starfish1948's Profile
Author's Posts
November 9, 2009
Rent Stabilization Succession
One of my tenants moved in to a rent stabilized apartment with his girlfriend almost two years ago. The girlfriend is not on the lease. He is permanently moving out shortly but I fear that she is planning to obtain the apartment thru succession. As a non-relative can she do this? And if she can, will I at least be able to get a vacancy rent increase?
October 26, 2009
Sewer Clog
www.a4999sewer.com? I have a clogged rainpipe sewer.
Any other suggestions?
October 20, 2009
Need Sewer Pipe Cleared
The rain pipe in my backyard comes down from the roof and goes into the sewer pipe and that pipe goes into my basement. The sewer pipe is clogged.
Can anyone give me a good recommendation and tell me about how much this will cost?
October 9, 2009
Steam Radiator Problem
I think it's a small problem but I've never had it before. It's an old radiator and the air valve won't screw in at all. Nothing wrong with the valve.
I'm assuming the thread is shot. What can be done? Wouldn't want to have to replace the radiator for something like this.
October 6, 2009
Advice on Rental Market
I have owned a brownstone in a very good location in North Park Slope right near the park for almost eight years. Until late last year all I had to do was put one ad on craigslist,I got an enormous response and had the apartment rented.
Well, no more. The market has flipped. It's incredible. I rented a couple of apartments a few months ago although it took a couple of weeks. Now it seems worse. After advertising for a week I've gotten a total of two people to look at the apt. May get a couple more this week. The rent is already about $100 below what it would have gone for last year ($1400 vs. $1500). It will be vacated at the end of this month so I'm under pressure to get it rented now.
My question is this. I'm considering lowering it by $100 from what I thought was already a relatively low rent. But I'm wondering how much of an effect that would have. There just seem to be so few people out there. Any advice besides lowering the rent?
September 25, 2009
Tenant Refuses to Return Lease
I have a rent stabilized tenant, who's been there many years, who always never returns the renewal lease. In previous renewals I didn't push the issue. But this time I have. She has ignored several emails and phone messages. Today I received her October rent check for the amount with the RGB increase but still no lease.
I don't want to go through the legal hassle with the expense and time involved in that. Especially because there is no penalty to the tenant for breaking the law (incredible isn't it?). I guess I'll have to personally knock on her door to get a response from her. So annoying.
Why is it that dealing with the market-rate tenants is usually so much easier? Anyway just had to get this off my chest.
August 28, 2009
tenant has vicious dog
A couple has recently rented one of my apartments. They have two dogs, one of which is a part pit bull and vicious. Before I or a contractor or the super enter the apartment they tie it up in the backyard. This morning it somehow got loose, entered the apartment, ran past me and viciously attacked the handyman. Bit through his pants but didn't break his skin. It could have been much worse. I'm not sure that this dog can be controlled, especially by the woman.
I'm certainly concerned for the safety of anyone entering the apartment but I'm also concerned about the other residents or visitors being hurt or even threatened as the dog is walked from or into the building.
Can I legally demand that they get rid of this dog? If it does attack and hurt someone on my property, can I be held responsible?
August 24, 2009
ceiling fan installation
Can a ceiling fan be installed simply in place of a light fixture?
I showed a handyman who's good at electrical work a light fixture and asked him to replace it with a fan. At first he said no problem, but later he thought about it and said it would be a much bigger job (has to cut open part of the ceiling around fixture, install additional parts, etc.) Not sure what he was talking about but he wants $100 just for the labor. It's a brownstone and the fixture has been there for a long time. Wonder if I'm getting ripped off.
August 16, 2009
Shower Diverter drivimg me crazy
A licensed plumber replaced my tenant's shower diverter on friday morning. The new diverter worked fine (I was there). Later that day it was back the way it was before - most of the water comes thru tub faucet no matter how diverter is turned. That was the second attempt at getting it fixed (handyman tried before). I've already spent $250 on a little job like this. Before I call the plumber back, any idea? Could the part have come loose? Just a guess.
Author's Comments
bxgrl, I didn't "allow" her to live there. Rent stabilization gives an owner no choice. And I have no idea of what her income or job is. And I don't want to drastically raise the rent - I would be satisfied with a vacancy increase. But what I think attracts her to the apartment is the low rent. That's why I object to succession.
