3117 Broadway Owners Corp. Building Handbook June 2016

Transcription

1 3117 Broadway Owners Corp. Building Handbook June 2016 Last updated: 6/6/2016

2 Building Handbook Table of Contents Directory... 3 Rules and Regulations... 4 I. The Basics... 4 Building Key... 4 Bicycle Room... 4 Building Emergencies... 4 Building Safety & Security... 4 Common Areas... 5 Garbage/Recycling... 5 Gym Usage... 6 Pets... 7 Quiet Hours... 7 Carpeting... 8 Roof Access... 8 Radiators... 8 Storage Units... 8 Work Orders... 9 Air Conditioners Window Guards Smoke and Carbon Monoxide Detectors Real Estate Tax Refunds STAR & Senior Citizen Home Owner s Insurance II. Move In/ Move Out and Deliveries Moving Fee III. Alterations to Apartments Major Alteration Agreement Washer and Dryer Installation IV. Sublets and Roommates Sublets The Sublease Application to the Board Board Interview Monthly Sublet Fee Illegal sublets Roommates V. Selling Your Apartment Application to the Board Board Interview VI. Financing and Refinancing Other Information VII. Building Information ) Bulletin Board ) Laundry facilities ) Maintenance Defaults ) Special assessments ) Shareholder Repairs ) Vermin VIII. Communication from Shareholders IX. The Superintendent X. Repairs:

3 INTRODUCTION The purpose of this Handbook is to offer shareholders and occupants an easy reference guide to rules and regulations that govern 3117 Broadway Owners Corp. ( the Corporation ). This Building Handbook may be added to, amended or revoked at any time by resolution of the Board of Directors (the Board ). Any consent or approval given under this Building Handbook by the Corporation may be revoked at any time. Shareholders should refer to the Proprietary Lease and the Corporation s By-laws for additional information and terms that govern shareholders. In publishing this Building Handbook, the Board intends to balance both the needs of individual shareholders and the interests of the Corporation and its shareholders as a whole. If due to special circumstances a shareholder needs a specific exemption from one of the Corporation regulations, please contact the Board. The Board may levy fines for failure to abide by the rules and regulations that govern the Corporation as expressed in this Building Handbook, the Proprietary Lease and the By-laws. Some fines are detailed under the relevant section of this Building Handbook. In general, however, any damage, fines or other costs to the Building caused by the actions of a shareholder(s) will be charged to that shareholder(s) Directory Superintendent: Angel Morales Cell (646) superintendent3117@gmail.com Basement apartment, to the right as you exit the elevator Managing Agent: Iris Whitaker FirstService Residential 622 Third Avenue 14 th Floor New York, NY Telephone (718) Fax (646) /7 Customer Care Center: iris.whitaker@fsresidential.com Board Members: The Board of Directors of 3117 Broadway Owners Corporation is elected at the yearly shareholders meeting in June. The names and contact numbers (and/or addresses) for the directors are posted shortly thereafter on the lobby bulletin board. In addition, the Managing Agent distributes a memo following the annual shareholders meeting listing the names of the newly elected board. Board of Directors (through June 2016) board@3117.org Sam Fenster sam@samfenster.org Hayden Sakow haydensak@gmail.com Kate Kadoun Kate.Kadoun@gmail.com Sarah Farsad sfarsad@gmail.com Katherine Steere katherine.steere@gmail.com 3

