Same question here re: no C of O. MANY buildings do not have a C of O. There is nothing illegal about this. More info, please.

Posted by: curiositykilledthecat at October 3, 2009 12:31 PM in response to Broker Rented Us an Illegal Unit

I hope you already know this (as I hate to be the one to break it to you): this job is likely extremely complicated and extremely expensive.

Based on your statement, I presume there is not a separate meter for the tenant and the basement(which may be linked the owners apartment)? And, if this is the case, that means you need ConEd to also bring in another meter once the wiring is separated out. Alas, ConEd won't do that unless the CofO states there are as many units as meters you are requesting.

Put another way, is the apartment that you want to separate the electricity for a legal apartment? Because if it's not, it will be cheaper for you to pay the tenant's electricity bill for the next 10 years than it will be to make his apartment legal (which in fact may not be possible at all).

I hope I misunderstood your question, and that the job ahead is easier than I'm making it out to be... good luck.

Posted by: curiositykilledthecat at September 6, 2009 9:43 AM in response to Electrician

We recently refinanced two properties: our primary residence and an investment property. We originally tried to refinance the primary through Chase, the current lender, but they were PAINFULLY SLOW. We simultaneously worked with a broker on the investment, since that's a little tricky. That investment deal closed in 6 weeks!! Chase was still trying to gather paperwork.

Alas, we went with the same broker for the primary residence--he got us a better deal, closed in 4 weeks.

Of course, you may have guessed by now that the investment loan was SOLD BACK TO BofA, and the primary residence loan was SOLD BACK TO CHASE.

Love it... sometimes I think these big banks couldn't find their asses with both hands.

Bottom line, it pays to use a mortgage broker.

Good luck!

Posted by: curiositykilledthecat at September 2, 2009 2:26 PM in response to How Long to Refinance?

I'm not sure for coops, but our 6-unit condo doesn't do a formal audit (the financial statements a sort of a mini-audit, but with only $10k a year in expenses, a formal audit would be silly).

You should check out your by-laws to see if those require an audit. And, whatever accountant you're using for the tax filings should be able to advise you on whether NY State (or City?) law requires an audit.

Posted by: curiositykilledthecat at August 14, 2009 9:02 PM in response to Annual Audit

While we're at it, 19th Street house is Windsor Terrace, not Greenwood Heights.

Posted by: curiositykilledthecat at August 8, 2009 12:20 PM in response to Open House Picks

Whether there are other buildings with the configuration you want may not be a clue--the buildings could have been built prior to zoning and are therefore grandfathered in. Did you visit DoB website to learn what is currently allowed for R-4 zone?

Posted by: curiositykilledthecat at August 7, 2009 12:19 PM in response to Convert 2 Family House to 3 or 4

If it is woodframe, DOB will not allow conversion beyond 2-family. Sorry I don't have advice beyond that.

Posted by: curiositykilledthecat at August 7, 2009 10:38 AM in response to Convert 2 Family House to 3 or 4

Thanks for the feedback! The yard is 80% deck, with a small garden across the back. Deck requires no maintenance, garden would be up to the tenant to maintain (or left alone to go wild).

Posted by: curiositykilledthecat at August 3, 2009 12:55 PM in response to Value of a Yard?

Heaven Exterminating--917-509-6915

I've recommended these guys a lot, and always get great feedback.

Posted by: curiositykilledthecat at July 20, 2009 6:35 AM in response to Good Exterminator in Brooklyn

Agreed--Craigslist is your best bet. We have 3 apartments we rent out, and always use Craigslist. We like being able to meet prospective tenants from the jump, and see no reason for brokers or their fees. NB: we do require 2 months' security deposit, which, if added to a broker fee, would be insurmountable for many.

Good luck!

Posted by: curiositykilledthecat at July 20, 2009 6:32 AM in response to Broker Necessary These Days?

Yep, we've also been told to tip the title person in the range of $200. Makes me sick, mostly because:

1. The title company does little to nothing, for which you pay them.
2. You have to then buy insurance to cover the chance the title company did not do their job.
3. Most of us purchase properties only a few times in our lives. Doesn't it seem absurd to have a tip be 'customary' and 'traditional' for something one hardly ever does? Sure, I can see learning the tradition of tipping the waiter, the hairstylist, the hotel room maid... but how exactly can one be expected to pick up on a practice that happens so infrequently?

