dangerous apartment?

4 months ago we moved into the lower duplex of a two family house in bed stuy for a year while the house we purchased (in PLG) is gut renovated. Since moving in, it’s been nothing but trouble and the owner is very, very hesitant to fix anything. it seems like he is in over his head and can’t really afford to manage the house properly. to be honest the apt (which was gut renovated) seems highly unstable…anytime someone comes to fix an issue they mention that the house is not to code and various things were not done correctly.

We have considered leaving as we have a child and don’t really feel comfortable here….but the owner has made it clear we can’t break the lease (this was not an official conversation, but rather the implication gathered at lease signing). We paid a hefty brokers fee too.

I did a little research and discovered that there is no CofO as the permits were never closed out. And one is needed as its an Alt-1 renovation converting the space from a 1 family to 2 family (the house is “done” and functions fully as a 2 family at this time) but DOB and HPD say 1 family still.

this makes me even more nervous because now i know nothing was ever signed off on and could be dangerous. do i have any rights here to get out of the lease??? I keep seeing online that without a CofO my lease is invalid….what does this actually mean though?

veebee

in General Discussion 6 years and 1 month ago

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broker | 6 years ago

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Ask your architect for your PLG house if the permits are still active or have elapsed. It may be the Landlord’s architect has not filed the final inspection sign-offs. I wouldn’t make assumptions w/out getting more information. If elapsed- the current owner will need to either refile and/or pay to reinstate the permits. Either way it needs to be inspected & pass for the C/O to be issued. Meaning $$$. Your architect should be able to fill in some of the blanks. Per not paying – get an attorney to advise you “after” learning more from your PLG architect.

cate | 6 years ago

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Oh yes whoops you are right a C of O is needed in this case because it’s being converted from a one-family to a two-family.

veebee

in General Discussion 6 years ago

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@cate in this case a C of O is necessary as the permits were for an Alt-1 renovation which triggers the need for a new C of O. The only way you do NOT need one is if the use/occupancy of the home has not changed from the original use and the house was built before 1938. Otherwise it’s illegal to rent or live in. Definitely not withholding rent regardless, as I mentioned above. If there is not C of O then the lease is invalid.

cate | 6 years ago

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Many buildings in Brooklyn have no C of O and they are perfectly legal to live in and rent out, regardless of whether they were renovated and the permits were closed out. A new building, however, needs at least a temporary C of O before occupancy is legal. As for withholding rent or doing anything that would land you in housing court, be careful because even if you win the case, you may find it difficult to rent again.

helen40

in General Discussion 6 years ago

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Just one word of warning. You cant just “stop paying rent.”

@curiositykilledthecat seems to have a very reasonable sequence of actions to follow. If you can get this done before 11/1, great, but that seems a high bar to reach given that it would require you to move out and find a new place in a bit more than a week. You can put the rent into an escrow account (which might require getting a lawyer involved), but by non-payment, you are technically in violation of the lease.

One point. The lack of a C of O in and of itself does not disqualify an apartment from being rented in a 2 family. Before our renovation, our house did not have a C of O, but was (per DOB) a legal 2 family. Two different things. But if in this case its not listed as a 2 family, it doesn’t seem to be a legal rental unit.

Good luck.

veebee

in General Discussion 6 years ago

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Thanks everyone. in regards to the contractors, it isn’t anything suspect. its plumbers saying the pipes are done incorrect (from what they can see, after fixing a leak)…its roofers saying things are not structurally sound and noticing visible things that are not to code, etc.

I’m not overly interested in running the landlord into the ground by not paying rent. I’m probably going to go directly to him and be upfront first and get out of the lease and move on. I just want to be sure of my rights before I do that, so I have all my ducks in a row. If I know for certain that I have the upperhand…that he can’t legally collect rent from me, and that my lease is technically invalid, I have the right to walk away easily.

stevecym | 6 years ago

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and now this from a contractor:

the contractors he is sending over are suspect. how do they know things are not to code? (i mean how do we see that without opening walls and looking at plumbing and electric?) or were they the contractors who did the original work for the landlord and did they follow his direction to cut corners? in other words they are complicit in his wrong doing?

here is another way to protect yourself and your family: if he sends any contractors over, ask them for a certificate of insurance before you will let them in. better still, call the land lord and tell him you wish to be listed as additionally insured on the insurance policy and if that cannot be done you do not want them on the site.

if you think that i am implying that shoddy landlords and shoddy contractors work together, that is exactly what i am saying.

curiositykilledthecat | 6 years ago

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Clarify what your goals are and proceed accordingly. It sounds like your priorities are to move out swiftly and to recoup your broker fee.

If I understand your priorities correctly, I suggest (1) you have a direct, heart-to-heart with your landlords. Describe your concerns and that you don’t wish to enter a prolonged legal battle (which, based on your description, they would be on the losing end of); be clear that you are asking to break your lease without penalty effective X date. Presuming they agree, draft up a simple document for them to sign, allowing you out of your lease.

Once (1) is done, then deal with (2). Reach out directly to the broker with your concerns and demand your fee back. Involve their manager, firm owner, etc, as needed.

If you are up for it, once you’ve gotten 1 + 2 achieved, you can try to make the world better by reporting the landlord and/or the broker to the various authorities (many described in this thread).

This all said , because you haven’t been specific about your concerns, it’s entirely possible that you needn’t do any of this. The lack of a CofO and closed out permits doesn’t necessarily mean the apartment is unsafe….

broker | 6 years ago

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File a complaint per the Broker with the State. They hold brokers responsible for knowing about whether or not the C/O is legal. I would also have a chat with their Manager. Knowing the State can and will come in will likely facilitate your getting the fee resolved. Per the other….You can bring in 311 which will bring in the BOD. Know that if the building is declared uninhabitable that means you’ll need to move out right away. If it’s as bad as you say it is – there will be multiple inspectors. I’d have a place to move to before the inspectors descend.

Arkady | 6 years ago

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I’d also document the things that fall short of code – use pix of whatever it is, get those other contractors to write notes about them, etc.

resident2 | 6 years and 1 month ago

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Get your fee back from the Broker; they were being paid a fee to get you a legal apartment. If you have to take them to small claims Court( up to $5,000 I think?) It is a simple case. But if the Broker does not want to honor the situation; then file a complaint with the Department of State (Licensing Authority) The Broker can & should check the DOB web site, just as you have to see if the apartment is legal.
Write to your Landlord that you are not comfortable with all the maintenance & repair issues and that you will be looking for somewhere else to move your family. Stop paying the rent.

Guest User | 6 years and 1 month ago

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Your rights are clear: your landlord has no legal right to rent to you or collect rent from you. You can make big trouble in their little world should you choose to do so. Stop paying rent immediately. You may even have a legal opportunity to get your fee back if the broker knew and still rented, but not sure about that.

You have a child – safety first! Get out before anything bad happens. My two cents.