Help with dealing with abandoned townhouse up against our town house

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

slick

in General Discussion 8 years and 1 month ago

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jstancato

in General Discussion 8 years and 2 months ago

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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?

Arkady | 8 years and 2 months ago

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I can’t remember the exact terminology but there’s a city code that deals w/ demolition by lack of maintenance & there are protocols that demand immediate attention to the condition. Go to NYC.gov & search or phone 311 & maybe you’ll be directed to the right department.

resident2 | 8 years and 2 months ago

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Who is paying the Real Estate taxes? Where are the RE tax bills going to? Is the water & sewer still connected? There may well not be any mortgage… Before spending money on engineers etc. I would do a title search on the building next door to see who owns it, what is owed on it and where all the bills are going, only then can you work out a plan of action.

mozeeatupu | 8 years and 2 months ago

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Is your end game protecting your property or talking over the neighbors?

EJR | 8 years and 2 months ago

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agree with @resident2 that there is a good chance there’s no mortgage. Did you try search both ACRIS and the tax records to see what information you can glean? Rather than a foreclosure (not possible if the home is owned free and clear), I suppose you would need some sort of condemnation proceeding, though I don’t know what that entails and what relief it will get you.

jstancato

in General Discussion 8 years and 2 months ago

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Yes ultimately we’d love to acquire the property and build a multi family home on it. But our immediate issue is that we paid $20k to rip open our basement walls to try and find the source of the water leak in the boiler room (it’s not from the roof), and we discovered it can only be fixed from the property next door. And wherever this opening in the wall is, we suspect is also what’s causing the freezing air to blow into our walls/floors that froze our pipes last month. They’re both issues we can only fix from access to next door

yudashasom | 8 years and 2 months ago

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You should like some neighbor, Doug.

yudashasom | 8 years and 2 months ago

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You can fix whatever issues you’re having without taking someone’s property. I’m curious what your real motive is with all of this, like Mozeeat asked. Fix your problem and if you want to make the owner an offer, make them an offer but you’re not getting it for free like you seem to think.

jstancato

in General Discussion 8 years and 2 months ago

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I think you’re not understanding or I’m not explaining it correctly. The property according to public record was bought by a woman in 2008, the property has been abandoned since 2009. We paid a lawyer to do a title search but the title is still in her name, at least the lawyer I paid for a title search couldn’t find a bank attached to the deed/mortgage. However there doesn’t seem to be any way to contact this owner. A neighbor of mine claims they wanted to buy it years ago but it was seized by the feds years ago, however my lawyer tells me there would be public record of this if it were true, and he couldn’t seem to find any proof of this.

As stated, our initial concern is to have the obvious holes in the walls/whatever the true cause is fixed, which can only be done by gaining access to this property. It currently has a padlocked steel door where the front door once was, so without some sort of legal proceeding, I don’t know how to have our issues fixed.

Thus, our lawyer recommended hiring an engineer to write a complete report of the financial damage being caused to our property, but I’m sure the engineer will also say he needs access into that property to help make an accurate assessment. This is what I am asking help finding.

But also, obviously if our property is up against a vacant property, we would love to take it off the bank’s hands or whomever holds the title to it, if, we could finance it, I never meant to sound as if we wanted it for free or anything crazy like that.

daveinbedstuy | 8 years and 2 months ago

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I don’t understand “holes in the wall.” If there’s a hole through the wall into her property, just go through, remedy the issues and seal it up. Doesn’t seem you’re going to get any further with having her deal with it.

yudashasom | 8 years and 2 months ago

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If there’s holes in the wall, why can’t you seal them from your side?

resident2 | 8 years and 2 months ago

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If your lawyer did a full title search and found that there is no Bank, no mortgage and I hope he/she called for a RE TAX lien search? Where are the RE Tax bills being sent to and if they are being paid, then you know where to send notice. If the taxes are not being paid, then it will be foreclosed sooner rather than later. The City does is not as slow on collecting RE Taxes as they once where.

YahwehOrTheHighway | 8 years and 2 months ago

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looks like the owner is up to date on her RE taxes and lives in Sunset Park in another property she purchased around the same time as the one next door to you

jstancato

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I never disclosed my address or hers?

YahwehOrTheHighway | 8 years and 2 months ago

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

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.

jstancato

in General Discussion 8 years and 2 months ago

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I’m not familiar with 374 Pacific

ajkone | 8 years and 2 months ago

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

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.