Help with dealing with abandoned townhouse up against our town house

My wife and I bought a single family townhouse a year ago in Bushwick, part of the reason it was slightly more affordable was because we share a wall with a matching townhouse, that has been abandoned for 10 years. All documents online show a woman being the holder of the deed, but the house is causing massive issues to our boiler room, and also there seems to be a hole in the property next door large enough that caused our pipes to freeze this winter. Our normal lawyer couldn’t turn up any information on the owner of the property, aside from the fact that it’s still in this woman’s name, but no one can track her down, but for some reason it never went into foreclosure, even though it’s falling down and covered in graffiti. We have been advised to hire an engineer to write a formal report on exactly how much financial damage the property is causing, and file a claim in court, hopefully forcing the property into foreclosure, and in a dream world, we somehow buy the property from the bank. The engineer I was recommended is charging $5,000 – $8,000 to do this report, wh ich to be honest is more than I can afford. So I’m hoping to find a cheaper engineer, but also curious if anyone has been through the same experience in any way?

jstancato

in General Discussion 8 years and 2 months ago

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slick | 8 years and 1 month ago

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Very few adjoining houses would have sufficient insulation to suffice if the neighboring house is open to the elements.

damsispar

in General Discussion 8 years and 1 month ago

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I buy houses in bad to terrible condition regularly – happy to come take a look and give advice [no fee] Justin@CrownNY.com

greenworks | 8 years and 2 months ago

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Thanks!! I guess we’ve been lucky in that the houses we’ve had are insulated out the wazoo.

workisfun | 8 years and 2 months ago

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I imagine more than a few of us have uninsulated pipes along party walls. And perhaps no insulation in the wall either. That’s what I found when we opened walls a couple years ago. Therefore, with no heat next door, those party wall pipes would be more vulnerable than insulated pipes in insulated exposed walls.

greenworks | 8 years and 2 months ago

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I’m not sure if OP is still around but I’m confused about the the pipes freezing thing. If OP’s walls are intact and his pipes are insulated, how are the pipes able to freeze from a condition next door?

I’m probably dense on this one tho — am I missing anything?

cate | 8 years and 2 months ago

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ACRIS shows a bunch of suspicious sales of the house in 2007, followed by a lis pendens for a foreclosure mortgage in 2008, suggesting mortgage fraud and a straw buyer. A lis pendens for an unsafe building was also filed by New York City in 2008, followed by another in 2011. So it would seem the city is already suing the owner over building conditions. But also the owner may not exist. If there’s a water leak in your boiler room caused by a gushing pipe, you may be able to call the fire department to have them turn it off. If it’s not a pipe but rather is from water coming in from the outside via the neighboring property, you can call 311 and file a complaint about water coming from an abandoned building. Perhaps you can contact the city to find out the status of the unsafe building suit and contact the mortgage holder to find out the status of the foreclosure suit — or perhaps help hasten them. City records do show taxes have been paid – is it possible the mortgage holder is paying them as part of escrow? Each tax payment is under $300 except, interestingly, in 2014, a payment of 4,657.73 was made labeled “Housing-HPD/DEMO3 ERP Demolition3” – perhaps indicating the city is collecting a demolition fee ahead of time? The DOB file lists 20 complaints, including of live wires in the basement and leak issues into the basement of the house next door in 2014, and possible squatters in 2016. There is no record of the city filing a demolition permit.

murph | 8 years and 2 months ago

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Easy to cut water service line from street valve.

Guest User | 8 years and 2 months ago

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We have been through this same ordeal, living next to an abandoned house, but fortunately the extended family was located and ended up selling the property when the owner died. It’s been hell, but now the house has been sold and renovated. I strongly suggest you get a new lawyer. One who deals with this kind of problem, because after reading this and the comments, it seems like you need to get going especially if it is causing terrible damage to your property. Our insurance co were extremely unhelpful and basically told us to sell, when we called them to come and help us deal with a huge pipe that was leaking into our parlor wall from the derelict house next door. A good lawyer will help you find and place a lien on the property and get things moving. After 3 months we ended up paying for a plumber to go in and replace the broken main pipe and never got the money back from the family. It’s just par for the course in this neighborhood. A lot of the old timers just don’t fix their houses and then expect the new neighbors to foot the bills, for tree trimming and all kinds o f stuff. We were always happy to help them, because at the end of the day its our street too and you have to give a little…Don’t go see this woman, get a new lawyer and deal with it that way. Good luck.

greenworks | 8 years and 2 months ago

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And ps I don’t mean to sound like a jerk by saying that about your home – but our friends in flips have had a ton of problems and it may be worth investigating the work done on your own home as well as the other house.

greenworks | 8 years and 2 months ago

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Omg I didn’t realize you bought that house OP! We looked at it too and passed it by partially bc of the vacant house next door you’re now complaining of.

It’s a flip too and the workmanship didn’t seem that great either. Sure the issues you’re having aren’t related to the remodel? We have a few friends in flips as well and they all got frozen pipes this recent cold spell bc the investor didn’t insulate properly.

atirah | 8 years and 2 months ago

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Also your normal lawyer is incompetent if he couldn’t figure this out himself.

atirah | 8 years and 2 months ago

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It’s Sharon E. Lewis at 255 50th Street per public records. Why not just knock on her door and let her know about the issues, try and resolve this amicably? You know, before resorting to expensive/lengthy/uncertain legal proceedings.

jstancato

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Sharon Lee is the name listed through all of our searching.

jstancato

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I’m honestly not sure we’re talking about the same property or owner.

murph | 8 years and 2 months ago

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Horton: I think Yahwey gave you enough info to act on, get moving.

You can put a lien on her Sunset Park property if you have to. Let’s see if you are serious about protecting your property.

ajkone | 8 years and 2 months ago

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The name of the Supreme Court case is Carroll v. Marlow.

jstancato

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I’m not familiar with 374 Pacific

ajkone | 8 years and 2 months ago

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I have been there. At 374 Pacific Street. The neighbors on both sides sued for negligence, nuisance and trespass (water coming through the party walls.) We won a sizable judgment including punitive damages, and the Sheriff auctioned off the property to satisfy the judgment. The buyer renovated–nice job. I represented the plaintiffs and was a long slog
But we won.
If you want to sue, you’ll find the owner. Its not that difficult.

YahwehOrTheHighway | 8 years and 2 months ago

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took about 30 secs to find on acris , google and DOFinance