When the building is sold, your landlord has to turn over your security deposit within 5 days to the new owners who have to notify you.
if not hey are violating your contract.

Posted by: Ysabelle at October 9, 2007 11:20 AM in response to Rental legal question

Most churches hae newsletters with apartments for rent listings.
try them.

Posted by: Ysabelle at October 9, 2007 11:27 AM in response to Looking for a rental in December!

this whole business is nerve wrecking.
what is important is what type of lease you have.
if it is rent control or rent stabilization.
if you have either one there is nothing they can do about it!

Even if your lease expires and they don't want to renew it ,
your lease automatically rolls over for the same rent.
if they give you a new lease they are allowed to raise it what the rent stabilization guideline states.

So please
make an effort and learn how to read your lease, carefully.
If you need help contact division of housing community renewal in your borough and call them

I hope everything comes out in your favor.

Posted by: Ysabelle at October 10, 2007 10:58 AM in response to Rental legal question

yes, there is a product you can use.
it is called membrane. home depot or a tile store should have it.the membrane goes over the board.

for future bathroom renovations, use
durock or wonderboard
3/4 of an inch thick..3 feet by 5 feet size.
it is cement board

Posted by: Ysabelle at October 10, 2007 8:29 PM in response to green board in bathroom

p.s.
don't forget to use sealer on the tile walls and floor when the bathroom is finished.

Posted by: Ysabelle at October 10, 2007 8:32 PM in response to green board in bathroom

it all depends how your cabinets are attached to the wall.

check to see if they are screwed in. if that is the case you might be able to remove the wall cabinets yourself.

the base cabinets might be tricky because you have to shut the water under the sink. you have shut off valves for that reason.

the other issue is the gas pipe where your oven, cooktop or range is attached. Does it have a sghut of valve or safety valve?This should be done before the countertop, wall and base cabinet removal.

hope this info helps.

Posted by: Ysabelle at October 10, 2007 8:43 PM in response to Kitchen Demo - Quote Check?

try a company calld chubb..
call ny state insurance board and maybe they have reccommendations.

Posted by: Ysabelle at October 10, 2007 8:49 PM in response to Homeowners insurance for brownstones

I am sorry for your difficulty.
Keep every single piece of paper you receive from them.
Look on the paper and try to find an index number.
Please read the document as you will have to put in an answer within a certain amount of time
.Go to the courthouse with your index number and fill out a requisite
form and get the file and photocopy everything in it.

Posted by: Ysabelle at October 21, 2007 11:45 AM in response to Help...I have a huge problem..lien put on my home

Try to find out if he did this to other clients.
you might be able to pick up on a pattern of negligence and abuse
.Maybe the district attorney can help you.
They dea lin fraud cases.

Posted by: Ysabelle at October 21, 2007 11:53 AM in response to Help...I have a huge problem..lien put on my home

On the internet, look up LIS PENDENS in nyc and you will find a wealth of information on the subject also instructions on how to remove them.
In addition, if you need to answer legal papers call the courthouse and ask to be transferred to the Pro Se (self-representation) department and ask for free help in filing an answer.
You are not as helpless as you think you are.

The nightmare happened to me in a condo which I own with no mortgage or any construction.......ever.
I was an easy target
My condo was owned free and clear from the beginining.

Next time you do renovation or repair tell the contrator to make a list of supplies what is necessary for the job and you can order by phone, pay by yoursef, keep receipts and anything not used return for a refund. No more tap dancing thru your wallet and maybe the potential liens will be cut off in the future..

Without you the contractors would have no work.

If the contractor manages his money badly. why is it your problem?

You hired them in good faith thinking the job would go normally
and they treated you badly for no reason.

Posted by: Ysabelle at October 21, 2007 4:27 PM in response to Help...I have a huge problem..lien put on my home

2:41

I don't think a judge will consider me a slumlord as I've just rewired the building at a cost of $50,000 including the RC apartment. There are only 4 units in the building, I live in one, so I have two free market rentals. That said, I know that judges are not all that favorable to landlords but what do I have to lose. She is already constantly calling the city and getting her apartment inspected for any perceived infraction.

I'm being very careful in making sure it can in no way even be perceived as retaliation and I've owned the building for almost 20 years without taking her to court so I think I'm safe on that score. I really just want her to get rid of that washing machine. I also figured out that with a Notice to Cure there is no statutory way to serve it. I've been learning a lot about housing law over the years with my problem tenant. I think I just need a housing lawyer to review my Notice of Termination and I can handle it from there.

