How to deal with unresponsive developer

A developer has purchased the property next to mine. We’ve engaged a lawyer to represent us and have a team of engineers and architects etc. my question is, what are my options in terms of dealing with an uncommunicative developer and his team? I bumped into the construction manager for the developer the other day and he told me they plan to start demo in about two weeks. My lawyer and the engineer have reached out to them. No response. We hoped to have some kind of licensing agreement or party wall agreement in place but the developer isn’t engaging our team at all. Some aolid advice would be much appreciated.

prop351

in General Discussion 10 years ago

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slopefarm | 10 years ago

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To all of the above, I would add that if there are specific preexisting conditions you want them to be aware of, you should communicate that in writing ASAP. Perhaps their building leans on yours or vice versa. You may want to engage someone just to document existing conditions if you have specific concerns. Otherwise, take pictures now and then keep an eye on things and take good contemporaneous notes of significant developments and communications you have with owner/contractor/architect etc. .

prop351 | 10 years ago

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ccprospect–thanks the info! Their building plans were approved a few months ago. I don’t know what permits they’ve obtained. Hence the engineer is pulling all the plans and permits they can. I don’t understand the entire process at all. I imagine the licensing agreement negotiation could take some time, depending on both parties. I’m concerned se eloped hasn’t reached out to start that process yet, assuming he’s going to play by the books. My research on this developer hasn’t brought up very good things. Hence, I’m trying to be proctor. Thanks to all for your thoughts!

ccprospect | 10 years ago

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Prop351, I’m in the middle of this situation myself. The demo company should send you a certified form letter informing you that a demo is about to take place 10 days before the work begins. But you already know that, right? Do check online to make sure they have their permit before they start. The DOB responds swiftly to reports that a demo is taking place, and they leave swiftly if everything is in order, according to their rules.

However, before they can get a permit to build, they will have to have a licensing agreement with you, per DOB rules as of 2015. If they haven’t reached out to you yet, they are probably not very far along in the process of applying for their building permit.

shahnandersen

in General Discussion 10 years ago

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This is a question for someone who knows the DOB regulations and inspection procedures. Your engineer or lawyer for instance. Just continue to check if a demo permit has been issued. But I do believe that the DOB (via 311) will act quickly if demolition is taking place without a permit.

prop351 | 10 years ago

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bobjbkln—you seem to have a sense of the situation I’m in. It is a tear down situation and new building going up is huge. Wondering if there are any other options besides 311. I don’t know how quick they’ll respond if the developer starts work without having sent a notication to us?

CarmenR | 10 years ago

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Yes, they are supposed to send a letter via certified mail to neighbors on both sides at least 10 days before starting work. That letter only needs to notify neighbors of work and doesn’t need to ask permission for anything. My point is that if this is not a new building there may be no reason beyond that single letter that the developer needs to communicate with this homeowner .

shahnandersen

in General Discussion 10 years ago

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@CarmenR, I am not a lawyer or an engineer, but I believe that one of the requirements for getting a demolition permit is proof that you have sent a Certified letter to the adjacent property owners. Also, they would need a licensing agreement if the DOB requires that they put protection on the OP’s roof or install a shed in the OP’s front or rear yard. And if the demolition and related excavation goes below the OP’s foundation, they will have to underpin.

@prop351 They cannot legally start without a posted demolition permit. If they do so without a permit, call 311 immediately. DOB will issue a Stop Work Order.

CarmenR | 10 years ago

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OP why do you think he needs to underpin? Why would he need a licensing agreement? Legally he is supposed to send you a certified letter prior to beginning work although I dont know how actionable it is if he misses this step.

prop351 | 10 years ago

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bobjbkln—yes, they are tearing down a building and will likely need to underpin. what you replied has been my impression as well, like sending myself and the neighbor to the other side of this lot a letter. I see that hand demolition has been approved but no permit issued. The reasons you mentioned are also why I thought the developer would communicate with us and that hasn’t happened. Yes he would need a licensing agreement it seems. What do you recommend we do if he doesn’t reach out or return my lawyer’s calls? Could he just show up and start work with his crew?

shahnandersen

in General Discussion 10 years ago

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You said they plan to start demo in two weeks. Do you mean that they intend to do a tear down? If so, I’m pretty sure that they have to send you a certified letter with a start date in order to get their demolition permit. They also have to protect people in your front and rear yard, which probably would require a construction shed on your property which would require a license agreement with you. What does your lawyer say?

CarmenR | 10 years ago

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You don’t really need this giant staff of people at this point. You can monitor the DOB yourself to ensure that permits are pulled. Have the structural engineer on standby in case you need them, which you really don’t at this point. If they’re doing a standard renovation without digging they likely don’t need your permission for anything. And please, in the interest of being neighborly, don’t get all 311-happy. When work starts, if there are things that concern you walk over there and speak to someone. Even if this is a developer, they can surely find ways to make your life unpleasant if you’re the first to cast a stone (such as working very early in the morning, getting a AHV and working weekends, etc.)

daveinbedstuy | 10 years ago

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It’s good to be proactive especially if things start to go wrong but really, so far, they have done nothing wrong and are probably considering you to be the problem. Have your engineer monitor for problems and your architect make sure their permits are correct. The biggest issue will be when they start excavating and that’s when you want to nip any problem in the bud but until then, if there are no problems, you have no cause of action

concord | 10 years ago

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    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I don’t believe they have to speak to you but it would be wise for them to do so. They just have to comply with laws and regulations. They might feel that you are being too agressive hiring a ‘team’ of engineers and lawyers, why? Their insurance poicy should cover adjacent property owner (get from DOB). Monitor DOB site for permits, etc. save money sent to me instead of your team. Good luck and hope things improve…

CarmenR | 10 years ago

string(1) "1"
object(WP_User)#141244 (8) {
  ["data"]=>
  object(stdClass)#141245 (12) {
    ["ID"]=>
    string(5) "76710"
    ["user_login"]=>
    string(7) "CarmenR"
    ["user_pass"]=>
    string(34) "$P$BzHMZfQVzm/ERejsSfVg/POhnj4ZkX0"
    ["user_nicename"]=>
    string(7) "carmenr"
    ["user_email"]=>
    string(23) "dayglosoright@gmail.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2017-08-10 14:30:53"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "Suzzeeque"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(76710)
  ["caps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Do they legally have to speak with you about something?