Posted by: starfish1948 at November 9, 2009 12:43 PM in response to Rent Stabilization Succession
Her name is not on the checking account and I never accepted a rent check from her. She's not on the lease because he signed the lease and the first time I saw her was when they moved in. The lease expires a month after he moves out.
The succession law is unfair (it's RS so what else is new). I accepted one person as a tenant and I may end up with someone else. I really know nothing about her. The apt. is well below market rent and I don't even know about a vacancy increase.
I need a knowledgeable lawyer. Any suggestions?
Posted by: starfish1948 at November 9, 2009 10:56 AM in response to Rent Stabilization Succession
Emilio 347-419-8746
Fast, neat and only $20/hour. Also very good at electrical work for slightly more $. Tell him Jeff recommended him.
Posted by: starfish1948 at November 5, 2009 2:13 PM in response to Painter Needed
At renewal time give this guy the boot!
Posted by: starfish1948 at November 2, 2009 5:47 PM in response to Tenant Compensation?
About five years ago I had the intercoms replaced in all 10 of my units. I used A1 Intercom, 718-853-3358. They were very efficient at a good, reasonable price.
Posted by: starfish1948 at October 27, 2009 5:16 PM in response to Intercom Repair Person Needed
I have been using Emilio for years. $20-25 per hour. Fast and does a good job. Tell him Jeff recommended him.
Posted by: starfish1948 at October 20, 2009 12:13 PM in response to Desperately seeking painter
Do you mind giving the approximate location?
Posted by: starfish1948 at October 9, 2009 4:12 PM in response to Dogs Barking...Constantly
Well, looking at craigslist, I haven't seen anything in that part of north Park Slope for under 1400. One just posted today on the same block for 1475. Some in that area are a lot higher, but they may be renovated.
But I will lower it to about 1300 if I have to.
Posted by: starfish1948 at October 6, 2009 12:15 PM in response to Advice on Rental Market
Thanks for the advice. I think the ad already includes the recommendations that some people have made.
http://newyork.craigslist.org/brk/abo/1406939702.html
Yea, it could use some sprucing up. Haven't needed to rent it in 5 years. Can't do anything about the current tenant's stuff cluttering the place.
Posted by: starfish1948 at October 6, 2009 10:47 AM in response to Advice on Rental Market
"If it is indeed a roommate, and she is charging him more than half the legal rent, she is in violation of the law and could have eviction proceedings brought against her for rent overcharge."
Interesting that there has been no response from the OP. I highly doubt that the person subletting is being charged half of what is already a very low rent. Most likely there is a rent gouging situation here. And that's why the tenant is mum.
The only "greed" here is being perpetrated by the RS tenant. As I said before, I hope the LL discovers the cheating and tosses the abuser out on his or her ass.
Posted by: starfish1948 at September 11, 2009 9:24 AM in response to Questions About Subletting
Determining the right price is the easiest part. Brokers will gladly take a look at it and give their opinion in the hope of getting your business. They may even give you a print of the comps.
Posted by: starfish1948 at September 10, 2009 3:53 PM in response to FSBO or Not?
The last few posts are examples of the deceptive practices advocated by rent regulation advocates. They take what they know is patently illegal action by a rent stabilized tenant and urge him to cover it up by using lies and gimmicks. And they recommend a website which specializes in such falsities.
Disgusting. They should be ashamed of themselves. It's abuse of a system which should have gone a long time ago because it hurts the majority of the people in the city and by all studies it's a disaster for the housing stock and market rents.
Posted by: starfish1948 at September 10, 2009 2:49 PM in response to Questions About Subletting
It's really shocking and disgusting how some posters who call themselves "pro-tenant" (they're really not pro-tenant; they're pro rent stabilization. Rent stabilization actually hurts many tenants) support these low rent freeloaders who break the law.
I hope the LL throws this guy out on his ass.
The entire RS system is sick.
Posted by: starfish1948 at September 9, 2009 4:54 PM in response to Questions About Subletting
Yes, before they came to see the apartment they told me, in an email, that they have "two adorable dogs". Nothing at all about one being a problem (Why would they have told me? They know they wouldn't have gotten the apt. if they had told me).
And yes, just a little while before the attack she told me they were thinking of taking the dog to a "trainer" because of its aggressiveness.
On Monday I call my insurance broker and a lawyer to learn what my options are. Then I'll discuss it with the tenant.
thanks for the advice.
Posted by: starfish1948 at August 28, 2009 6:06 PM in response to tenant has vicious dog
Looking at comps to determine if a property is overpriced or not will allow you to make an educated guess at what the price should be. But it's still a guess.