Ugh... (but, yes, we do it anyway).

Posted by: curiositykilledthecat at July 18, 2009 11:08 PM in response to Tips at Closings?

Listen to Meredith's warning before you consider my thoughts. I've posted on this topic a few times, if you want to look in the archives. In summary, presuming your building is mostly sold, and mostly owner-occupied, I recommend self-management.

We bought about 6 years ago in a 6-unit condo. We have been self-managed and 100% owner occupied since the beginning, and it really works extremely well for our building. Our common charges remain at $200 per month & have had just one assessment (had to replace the ENTIRE roof--new construction, crappy contractor, therefore not a surprise).

We hire a maintenance company to take the garbage to the curb, clean the common areas, and shovel snow, but the business of our little organization here is run by the owners. We trade off with the board positions, and all but one apartment pulls their weight (5 out of 6 is fine with us!).

The upshot is that, at the end of the day, we all have a very personal interest in how things go, and what we have to pay, and the general upkeep of the building. As such, it goes quite well. We even had an emergency a few weeks ago, when the water main from the street broke, leaving 1/2 of the building without water. We circled the wagons and had the repair bid out, done and paid within 60 hours (even though it happened at 4:00 pm on a Friday).

Good luck~

Posted by: curiositykilledthecat at June 7, 2009 10:28 AM in response to self-managed condo?

If you search the archives, you'll find Doug Condon. That's how our condo found him, and he is great--quick, knowledgeable, professional, reasonably priced.

Good luck.

Posted by: curiositykilledthecat at May 19, 2009 5:06 PM in response to ISO accountant recommendation

Second for Nyack, but the commute really is hideous (I used to live there, trust me).

Posted by: curiositykilledthecat at April 14, 2009 9:44 AM in response to where would you live

I am compelled to repost what I contributed to the forum post on this topic on Sunday:

This article made my stomach turn. Wealthy folks trading private school for the best public schools is noteworthy only in that it underscores the continued educational inequity that exists in this country and this city.

Recession woes? Rich people just move to the most expensive neighborhoods in order to benefit from a strong public school. Poor kids are forced stay in their crappy local schools, since private was never an option, and moving to the UES isn't an option, either.

Posted by: curiositykilledthecat at April 7, 2009 9:46 AM in response to The Shifting School Equation

Went to the open house yesterday, and the developer should be congratulated on the quality of the rehab. It was renovated as if he would live there himself.

The vacant building next door, and the aforementioned drug traffic on Franklin make this a non-starter for me personally, but I am not at all surprised it's sold quickly.

Posted by: curiositykilledthecat at April 6, 2009 12:39 PM in response to 658 Park Place: The Little Condo That Could

This article made my stomach turn. Wealthy folks trading private school for the best public schools is noteworthy only in that it underscores the continued educational inequity that exists in this country and this city.

Recession woes? Rich people just move to the most expensive neighborhoods in order to benefit from a strong public school. Poor kids are forced stay in their crappy local schools, since private was never an option, and moving to the UES isn't an option, either.

Posted by: curiositykilledthecat at April 4, 2009 1:09 PM in response to The public school effect

We get numerous T-Mobile bills (up to 5 per day), different names, all to our address. Names like Lion King, crap like that. T-Mobile doesn't require positive ID or proof of address to open an account. A wonderful policy, particularly if you are a drug dealer, mobster, or terrorist. No way to track you.

Anyway, I tried for a while to get someone at T-Mobile to care, but I gave up. Now I just write return to sender on the envelope and put it back in the mail. And hope the FBI doesn't come to my apartment looking for Mr. Lion King.

Posted by: curiositykilledthecat at March 31, 2009 7:16 PM in response to Mailing Address Scam?

Another landlord placing her vote in the 'normal wear and tear' column.

