I agree with all comments above. I recently bought a new construction condo and Gruber was the Sponsor's attorney. From what I saw he does pretty sloppy work and pumps out formula offering plans like a factory. Also, difficult to communicate with, as he rarely returns calls or emails.

Posted by: berlinesque at May 29, 2009 5:42 PM in response to Gruber for No Action Letter?

Hi Matt,

We dealt with this same issue recently in our building (new construction, 8 units), and were told many different things by everyone -- corporation, not-for-profit, etc.

Ultimately I went by what the offering plan says, which is that we are NOT a corporation but rather an "un-incorporated association" -- and therefore not taxed as a corporation.
Did your sponsor give you a Tax number (EIN)?
Once we finally got this info from our sponsor and confirmed it with the IRS, everything else was fairly simple (at least with respect to the bank account).
All banks have different rules, but ours just asked that I bring them letter stating that we were a homeowner's association, not a corporation, and confirmation of our Tax ID number.
The sponsor does have a legal responsibility to perform the initial steps of this process, so if he is not you should speak to a lawyer.
Hope this helps!

Posted by: berlinesque at September 26, 2008 12:09 PM in response to Any advice on Setting up a new condo homeowners association?

Here are some websites that I found useful when setting up a condo association in my building (we are also just 8 units).
Good luck!

http://www.habitatmag.com/publication_content/2007_december/web_exclusive_adaptations/new_building_new_board

http://realtytimes.com/rtpages/20060220_community.htm

http://www.condoassociation.com/blog/tabid/19257/bid/3727/How-To-Start-A-Condo-Association.aspx

http://www.associationtimes.com/articles2003/devtrans1103.html

http://cooperator.com/

http://www.condolawyers.com/primer.htm

Posted by: berlinesque at September 25, 2008 6:08 PM in response to Any advice on Setting up a new condo homeowners association?

I paid $500 for the inspection & report. He also looked at the outside of the building and roof for potential problems...

Posted by: berlinesque at August 18, 2008 5:57 PM in response to Home Inspection

I can recommend Robert Albani of Home Tech Consultants (718-819-0174), and I think a few others have posted good comments for him in the past.
He did a pre-closing inspection for me on a new construction condo and prepared a full report. Also answered all my questions both during and after.
Good luck!

Posted by: berlinesque at August 18, 2008 1:48 PM in response to Home Inspection

I can second that recommendation!
I hired Robert to do a pre-closing walk-through on a new construction condo and he was extremely helpful. He took the time to answer all of my questions and provided me with a full professional report within 24 hours.
On a related note, for those of you buying new construction, please don't assume that the DOB has got you covered -- hire your own inspector!

Posted by: berlinesque at July 3, 2008 11:23 AM in response to Inspector Reccomendation

Hi,

If you look at the archive for Carpentry posts you'll find my post from a few days ago, almost the same as yours, asking for referrals for a good bookshelf builder...
The kind readers of this forum did give me some suggestions, none of which I've had a chance to check out yet, but they would probably work for you too!
Good luck...

Posted by: berlinesque at April 12, 2008 11:56 AM in response to Need Custom Bookshelves Built

Great, thanks so much for the info!

Posted by: berlinesque at April 9, 2008 8:07 PM in response to Please recommend a good bookshelf builder!

We just had extensive bookcases built for us and installed by Steve Rayboy (http://www.urbanexteriors.biz). They're not fancy wood--birch ply, which we will paint--but they're attractive, fairly priced, and expertly built. Steve is sort of a throwback. He takes pride in his work and has exacting standards for himself. He's become a deck specialist, and we got to know him last year when he built a large deck in our yard. The deck, which is made of ipe, is a thing of beauty--clean lines, exact spacing between planks, and lovely woodworking details where Steve cut around fixtures in the yard or cut the wood to the bowed contours of the building's exterior wall. Steve's prices are not low but work this good was worth paying for. My wife and I often joke that we wish our apartment itself were as well built as the deck. Steve is no-nonsense on the job. He shows up on time, is well-organized, cleans up, and gets the job done on time. I trust him completely and am glad to give you a personal referral if I can tell you anything more.

Posted by: malevine at April 10, 2008 10:15 AM in response to Please recommend a good bookshelf builder!

I know of an excellent high-end carpenter who has been working at my home since December. His name is Patrick Mangan.

Posted by: Giovanna at April 14, 2008 9:48 AM in response to Need Custom Bookshelves Built

I would recommend Patrick Holohan, he can be reached via email at gilholohan@hotmail.com. He was recently mentioned in the NY Times and he does great work.

Posted by: KPantin at June 2, 2008 4:26 PM in response to Need Custom Bookshelves Built

I third the rec, he was great inspecting our house a few years ago. However, he did advise us against buying, we bought anyway and after extensive renovation, we couldn't be happier.

Posted by: guest at July 5, 2008 11:00 AM in response to Inspector Reccomendation

That's the problem with a good inspector - they point out so many problems (even if they don't full-out advise against buying) that you start to wonder if the problems will be fixable.

I walked away from one brownstone condo conversion after a thorough inspector advised me to make sure the sponsor upgraded the building to have enough hot water and electrical capacity for 4 units (he hadn't, and wouldn't discuss it.) Did the sponsor or the condo owners (at their own expense) ever upgrade sufficiently? - I don't know - I was operating under the assumption that a newly renovated condo conversion from a rental building should be upgraded properly by the sponsor. (My introduction to condo conversion reality.)

I bought a coop converted years earlier after an equally thorough on paper, but less emphatic on the warnings and advice, inspector went through it. Should he have advised me to not buy unless the loose asbestos in the basment was abated? Don't know. Wish he had. Asbestos still there years later, all over items in storage, laundry area, etc. Coop is disfunctional. At least if it is a house, you have control over the fixing of things the inspection turns up.

Posted by: guest at July 5, 2008 1:27 PM in response to Inspector Reccomendation

Thank you! How were his rates?

Posted by: LilBitOfLuck at August 18, 2008 2:15 PM in response to Home Inspection

I paid $500 for the inspection & report. He also looked at the outside of the building and roof for potential problems...

Posted by: berlinesque at August 18, 2008 5:57 PM in response to Home Inspection

Joe Pasaturo from AVT Enterprises
(718-750-5088).
http://www.avtengineering.com/

We've used him twice. VERY thorough.
He's around $800, but you get what you pay for

Posted by: CobbleHilller at August 19, 2008 11:07 AM in response to Home Inspection

we used Jason Hicks from WIN Home Inspection twice. Very nice, very thorough. Does a lot of explanation and demonstration as he walks through the house, which was really helpful for us - we've done a few "optional" projects based on some of his suggestions.

Jason's phone is 516-510-7771. I think we paid about $600 for 2-family house.

Posted by: sweiss at August 19, 2008 1:31 PM in response to Home Inspection

Heimer Engineering $650

Posted by: premadas at August 20, 2008 11:03 PM in response to Home Inspection