ehin3's Profile
- 1997
- 2001
- Brooklyn
- Carroll Gardens
- House
Author's Posts
August 3, 2009
Donate your Reno "Salvageables"
I am donating a cast iron tub and radiators to Build It Green, a non-profit architectural salvage in Astoria, Queens. They will come to pick it up as soon as they have enough other donations in the area (I'm in Carroll Gardens) for a truck load.
So, if you're renovating and have materials that you are going to get rid of, but that might be useful to someone else,instead of paying to have it removed, consider donating it to Built It Green. See their site for what they accept: http://www.bignyc.org/donationlist
and for an easy to use donation form: http://www.bignyc.org/node/add/donationform
--They even offer free demo for kitchens.
June 29, 2009
What to do: Active Complaint DOB
I was under the impression that work being done on one floor of my 3-family home did not require permits: refinishing floors, removal of linoleum tile from wood floor (we just assumed it was asbestos and had it abated by certified company as well as independent air quality company--one or both of whom filed with appropriate agency), repairing plaster walls and ceilings, installing insulation and sound board on some ceilings, replacing plumbing fixtures, changing one non-load bearing partition wall (stealing space from a very large bathroom to create a closet for a bed room), and replacing/adding a few electrical fixtures and outlets.
From researching here and trying to follow the DOB code downloaded from their site, I am now not so sure.
The problem: the plumber who was planning to file the plumbing portion of the work discovered that there is an open complaint filed last week on the DOB site.
My question is: what can I do to minimize any problems this will inevitably cause?
The contractor and I decided to stop work until we can figure out what to do, but,in addition to believing that the work being done didn't require permits, we are on a very tight schedule trying to get the work complete as I am currently 38 weeks pregnant.
While I realize that I may have been mistaken in my understanding of DOB filing requirements, what I am looking for now is advice on how to deal with this as quickly as possible so that work can get back on track and completed ASAP.
Thanks in advance for your advice.
June 28, 2009
Super Dustless Floor Refinishers
I recently had my wide plank pine and a small amount of parquet sanded and refinished by Scott Krute & Sons. 718-447-6949
They have a dustless system and used a water-based finish. Prices were comparable to non-dustless guys.
He and his crew were very professional, hard-working,good-natured, and did truly excellent work. I cannot recommend them highly enough.
June 23, 2009
Salvage Yard in Queens near LGA?
Anybody know the name of the salvage place near the highway on the way to Laguardia Airport if coming from Upper Manhattan? A friend was describing its location to me and thought it might be a good source for finding a restored clawfoot tub at a reasonable price.
Author's Comments
It is a complaint, not a violation (yet). Filed last week.
I am concerned about continuing work if I do indeed require permits.
Posted by: ehin3 at June 28, 2009 8:49 PM in response to What to do: Active Complaint DOB
Did your landlord offer you a shower and toilet to use while the work was being done? I'm not sure what your legal recourse is, but I would think that having a toilet and shower to use would be required.
In any event, I agree with Misty B above that you should definitely try to resolve the situation with the landlord first.
When I've had similar situations with my tenants, I've offered to deduct the rent/day as you suggested. I'd ask the landlord to consider that.
I would avoid going the 311/notarized letter route unless you've tried to work something out with your landlord first to no avail and you don't mind having an unpleasant relationship with your landlord in the future.
Posted by: ehin3 at June 28, 2009 8:45 PM in response to Withholding Rent?
Thank you! Exactly what I was looking for.
Posted by: ehin3 at June 24, 2009 2:08 PM in response to Salvage Yard in Queens near LGA?
Responses to Author's Forum Comments
Of course this is the kind of inconvenience that anyone who owns their own one-bedroom apartment has to go through when renovating the bathroom. Thinking that it can be done in 3 or 4 days is unrealistic. I have had friends who had to shower at the gym for a month. Usually the contractors re-install the toilet every night, but brushing teeth etc, has to be done in the kitchen sink. People get through it.
Posted by: sam at June 29, 2009 12:45 PM in response to Withholding Rent?
You are kidding, no?
Change to wall with no permit?
Take a look around...