Posted by: curiositykilledthecat at March 29, 2009 11:35 PM in response to Assessing Tenant Damages

A few things you can check into/confirm. Are you doing the readings yourself, is your landlord calling in, or does National Grid have access to the meters? You could just have a meter reading problem, not a gas usage problem. To be clear, I mean that if it is you/landlord/super there could be a reading problem--the National Grid folks don't usually make mistakes reading the meter.

Also, what kind of building are you in? Are you sure that your gas meter is strictly limited to your own heat/hot water/cooking? Some of the really old, multi-family homes don't have a perfect segregation of gas usage.

Posted by: curiositykilledthecat at March 27, 2009 9:42 AM in response to National Grid Bill?

Just have to make sure that the Myrtle Ave Revitalization Project gets credit where it is due. Their small team of urban planners has a lot to do with the sucessful rebirth of Myrtle over the last 5 years.

Posted by: curiositykilledthecat at March 19, 2009 12:06 PM in response to The Myrtle Miracle?

I find this argument so pointless. Almost anything we buy is worth less as soon as we buy it--your car, your clothes, your food. Yet we don't walk away from these purchases, we pay for them and use them as we intended.

The same should be true of your home. I bought mine so I could have a place to live, not to improve my balance sheet.

At least our homes have a chance (as slim as it appears these days) to be worth more than we paid for them.

Posted by: curiositykilledthecat at March 16, 2009 9:32 AM in response to To Bail or Not To Bail on Your Home?

Have you considered self management? We are a 6-unit condo that has self-managed for over 5 years and it works great. Cheap, too (obviously!).

I presume the fact that you are a coop might make it a little more complicated, but not overly so....

Posted by: curiositykilledthecat at March 11, 2009 10:58 AM in response to changing managing agent

Hanible, your post here is reason enough for you to keep renting.

Posted by: curiositykilledthecat at March 4, 2009 9:22 AM in response to hot water running out?

Our (great!) tenants just made a similar request for the same reason, and we were happy to oblige--fitting in a 90-day clause. However, we're NOT a management company.

In any case, your request is reasonable. Good luck.

Posted by: curiositykilledthecat at March 2, 2009 4:29 PM in response to Negotiate Lease Renewal

Not first hand, so take it for what it's worth--Nick is very well-respected in our Windsor Terrace neighborhood. Local, honest guy who does good work at a fair price.

We need to do some foundation work, and will definitely use him when the time comes, a decision based entirely on his solid reputation.

Posted by: curiositykilledthecat at February 25, 2009 11:27 AM in response to contractor feedback

I also visited Reeve Place yesterday--they did a beautiful job with the renovation.

If I had a million dollars...

Posted by: curiositykilledthecat at February 23, 2009 9:18 AM in response to Open House Picks

Having been born and raised in Houston, I can assure you that no reduction in cost of living could draw me back to that hell hole. Seriously, it's a polluted, steaming dump, which is why no one wants to live there.

And, as a public school teacher in Houston only 10 years ago, I earned $24,000 a year. Sure my 1 bedroom apartment was only $375 a month, but that ws a big piece of my takehome pay.

Posted by: curiositykilledthecat at February 6, 2009 11:08 AM in response to It's Tough Out There for a Middle-Class New Yorker

Trust me, I'm not defending the DoB, but my guess is that this is related to the smoke-free workplace law. No?

Posted by: curiositykilledthecat at February 5, 2009 6:12 PM in response to FYI re: DOB, new fines

How much is maintenance?

Posted by: curiositykilledthecat at January 29, 2009 12:53 PM in response to Co-op of the Day: 30 Ocean Parkway 2 BR

I don't mean to sound naive, but OP, are you sure that the board is being malicious rather than ignorant of the by-laws? I think the answer to this question will largely inform how you approach the issue.

I’m asking because we had a similar issue in our condo. As we were discussing whether to re-pave our parking lot, the one owner who doesn’t have a space (and thus pays lower common charges) immediately thought he would not have to contribute to the assessment. We reminded him of the by-laws, and all is fine. Simple mistake—no letter from attorney required.

Posted by: curiositykilledthecat at January 29, 2009 11:06 AM in response to Advice Regarding Abusive Board?

Believe it or not, we have a 50-gallon that is more than enough for a three-family (2 two bedrooms and a studio--5 people, total, plus two dishwashers and a washing machine).

