be done & the Architect/Engineer slaps a surprising bill on them)

Also, you are going to need to pay the individuals that you obtain the necessary documents from. The amount depends on the individual. Your attorney, if he/she is good, should be able to tell you how much each cost, or may even be able to get a few of the documents for you (at a fee of course).

If you need help, let me know. I am looking for a part-time gig.

Good Luck.

Posted by: Miss Breukelen at August 18, 2009 9:27 AM in response to Converting B'stone Into Condo

I forgot all about the post. Sorry. Ok. I looked for the condo declaration recording on the City Register's website & no info came up, which means that they have not recorded the condo declaration yet. This may mean that something else is holding them up, but from what I understand recording the condo dec is a step that takes place after declaring the plan effective.

May be the developer wants to go for the Cert of Occupancy & the condo dec together. Who knows?! Is his attorney any helpful? If so, you should have your attorney contact them to find out what the hold up is.

Again, sorry for the delay in responding.

Posted by: Miss Breukelen at August 17, 2009 9:11 AM in response to Checking on Progress for Tax lot

Even though this is a small office, you would think that the head boss (her husband) would be more afraid to get sued then his wife being mad at him. I have thought about quiting/getting fired/suing, but i like my job. I even like her to an extent. I just do not like the smoking.

Posted by: Miss Breukelen at August 17, 2009 8:55 AM in response to Smoking in the Workplace

I have thought about suggesting getting a smoke filter, or some sort of mechanism to reduce the smoke, but I work for people who don't like to spend $$.

Also, for all those who said to look for another job, I have started. I figure if the head boss can't get his wife to go outside & smoke, then who am I.

Posted by: Miss Breukelen at August 14, 2009 1:35 PM in response to Smoking in the Workplace

Thank you all for the comments, especially IronBalls. No, there is no HR Dept. This is a very small office.

Posted by: Miss Breukelen at August 14, 2009 10:27 AM in response to Smoking in the Workplace

Expect your bank attorney to be late. Expect the closing to last at least 2 hours.

Posted by: Miss Breukelen at August 3, 2009 9:39 AM in response to Preparing for Closing

Thank you vinca.

Posted by: Miss Breukelen at August 3, 2009 9:29 AM in response to Tax Class

Do you mean effective as in the condo had 15% of its units in contract? Because that is what "declaring the plan effective" means. if you like, you can give me the address & I can really tell you what's taking so long since everything has to be recorded with the City.

Posted by: Miss Breukelen at July 31, 2009 1:57 PM in response to Tax Lots for Converting Condo

Hello...the timeframe for the subdivision of the tax lots depends on 3 things: the expeditor, the Surveyor, & the Dept. of Finance.

Depending on what stage the package is in, that is it can be with the expeditor [who has to get something from the Architect/Engineer], or it can be with the Surveyor [who has to create the new tax lot numbers], or just sitting on someone's desk at the DOF, it can take up to a week if everything is correct.

But, don't worry, the developer is more anxious about you closing than you think & he/she is doing everything possible to get those tax lots recorded.

Posted by: Miss Breukelen at July 31, 2009 10:50 AM in response to Tax Lots for Converting Condo

Hello...the timeframe for the subdivision of the tax lots depends on 3 things: the expeditor, the Surveyor, & the Dept. of Finance.

Depending on what stage the package is in, that is it can be with the expeditor [who has to get something from the Architect/Engineer], or it can be with the Surveyor [who has to create the new tax lot numbers], or just sitting on someone's desk at the DOF, it can take up to a week if everything is correct.

Posted by: Miss Breukelen at July 31, 2009 10:47 AM in response to Tax Lots for Converting Condo

1. Have you tried contacting the previous owner? If not, try to contact them & ask them if they can provide you with a notarized letter stating that they added the extinction. Depending on when they built the extinction, it may not help you if it was after 1989. However, it is a try.

2. Has a survey been done on the property? Find out. You can take that to the DOB as proof that the extinction was there before you purchased it. However, since we are in a recession & the DOB is always hungry for some $, they may not care if the survey was from 1900 & still have you take it down so GOOD LUCK!