Posted by: BrooklynGreene at June 29, 2009 2:04 PM in response to What to do: Active Complaint DOB
You agreed to 3 days. It took 6. $300 for the extra 3 days seems reasonable. Or did it take 9 days in total?
Posted by: Windsor Terror at June 29, 2009 3:36 PM in response to Withholding Rent?
One of my neighbors has been in DOB hell for three months. His conclusion is that you can't break wind in NY without a permit from the DOB.
Posted by: bohuma at June 29, 2009 3:52 PM in response to What to do: Active Complaint DOB
doesn't quiet enjoyment legally cover this?
Posted by: duckumu at June 29, 2009 4:02 PM in response to Withholding Rent?
They re-install the toilet every night? Wow, that is amazing.
Posted by: mopar at June 29, 2009 4:11 PM in response to Withholding Rent?
You have a lease which is a contract. The LL is required to maintain the apartment, 'warranty of habitability'. Furthermore, it sounds as if essential services were withheld. You were 'constructively evicted' from your bathroom and possibly your living room as well. If a LL is going to do repairs that will prevent you from using your apartment, he will generally need to relocate you (in another unit, hotel etc). Yes, your LL is liable to you. It is his fault. If his contractor breeched the repair contract then the LL can sue the contractor, or seek compensation from him...why should you be the one who is screwed? You were informed that the work would not last longer than three days.
The value of the compensation would need to be determined by your rent amount, the services/areas that were not fully usable and the duration. Perhaps inconvenience suffered would also be an issue. If you had rented a hotel room the LL while your apartment was undergoing those repairs, I'd think any judge would easily order reimbursement.
You can either negotiate for what you believe to be fair compensation, initiate a small claims court case, or withhold rent and let the LL take you to court and put in your answer with warranty of habitability defense.
You have to factor in what is reasonable compensation with the effort of court.
Without knowing the type of unit, your monthly rent, etc. it is impossible to calculate an abatement so take any advice given here with a grain of salt (i.e., a $300 abatement has a different meaning if your rent is $500, $1000, $5,000...how can anyone here offer reasonable advice without the essential facts?).
You would do better to consult tenant advocates for advice, rather than landlords.
Go here for a better discussion of the merits of various options then decide what is the best course of action:
Good luck.
Posted by: Oxygen at June 29, 2009 4:47 PM in response to Withholding Rent?
I am in a similar situation in that one of my neighbors filed a complaint against me and I have been spending the last year trying to extricate myself from the DOB process. There is something very crooked going on at DOB and some investigative journalist is going to blow the lid off of it one of these days. Definitely if there is any question whatsoever get a permit or face the possibility of having to spend upwards of a year trying to negotiate a broken, corrupt, incompetent system.
Posted by: wasder at June 29, 2009 5:05 PM in response to What to do: Active Complaint DOB
Great advice Oxygen, If you really want to tie up tremendous amounts of your time and the court system for a few hundred bucks....
Posted by: newsouthsloper at June 29, 2009 5:17 PM in response to Withholding Rent?
Thank you.
My advice is to examine the issue and amounts more carefully and then make an informed decision...and AT ALL COSTS avoid taking advice from landlords. Landlord's will not represent the OP's best interests.
The housing and civil courts exist to resolve disputes such as these. Judges will gladly inform you of this....that you are NOT wasting their time, it is what they are paid for. This situation...breech of warranty of habitability and withholding of rent, are among the most common housing court cases.
If the OP is not being adequately compensated for damages and the LL is unwilling to remedy this, she should by all means seek resolution in court. There was a oral contract that the work would be completed in 3 days.
Without the complete factual info about what transpired, any specific advice we give is unrelated to the OP's specific situation.
Next time you are without use of your bathroom (...and your living room) for a week++...based on someone else's breech of contract, you'll have occasion to effectively evaluate it's monetary value to you.
Posted by: Oxygen at June 29, 2009 6:05 PM in response to Withholding Rent?
I second the Eddie's Salvage recommendation--he's a lovely guy and will keep an eye out for things if he doesn't have what you need in stock.
Recently went out to Recycling the Past in Barnegat, NJ. Their website shows a lot of their inventory or you can call and ask. Very friendly staff. http://www.recyclingthepast.com
Posted by: ehin3 at August 3, 2009 4:14 PM in response to architectural salvage places?