So, I think you should explore the less dramatic suggestions first:

1. Is the temp turned up on the one you have?
2. Is your current water heater beyond its useful life?
3. Are the hot pipes reasonably well insulated as they travel to your various faucets?

Good luck~

Posted by: curiositykilledthecat at January 23, 2009 3:17 PM in response to looking to lots of hot water

karo25:
What boofer said. Why would it be a landlord's responsiblity to subsidize his tenant's choice to have a baby? I mean, in addition to all the subsidizing we already do in the form of tax credits...

Posted by: curiositykilledthecat at January 9, 2009 11:58 AM in response to Raising Rent, Followup

Excellent post, Brenda--QOTD!!

Posted by: curiositykilledthecat at January 5, 2009 1:54 PM in response to First Time Homeowner Anxiety

again i must ask, huh?

Posted by: curiositykilledthecat at December 20, 2008 12:35 AM in response to Crumbuling Brooklyn real estate prices?

huh?

Posted by: curiositykilledthecat at December 19, 2008 3:17 PM in response to Crumbuling Brooklyn real estate prices?

No way a 20% drop!

A house on our block (further from the park; 2-family; attached brick; "Windsor Terrorized" with shag carpet, wood panel, etc) just sold in 2 weeks for full ask of $890,000. I have to believe your location and modernization, as well as single-family (which are easier to sell for reasons unclear to me) would certainly put you well above $700K.

Posted by: curiositykilledthecat at December 18, 2008 10:23 PM in response to House value question

Admittedly wild guess, but that's what you came for: $1M.

Posted by: curiositykilledthecat at December 18, 2008 5:11 PM in response to House value question

How much you will spend depends on how 'by the book' you want/need to go, and whether you are moving anything around or just replacing.

For a major overhaul, including relocating fixtures, and all done with proper permits/licensed plumber/etc, you're easily over $15,000.

For a similarly major overhaul, but with a talented handyman (and no permits), you could probably make it for 1/2 that.

Note that I am neither a handyman nor a licensed plumber--I do, however, wish you luck!

Posted by: curiositykilledthecat at December 15, 2008 9:24 PM in response to Recommendations for a small bathroom reno?

sorry, classictileny.com

Posted by: curiositykilledthecat at December 8, 2008 12:00 PM in response to black border tile

Classic Tile. classictile.com

They are the best!

Posted by: curiositykilledthecat at December 8, 2008 11:55 AM in response to black border tile

Hannible, any way for you to substantiate the BS you're shoveling?

From the NYS department of labor, unemployment as of October 2008:

NYC--5.7%
NY State--5.7%
United States--6.5%

So, everyone's going to leave NYC to get jobs where, exactly?

Posted by: curiositykilledthecat at December 7, 2008 9:49 PM in response to Affordable rents in Carroll Gardens

We're in Windsor Terrace, and rents don't seem to be coming down at all... not even sure why they would, since it seems to me that the damand for rentals is up with fewer people buying.

Posted by: curiositykilledthecat at December 7, 2008 12:24 PM in response to Affordable rents in Carroll Gardens

I think that part of the argument against these tolls is that there should be free movement among the boroughs. So, if tolls are added to these bridges, there should be a fare for the SI ferry.

Posted by: curiositykilledthecat at December 4, 2008 11:59 AM in response to Adding Tolls to Brooklyn Bridges?

Maybe the construction crews are getting lost looking for something called "Park Slope" on 15th Street?

Posted by: curiositykilledthecat at December 2, 2008 10:39 AM in response to 357 15th street

Renting is always a risk, but we've had GREAT experiences time and again as landlords. You definitely have to have the stomach for it though, and it sounds like it's not your cup of tea.

Just a suggestion. Best of luck.

Posted by: curiositykilledthecat at November 20, 2008 4:11 PM in response to Advice for a Freaked Out Apartment Seller

Maybe this is an obvious question, but can you rent out the apartment while you wait for the market to settle down?

Posted by: curiositykilledthecat at November 20, 2008 4:01 PM in response to Advice for a Freaked Out Apartment Seller

Happened to us too, and we were REALLY ANNOYED.