4 Rules and Regulations I. The Basics Building Key 1) Keys to the building s front and service entrance door may be obtained from our Superintendent. A maximum of four (4) keys will be provided to each apartment. Any additional key requested thereafter will be provided at a cost of $25 per key. This cost will be applied to the shareholder s maintenance account, unless a check payable to 3117 Broadway Owners Corp. is provided at the time of receiving the key. 2) All shareholders and their tenants are strongly requested to provide the Corporation s Superintendent with a key to their apartment in case of emergency. If you or your tenant do not leave a key to your unit with the Superintendent and access to your apartment is necessary, you will be liable for the costs of gaining access to your apartment and removing or replacing any lock, as well as any damages or personal injury caused by any negligence or act or failure to act on your part. Please be assured that all keys will be stored in a safe lock box, in a secure location of the building, to which only the Managing Agent and Superintendent will have access. Bicycle Room You may store your bike in the basement bicycle rooms for $4 per bike per month ($2 for children bikes), space permitting, by contacting the Managing Agent. You will receive a decal for each paid bike. Place the decal on the front your bike(s). Decaled bikes are entitled to hanging and locking space in one of the rooms. Children s bikes are entitled to space on the floor. Any bike without a decal will be removed, after notification to all tenants gets no response. Owners will be fined $50 for storing unregistered bikes in the room, and $100 for repeat offenses. The Corporation reserves the right to limit the number of bicycles per apartment in order to accommodate as many tenants as possible and to terminate their bicycle space for non-compliance with any of the Corporation s rules. The Corporation shall have no liability for loss or destruction of a bicycle in the Bicycle Room. Building Emergencies In a building emergency, please call the Superintendent (see number on page 3). If there is no immediate response, call the Managing Agent. If the Managing Agent is not available, call the FirstService Residential 24-hour hotline at Building Safety & Security 1) Building security is the responsibility of every resident. Any suspicious activity should be reported at once to the Superintendent and/or the Managing Agent. In the event that you observe anything that might indicate a serious security breach (such as someone other than the Superintendent attempting to access an apartment without a key), report the activity at once to the police. 2) Do not hold the door for anyone you do not know. Do not prop or leave doors open and unattended. Do not buzz anyone in that you do not know. Please note that residents may not recognize you and may ask you to identify yourself before they let you in. Please understand that this precaution is for everyone s safety. Contractors are not permitted to prop open unattended doors. Please close doors to the Building if you see them propped open. 4

5 3) Do not obstruct the public halls and stairways of the Building or use them for any purpose other than ingress to and egress from the apartments in the Building. 4) Do not place anything on the fire escapes or window sills, nor obstruct them in any way. 5) The Corporation strongly suggests storing a spare key to your unit with the Superintendent. (See Apartment and Building Keys, page 3.) 6) The Corporation, and any contractors or workmen authorized by the Corporation, may enter any apartment at any reasonable hour of the day to determine if measures are necessary or desirable to control or exterminate any vermin, insects or other pests and for the purpose of taking such measures. 7) Messengers and trades people must use entrances designated by the Corporation. Common Areas 1) You must keep your apartment, including the windows, in a good state of preservation and cleanliness and may not sweep or throw, or permit to be swept or thrown, any dirt or other substances from the windows, doors or landings. 2) No public hall may be decorated or furnished by any owner or tenant without express permission from the Corporation. 3) Nothing may be hung or shaken from the doors, windows, terraces, fire escapes or balconies or placed upon the window sills of the Building. If noncompliance results in the issuance of a fine from a governmental agency, the responsible shareholder must pay the cost of that fine/violation. 4) No awnings or ventilators shall be used in or about the Building except with the prior written approval of the Corporation or the Managing Agent and installed in compliance with local safety regulations to protect the public. No owner or tenant shall permit any such device to leak, nor to make any noise which disturbs or interferes with the rights, comfort or convenience of any occupant of any other apartment. If the owner/tenant fails to keep the device in good order and repair, the Corporation may remove it and charge the cost of removal to the unit as additional maintenance. The device may not be replaced until the owner/tenant puts it in proper condition and then only with the further written consent of the Corporation. 5) No sign, notice, advertisement or illumination shall be inscribed or exposed on any door, window or other part of the building, except with the prior approval in writing of the Corporation. 6) No plantings may be installed on the fire escapes, window sills or roof. 7) No aerials or satellite dishes shall be attached to or hung from the exterior of the Building without the prior written approval of the Corporation or the Managing Agent. 8) No telephone or cable lines shall be drilled into the facade of the building without the prior written approval of the Corporation or the Managing Agent. 9) Children shall not play in the public halls, courts, stairways, fire escapes or elevators. 10) No private property shall be allowed to stand in the public halls, passageways, areas or courts of the Building. The Corporation reserves the right to remove such property and is not responsible for loss or theft. 11) No group tour or exhibition of any apartment or its contents shall be conducted, nor shall any auction sale be held in any apartment without notice to the Corporation or the Managing Agent. 12) Apartments are for residential use only. No business may be run from any apartment in the Building except as permitted by law and with the prior written approval of the Corporation or the Managing Agent. Garbage/Recycling 1) Garbage and refuse from the apartments must be disposed of in such manner as the Superintendent or the Managing Agent directs. New York City imposes heavy fines on those persons who do not comply with 5