Posted by: Brooklynnative at May 9, 2008 7:08 PM in response to Illegal Washer Dryer

I can't believe how stupid Ysabelle sounds on nearly every single post she does. It's kind of unreal.

Posted by: guest at May 9, 2008 10:59 PM in response to Illegal Washer Dryer

You should explore whether there's a way to get a court order to remove the washing machine (as opposed to ending the rent controlled tenancy). You could probably just go in and remove it yourself (or hire a NYC Marshal to do it) if done pursuant to court order. I'm not sure whether you would have to do that in housing court or in supreme. You will be much more sympathetic to the court if not seeking to end the tenancy. It may also be cheaper and certainly faster. You should spend time gathering evidence about the harm/safety risks caused by the washing machine. You should probably have some kind of inspection and report. You should also document all problems caused by the washing machine. If you do not have your evidence together, you are not ready for court. Try to at least consult with a good lawyer who can think outside the box a bit and come up with a creative, and more appropriate, solution to your problem (not one of those hacks who hangs around the housing court evicting people for a living).

Posted by: guest at May 10, 2008 12:17 AM in response to Illegal Washer Dryer

The only way to get a court order is to file for a Notice of Termination of her lease. She defeats it by removing the washing machine.

Posted by: Brooklynnative at May 10, 2008 8:51 AM in response to Illegal Washer Dryer

I am happy you found a solution.

Posted by: Ysabelle at May 10, 2008 1:20 PM in response to Illegal Washer Dryer

I am happy you found a solution.

Posted by: Ysabelle at May 10, 2008 1:20 PM in response to Illegal Washer Dryer

I have also had a bad experience with Michele Bruni. It was very disapppointing considering that he lives in the neighborhood.

Posted by: guest at May 10, 2008 9:10 PM in response to Bad Brooklyn Contractors

Brooklynative - would you mind sharing the name of the lawyer you find to help you, I have been looking. I have exactly the same problem, 4 family, crazy bad tenant, washer and all.
thx

Posted by: guest at May 10, 2008 10:32 PM in response to Illegal Washer Dryer

I didn't have a lawyer help me. The lawyer I called basically told me no more than it would be about $2000 to use him.

What I did was I went to Housing Court and spoke with an attorney who offers "information" to pro-se litigants. He was obviously there only to help tenants because landlords, by definition, are the scum of the earth and should be all shot on sight. However, by using the types of dirty tricks landlords are famous for, I extracted the information I needed from him - the names of the pleadings I needed to file.

Seriously, I've spent countless hours with the NYDHCR, speaking with staff memebers of my state senator and representative, and I am lawyer. That is how I've figured out what I need to do. Even then, I'll probably consult a housing attorney before filing the Notice of Termination.

Finally, I think it's really important that elected representatives hear from landlords that try and do the right thing, so they understand we are not all blood sucking leeches. Defintely put a call in to your state senator and representative. Let them know you know who they are and are watching how they vote on landlord-tenant issues.

Good luck.

Posted by: Brooklynnative at May 10, 2008 10:47 PM in response to Illegal Washer Dryer

Best of luck to you, Brooklynnative, and to everyone with tenants who has posted here.

What a nightmare. Yours is a multi-family building which is different but it is reminding me how I never understood why people buy brownstones in which they have to have a tenant. You can get mostly great tenants but then it only takes one awful tenant to do serious damage to your emotional well-being, your sense of peace and happiness in your own home, and to your finances. Non RC tenants can be evicted eventually but still the process is long, expensive and destructive to one's own life at home. Ugh. The idea of a screaming crazy person living in MY own home, forget it. We got a one-family house and though we don't have the security knowing we'd always earn rental income, I never regret it. Plus who has the time to look after a tenant? I don't. Anyway, just my ruminations. Again good luck to you all!

Final thought - the way I would look at it and would hope a judge sees it this way too, is it's not the tenant who would have to pay for water or sewer damage if her washer overflows or doesn't drain properly. It's the landlord. And whoever is taking that financial responsibility should be the one who gets to call the shots! It's so logical and simple.

Posted by: guest at May 11, 2008 1:15 PM in response to Illegal Washer Dryer