.....Until we realized it was settled during closing....

Look at your closing docs. There's probably a wee deduction (comparatively) from the purchase price to cover the funds owed on the water bill.

And, if it's not there for some reason, ask yourself if the frustration is worth it to collect your $200.

Posted by: curiositykilledthecat at November 18, 2008 11:57 PM in response to previous owner's water/sewer bill?

I'd go for the view, but only if I had reasonable hope that the view wouldn't one day be completely blocked by a new building (which isn't a current threat, but could be one day).

Posted by: curiositykilledthecat at November 17, 2008 9:25 AM in response to View vs. Square footage??

As Parkslopemom pointed out, there will be no C of O unless the building's use has changed since the 30's.

Sorry your place isn't all you hoped, and that your landlord seems to be ignoring your concerns. However, it's my sense that your relationship will go from bad to worse if you engage in some sort of battle. If it's in your interest to fight for your rights, have at it and follow vinca's link. You of course should have a safe home with heat and hot water.

Though you state that you can't afford to move, I encourage you to consider where the battle will put you 18 months from now. If you think you can win, and not be harassed mercilessly by your landlord, and not spend lots of money on an attorney, that's one thing. But, if you think you're going to have a miserable time AND end up moving anyway, I suggest you just move now.

Posted by: curiositykilledthecat at November 13, 2008 10:31 AM in response to Pre-1938 CofO renovation question

there is one Property on the same block
C0 (Three families)
Building Size: 20 x 49
Lot Size: 20 x 132
Floors: 2

and couple of more 3 families but 3 floor buildings across the street in the same zoning

Posted by: michael_mm at August 7, 2009 11:16 AM in response to Convert 2 Family House to 3 or 4

Whether there are other buildings with the configuration you want may not be a clue--the buildings could have been built prior to zoning and are therefore grandfathered in. Did you visit DoB website to learn what is currently allowed for R-4 zone?

Posted by: curiositykilledthecat at August 7, 2009 12:19 PM in response to Convert 2 Family House to 3 or 4

"Basement" is considered a basement if is a certain level above ground. You should start from here if you want to proceed. Call 311 and they will give you phone number to City engineers that can give you more info about that and answer your Q. U can leave the msg, they will call you back. I checked this before and decided not to proceed.

Posted by: zm at August 7, 2009 12:25 PM in response to Convert 2 Family House to 3 or 4

there is a guy down the block converted 2 family into 3 family. People from the block were not happy and called DOB. The guy had to install fire system for ~$60K. I am not sure about other issues - it happened before I moved in.

Posted by: bobjohn at August 7, 2009 12:43 PM in response to Convert 2 Family House to 3 or 4

and aside from all of the above, your property taxes will be affected.

Posted by: Back40 at August 7, 2009 2:38 PM in response to Convert 2 Family House to 3 or 4

Can anyone recommend architect to consult with this kind of issue, someone who you worked with before

Posted by: michael_mm at August 7, 2009 5:45 PM in response to Convert 2 Family House to 3 or 4

UPDATE

We just signed a lease on a gorgeous floor-through 1 bedroom w/ private garden in the north slope for $1900 (+ washer dryer) w/ no brokers fee. I'm thinking I'm cashing in on some good karma here :)

So, if you're a renter down on your luck don't give up! Have faith that it's absolutely possible to find a great space without paying an ungodly amount to a broker who does you no good. Just keep your hopes up and keep looking.

Posted by: ashleybrunett at August 10, 2009 10:43 PM in response to Broker Necessary These Days?

try mohamed at 646 226 4575
will do walk through with estimate for free, and spell out differnt cost options, if nothing else, gives you a base when asking for other estimates

Posted by: dogface at September 7, 2009 10:38 PM in response to Electrician

It is a legal apt with a separate meter. When the reno was done the electrician left the base ment on tenants meter. Not much in the basement but tenant complained to con ed

Posted by: dogdays at September 8, 2009 9:55 PM in response to Electrician

Smiling Jeff at MDC-516 236-9607. Tell him his friends over in bed stuy sent him. He is a whiz

Posted by: HomeSweetstuy at September 8, 2009 9:58 PM in response to Electrician