6 regulations. Flatten all cardboard boxes and stack them in the recycling area in the basement or as otherwise directed by the Superintendent. Shareholders and tenants who do not comply with regulations will incur those New York City fines directly. The following fines, payable to 3117 Broadway Owners Corp., will also be levied: A. $50.00 for the first offense; and B $ for the second and/or additional offenses. 2) Large or bulk household garbage must be disposed of on Sunday nights and Tuesday nights only, and placed in the area of the basement designated by the Superintendent. If the Superintendent informs a shareholder or resident that the City Sanitation Department does not accept some such items, then the shareholder or resident is not permitted to leave the items in any of the building's common areas, and must make arrangements for disposal at his/her own cost. 3) Toilets and other water fixtures shall not be used for any purposes other than those for which they were constructed. No sweepings, rubbish, trash or any other article may be thrown into toilets or drains. The responsible shareholder must pay the cost of repairing any damage resulting from toilet or drain misuse. Gym Usage 1) Upon request, two gym keys are provided per apartment, and $10.00 per month is charged to the shareholder s maintenance account. By accepting a gym key, shareholders and tenants agree to adhere to gym use guidelines. Please contact the Managing Agent for the guidelines. The facilities are for use only by shareholders, tenants and their families. The facilities will be open daily between the hours of 6:00 am and 11:00 pm but may be closed at the discretion of the Superintendent or Board. 2) Minors are not allowed in the facilities unless accompanied by their authorized adult shareholder or tenant. 3) Proper attire is required. Closed toe, soft-soled shoes are required for entry into the facilities and for use of the equipment and weights. Bare chests are not allowed. The Corporation will not be held responsible for any belongings left at the gym and all unclaimed clothing will be removed. 4) The fitness center is for transient use only. The Corporation reserves the right to remove and discard personal items left overnight in the fitness center. If you inadvertently leave an article in the gym, contact the Superintendent. 5) Users agree to heed and follow directions outlined for the gym equipment issued by the Corporation. 6) Courtesy and cleanliness are expected. Equipment should be wiped clean and left in orderly condition. Weights should be returned to their storage positions. All garbage must be thrown in the trash. 7) During heavy use time periods, there is a 20-minute maximum for use on cardiovascular equipment (e.g., treadmills, stationary bicycle, elliptical cross trainer). 8) The Corporation reserves the right to suspend or revoke gym privileges at any time for failure to abide by these rules. Anyone using the gym must first sign a waiver, FITNESS CENTER INFORMED CONSENT FOR EXERCISE PROGRAM PARTICIPATION AND WAIVER OF CLAIMS, available at 3117.org/docs : 3117 Broadway Owners Corporation encourages you to undergo a thorough physical examination by your physician before you utilize the Corporation s Fitness Center facilities and the equipment made available there. You should follow any advice you may receive from your personal physician in using the Corporation s Fitness Center equipment. Should any pain, dizziness, or other adverse condition develop or 6