Posted by: Miss Breukelen at July 16, 2009 2:10 PM in response to Unpermitted Extension

We just used Family Tree Services to remove some massive trees off of some properties. They were great. Ask to speak to Ruth @ (718) 698-2725. Good luck.

Posted by: Miss Breukelen at July 14, 2009 12:51 PM in response to Tree trim

Hi...I have previous experience in condo/coop offering plans in NYC. An answer to your question requires further information. If you would like some assistance, let me know & we can talk further.

Posted by: Miss Breukelen at July 14, 2009 12:37 PM in response to Brownstone Conversion To Co-op

Have you tried Gothic Cabinets? If not, check out their website (http://www.gothiccabinetcraft.com/). They have a store located on Flatbush Avenue & Avenue P.

Posted by: Miss Breukelen at July 14, 2009 12:18 PM in response to Furniture Stores in Brooklyn?

Try contacting the Attorney General's office. All offering plans are reviewed and approved by the NYS Attorney General's office so they may have an approved copy, which you may need to purchase.

Contact the Manhattan Attorney General's office.

Posted by: Miss Breukelen at July 14, 2009 12:15 PM in response to When Offering Plan is Missing?

http://newyork.craigslist.org/brk/off/1191018941.html

(the previous link expired)

Posted by: Miss Breukelen at May 27, 2009 3:26 PM in response to Looking for manufacturing space

Likely, it will be treated as a sale for mortgage and tax purposes, which will involve a bunch of closing costs that are just money down the drain. My suggestion would be to talk to a real estate attorney first, but take out a landlord's insurance policy that covers the liabilities you might be exposed to - this will be far cheaper than setting up a LLC and transferring title to it. Your mortgage company might not be thrilled at the idea of you transferring your obligations to a LLC.

Posted by: bohuma at November 5, 2009 10:48 AM in response to Deeding a Rental to a LLC

It's a process. First you need to set up an offfering plan that needs to be submitted and approved by the Attorney Generals office. This sets up the legal parameters of the condominium association that will be in charge of the common elements. Potential purchasors will need to be given a prospectus of the corporation along with a balance sheet indicating the assets and liabilities of the association. Part of the conversion provess involves giving each apartment its own individual block and lot numbers for paying taxes. It is a standard process but it is involved and will require an attorney and CPA.

Posted by: Minard Lafever at November 11, 2009 2:03 PM in response to Creating a condo

Is this feasible to do by an owner (ie not a developer)? How much would it cost and how long would it take to covert a 2 or 3-unit? Would DOB go through the building with a fine-toothed comb?

Posted by: cmu at November 11, 2009 2:46 PM in response to Creating a condo

of course it's feasible if you are a sophisticated owner with the financial wherewithall to hire the right team of lawyers, accountants and expiditers. Remember a condo can have no underlying mortgage so the building must be debt free for the plan to be approved by the AG. The DOB will give you grief about ADA access and sprinklers, you have to have the right expediter get you through each hoop. I would say a condo plan with no sro or tenant issues can wind its way through the bureaucracy in from six to twelve months.

Posted by: Minard Lafever at November 11, 2009 4:09 PM in response to Creating a condo

six families displaced.

*rob*

Posted by: Butterfly at November 11, 2009 8:14 PM in response to Creating a condo

Sounds like this will have to be an all-cash buyer -- I don't think banks will finance a place without a kitchen.

Posted by: babs at November 11, 2009 8:43 PM in response to Creating a condo

An expediter won't do you any good without an architect.

The consultants you'll need are an attorney ($10k-$20k) to handle the filing with the Attorney General (AG), an architect ($5k - $15k) to prepare floor plans for submission to the Department of Buildings (DOB), an architect or engineer ($5k - $15k) to prepare a description of property, an expediter ($5k - $10k) to push the paper for you, an accountant ($?) to prepare building budget info, an engineer ($2k) to provide any utility usage information for inclusion in the Prospectus. When the AG's office is busy the process can take at least 6 months. Filing plans with the DOB and obtaining approvals can take anywhere from 3 to 6 months. Costs may also include any upgrades or renovations required by the DOB.

Hope this helps.

Posted by: alterboy at November 12, 2009 1:24 PM in response to Creating a condo