If it looks overpriced offer 20% below ask. If it looks reasonable offer 10% below ask. It's just an initial offer. See how the seller responds. You can always come up.
Posted by: starfish1948 at August 26, 2009 10:05 AM in response to Another "How much to offer"
As a LL, Rapid was the first and only broker I used. That was four years ago. They had told me it wouldn't cost me anything (otherwise I would not have used their services). But after they found a tenant, checked them out, got all papers signed including the lease, and received checks for the security, first and last months rent, they kept the last months rent. I protested but let it go. If I use a broker again it won't be Rapid.
Posted by: starfish1948 at August 24, 2009 3:51 PM in response to Reporting a Realty Company
I don't understand why you're being discouraged from doing this. An owner has the RIGHT to evict a tenant for purposes of owner occupancy. As long as you can prove good faith intention and the notice is served in the lease renewal time window.
Go for it (always see a lawyer first).
Posted by: starfish1948 at August 14, 2009 2:33 PM in response to Eviction for Owner Occupancy
I totally sympathize with you but the other posters are right - you need a KNOWLEDGEABLE lawyer. The rules are very strict, a better word is oppressive. Anything not done by the book will kill your case. Your first step is getting a legal consultation.
You have to understand that the owners of RS apts don't really have property rights.
Posted by: starfish1948 at August 11, 2009 7:48 AM in response to Taking Over Rent-Stab Unit
Someone like you shouldn't be sitting on a low-rent stabilized apartment. Just another example of how sick and broken the system is.
Posted by: starfish1948 at July 20, 2009 12:49 PM in response to Renting Out Entire Brownstone?
I may have to sell my building. The rental market is terrible. And my expenses, especially the property tax, are skyrocketing.
This tiny increase on rents that are already 30, 40, or 50% below market is a joke. It's a small fraction of the increase in expenses, even according to the RGB. The whole system is political. Some of these low-rent tenants have an income higher than mine.
Sorry, just had to get that off my chest
Posted by: starfish1948 at June 24, 2009 9:33 PM in response to rent stablized lease renewal
I definitely would love to get them. Are they still available?
Posted by: starfish1948 at May 17, 2009 12:43 PM in response to Free - Pink 4x4 tile from 50's also have white 4x4 and black accent and surround tiles
Brooklyn Plumber, unless she changed something without telling me, there is no device. Just a hot water knob and a cold water knob (to manually mix).
I think if she installed a "cross-connection" she would have told me. I'll ask about these things anyway. In fact I'll try to take a look.
Posted by: starfish1948 at March 20, 2009 5:38 PM in response to puzzling hot water question
Responses to Author's Forum Comments
"I informed him of how the renovation would proceed, and he assured me that it was no problem, he could shower at his cousins or the gym and kept assuring me throughout the job that it was no problem."
there's 3 sides to every story lets put away our gavels and comment on the one presented.
Op I really dont see an issue if he kept assuring you that it's not a problem. The guy sees that you don't have a problem with spending, so he stuck out his hand around the first of the month. Slap him some skin.
Bx, BOT is like full time job. I really do have a hard time lurking. I'll stop by :)
You should come to AHOT too its not bad. Plus there's like 50 different ways to flip up the bird if someone pisses you off.
Posted by: jack slade at November 2, 2009 5:57 PM in response to Tenant Compensation?
Well, there are three sides to every story, and we are only hearing one... the whole enterprise is something op should've just said no to.....or at least told the tenant that he/she would not be liable for any inconvenience on the tenant's part and that the only way he would consider the upgrade would be to do it his/her way, complete with thermostatic rain element or whatever you call this kind of water wasting thingamabob. If I were the tenant, I'd think, ok, the landlord did what I asked, but he's a little nutty and goes overboard so I'll have to remember that in the future; if I were the landlord, I would have said NO in the first place, and now I'd give the tenant a choice: 1) cut the nonsense, 2) pay the cost of the rainforest system, 3) get ready to take showers at your friend's house for another two weeks while I put the old shower head back. Else move.
Posted by: raphael9 at November 2, 2009 6:03 PM in response to Tenant Compensation?
Were you discounted rent for your inconvenience? If not, that's too bad. Entitlement is not in the contract. A shower is. Even homeless people that check into shelters are "entitled" to a shower and a bed once signed in! Prisoners get shower...three hots, and a cot! What the hell! LOL.