7 arise during your use of the facilities, you should stop use of the facility until you have consulted your physician. AGREEMENT AND RELEASE. I realize that any time one engages in physical activity, there are inherent dangers. I assume the risk of any and all injury or damage to me which may arise, directly or indirectly, in connection with my use of the Corporation s exercise facilities located in the basement of 3117 Broadway building ( the Co-op s Fitness Center ), and the services and equipment made available there, whether or not caused in whole or in part by any acts and/or omissions (including negligence) of the Corporation, its trustees, officers, employees, agents, and contractors. I hereby release and discharge the Corporation, its trustees, officers, employees, agents, and contractors, and agree to make no claim against them, and to hold them harmless from, any liability whatsoever in connection with my use of the Co-op s Fitness Center, or the services or equipment made available there. I understand that information given to me in connection with my use of the Co-op s Fitness Center facilities, services, or equipment is not a medical diagnosis or a statement about my health. I acknowledge that it is my own responsibility to decide when and how to use the Fitness Center, to exercise caution and my own judgment when I am using the Co-op s Fitness Center facilities, services, or equipment, and to forgo using the Fitness Center facilities, services, and equipment in appropriate circumstances. I recognize that personal assistance is not available at the Fitness Center and that use of the facilities, services, and equipment at the Fitness Center will not be supervised. I agree to abide by any rules and regulations that governmental authorities or the Corporation may establish now or in the future applicable to the Fitness Center facilities and the services and equipment located there. These rules include but are not limited to those listed in both the locker room and gym area. I understand that failure to abide by such rules and regulations may result in withdrawal of my privilege to use the Co-op s Fitness Center facilities, services, and equipment. The Corporation maintains and provides access to the facilities as a perquisite for the Corporation community only and retains the right to restrict access to (including the right to shut down) the facilities at any time and with no notice. Pets 1) No dog, bird or other animal shall be kept in the Building unless expressly permitted by the Corporation. Permission may be revoked by the Corporation at any time. 2) All dogs must be leashed in public portions of the Building. 3) No pigeons or other birds or animals shall be fed from the window sills, fire escapes, yard, court spaces or public portions of the building, or on the sidewalk or street adjacent to the Building. 4) Dogs are to be curbed only beyond the outer sidewalk gate to the building. Any shareholder whose pet (or tenant s pet) is observed violating this regulation will, on first offense, have an additional $50 added to his/her maintenance account. A second violation will result in a $150 extra assessment. For a third violation, the extra assessment will be $250. Any subsequent violation will result in revocation of the privilege to maintain a pet. Quiet Hours No one may make or permit any disturbing noises in the Building or do or permit anything that would interfere with the rights, comfort or convenience of other residents. You may not play musical instruments, radios, TVs or any other sound amplification systems before 8:00 am or after 11:00 pm if the sound shall disturb or annoy other occupants of the Building. 7

8 Carpeting Upon receipt of a complaint by the Managing Agent of a noise infraction affecting the apartment below, the floors of an apartment will be required to be covered with rugs or carpeting or equally effective noisereducing material over at least 80% of the floor area of each room excepting kitchens, pantries, bathrooms, closets and foyer. Roof Access There is no roof access except in an emergency. Roof maintenance is costly and unnecessary traffic on the roof increases that cost. The door to the roof is wired with an alarm. If the door is opened, the alarm will sound. Radiators 1) According to the terms of the Proprietary Lease and By-laws, each shareholder is responsible for the maintenance and upkeep of plumbing fixtures within his/her apartment. Any repairs necessary to stop leaking radiator valves, including damage caused to neighboring apartments, will be billed to the responsible apartment s maintenance account. The cost of such work will be disclosed to the responsible party prior to commencement of said work. 2) From time to time, residents in the Building may hear noise called pipe hammer. This usually occurs when water gets trapped in the radiator. You can ask the Superintendent to bleed the water out of the radiator. Your radiator shut off valves should either be fully on or fully off. Storage Units 1) Shareholders may license one or more storage units, located in the basement. The Corporation owns the rights to the units and the space inside, and may terminate any arrangement immediately upon notice to the storage user. The monthly fee for the storage units is either $50 or $55, depending on size. Shareholders may request a storage unit in a written, dated request to our Managing Agent, who will advise if a unit is available, or, if not, the shareholder s position on the waiting list. Units become available when shareholders relinquish them voluntarily, through a default, or through the sale of their apartment. Storage units do not automatically transfer to the buyer of an apartment. New shareholders must request a storage unit in accordance with the aforementioned procedures. The Board s goal is to provide one storage unit to all shareholders who request one. Therefore, shareholder requests for a second or additional unit will not be considered if shareholders without a unit are on the waiting list. Any permission to use more than one storage unit may be revoked by the Board to accommodate a requesting shareholder who does not have a unit. 2) You may only use a storage unit that you have rented. Because of fire code, any goods, furniture or supplies left outside the unit will be removed and reported to tenants. If no claim is made on an item, it will be disposed of or destroyed. 3) You may not store flammable substances (e.g., gasoline) or any corrosive or potentially harmful substances (e.g., acids, car batteries) in the storage units. Beyond that restriction, use common sense when putting items into the units. Do not store items that might attract bugs or rodents. You may NOT keep items on the outside top of your storage unit. Other areas of the basement (locked storage rooms, the gym, recycling and bicycle rooms) may not be used for temporary or permanent storage. The Superintendent may, at any time, remove any items left in other parts of the basement. 4) The Corporation shall have no liability for loss or destruction of any items in the storage units. 8