This story is bogus. The landlord did this for his own benefit, it doesn't add up.
As I stated...my rent was DEDUCTED FOR MY SHOWER. Not discounted. I did not pay rent for 15 days, not questions...it was offered. That is business, not a favor or entitlement. And I had another shower, but that was not what I was paying for. I was paying for 2 showers, not one. You guys act like rent is a gift when you use words like "entitlement".
Plus, the whole story isn't being told here. What's missing...why was the shower replaced?
Posted by: cillmylandlord_again at November 2, 2009 6:04 PM in response to Tenant Compensation?
wow- I'm all for tenants rights and property is theft and whatever else, but the LL seems 110% in the clear on this one. The tenant wanted the shower, they knew how long it was going to take, they were okay with it...
...and then they started bitching afterwards? Sure, they can ask for free money, but I'd say no, and I probably wouldn't renew their lease at renewal time. Or at least jack their rent.
Posted by: bfarwell at November 2, 2009 7:11 PM in response to Tenant Compensation?
I guess people here see "rainshower shower head" and immediately assume the tenant is some sort of pathological problem person.
As I said, the whole story definitely isn't here. And the LL's story is full of holes. I already mentioned him going from showerhead to some complicated water system. He also fudged a bit on the timing as well. In the original post, OP said:
"I informed him of how the renovation would proceed, and he assured me that it was no problem, he could shower at his cousins or the gym and kept assuring me throughout the job that it was no problem. The plumber that I hired took longer than he first said he would (so what else is new??), so the tenant was without water for 1 day, and without a shower for 2 weeks."
Note that 2 weeks was not agreed to. "guesting" in fact uses a clever arguing technique here to imply the tenant agreed to two weeks, but he actually didn't. Instead he blames it on the plumber "The plumber that I hired took longer than he first said he would".
If "guesting" was being honest he would've said what was _agreed_ to up front, and how much the time overage was. But instead what he did was use a bunch of misleading and slippery language to describe the situation.
If that's how he acts posting on Brownstoner, how do you think he's interacting with his tenant? Completely on the up and up? Or is he using the same slippery approach in dealing with them.
bxgirl...glad you see showering at a friend's as not an inconvenience. I think, however, you are in the minority. This is a basic habitation issue...2 weeks with no way to shower or bathe means the apartment wasn't habitable.
Posted by: northridger at November 3, 2009 9:41 AM in response to Tenant Compensation?
OP, all of the facts in the first paragraph at 10:56 give you a pretty strong case. Would you settle for a vacancy renewal? She might, and it would seem a middle ground.
Posted by: altervoce at November 9, 2009 11:01 AM in response to Rent Stabilization Succession
There's a two year minimum residency requirement, so if you want to be rid of the tenant's girlfriend, you'd better find good lawyer now. If you do manage to take possession of the apartment, you should ask your lawyer what steps you need to take to remove the apartment from rent stabilization. The New York bar association may be able to provide a list of lawyers who specialize in landlord cases.
Posted by: bohuma at November 9, 2009 11:15 AM in response to Rent Stabilization Succession
Probably not. But hire a good and aggressive lawyer (E.g. Belkin Burden or someone else) and plan on spending $10k. It will be worth it.
Posted by: thwackamole1 at November 9, 2009 11:20 AM in response to Rent Stabilization Succession
quote:
The succession law is unfair
yes it is, because you paid less for your property. you knew the deal going in.
*rob*
Posted by: Butterfly at November 9, 2009 11:37 AM in response to Rent Stabilization Succession
OP- this woman has lived in your apartment for almost 2 years, seemingly has never given you a reason to kick her out. You knowingly allowed her to live there so its a little disingenuous to say you don't know her. Read the definitions of non-traditional family in the links vinca posted. What's your real issue? That you want to drastically raise the rent on this place (that's going to require you putting money into renovating it) and I do agree with rob at 11:37.
Posted by: bxgrl at November 9, 2009 12:03 PM in response to Rent Stabilization Succession
bxgrl,
"but in fact, you did. You obviously knew she was living in the apartment for nearly 2 years." Of course I knew. So what?
I didn't "allow" her, as you said, to live there. Once she moved in I had no choice, according to rent stabilization law.
There were other qualified people other than him who were interested in that apartment. Had he (and her) been honest with me about the girlfriend moving in with him, I may have given the apartment to one of the others.
Posted by: starfish1948 at November 9, 2009 7:05 PM in response to Rent Stabilization Succession