9 Work Orders Requests for maintenance in your apartment must be made to the Managing Agent or directly with the Superintendent. You may contact the superintendent/management via , phone and or in person. Another option for work orders, you may fill out the Work Order Form: 3117 BROADWAY, NEW YORK, NY SUPERINTENDENT S OFFICE Work Order Service Form Apartment #: Requested by: Repair Requested: Permission to enter? Y N Contact resident to make appointment? Y N Resident s phone # Date and Time: Rush job? Leak/Water Damage? Shareholder Chargeback? To Be Filled Out By Super: Work performed: Materials used: Job Completion Date: Signature of Supt.: Signature of Shareholder/Resident: 9

10 Requests for maintenance in your apartment and/or the common areas may be made in writing to the Superintendent. Work Order forms can be found next to the Superintendent s office door in the basement. Work Orders must be completely filled out for all routine work and placed in the work order slot in the Superintendent s office door. Work orders are used to schedule, track and dispatch work done within the Building. Work orders will be handled in the order received unless the work is an emergency. In the event of an emergency, contact the Superintendent directly, but after the emergency has been resolved a work order may be requested to document the work performed. Air Conditioners Air conditioners must be installed in compliance with local safety regulations to protect the public and are the sole responsibility of the shareholder. The Corporation reserves the right to ask the shareholder to remove or properly reinstall air conditioners at any time. Window Guards New York City law requires window guards protecting all windows in every apartment where a child younger than eleven years of age resides. The Cooperative will install window guards in all windows in the apartment. New York City also requires that residents complete an annual notice about window guards. Building staff delivers the notice to all apartments, and residents must fill in the notice and return it to the Superintendent/or Managing Agent. Smoke and Carbon Monoxide Detectors Each Apartment is required by law to have some detectors installed at all times. Once installed, residents are required to maintain the units. In addition, Local Law 7 of 2004 requires the installation of carbon monoxide detectors in all units. The carbon monoxide detectors must be installed within 15 feet of the primary entrance to each bedroom. Carbon Monoxide detectors are a shareholder s responsibility and may have installed by the superintendent and are subject to be charged back for the materials/labor. Real Estate Tax Refunds STAR & Senior Citizen Starting in 2004, the City of New York and New York State initiated a real estate tax rebate for eligible shareholders whose apartment is their primary residence. Shareholders must file a STAR exemption with the NYC Department of Taxation and Finance to receive this rebate. There is also an exemption for senior citizens. Shareholders should check the Department of Taxation and Finance to register. The property is block #1993, lot #23: tax.ny.gov/pit/property/propertyowners.htm Home Owner s Insurance Just as private homeowners need to maintain hazard and liability insurance coverage, so do Cooperative shareholders. Please bear in mind that the Cooperative Corporation, as administered by the Board of Directors in conjunction with management, are responsible to maintain the common areas (public halls, roof, sidewalk and walkways, etc.) and elements such as the central heating and electrical system, pipes that bring water, gas and electric to multiple apartments, etc. However, shareholders are responsible for the content of their apartments, meaning furniture, fixtures, appliances, pipes that serve the individual apartment exclusively, tile, etc. This is true even if a peril that is covered by the buildings insurance, such as a fire, caused the damage, the buildings insurance would not cover costs like painting, wall paper, floor covering, cabinets, etc. 10

11 Additionally, your individual policy may provide coverage for your portion of an assessment, necessitated by a major peril, such as a fire, if one were to occur, to re-build portions of the building as a result of such a calamity. Additionally, if a sink or tub within an apartment overflows and damages apartments below, the shareholder would be liable for that damage. In summary, an individual Cooperative Shareholder Insurance policy is approximately $250 to $350 per year, and clearly well worth the investment. Many Cooperatives, pursuant to their By-Laws, require such coverage, however please consider this recommendation in order to protect your important investment in your home. II. Move In/ Move Out and Deliveries To minimize inconvenience for residents and to protect the common areas from damage that can occur as the result of a move, please adhere to the following guidelines when moving in and out of the Building or receiving large deliveries (all of which are hereafter referred to as move ). The Superintendent is authorized and has been instructed to stop any moves that occur without following these procedures, including by contacting proper authorities. Penalties for noncompliance are explained below. Please contact the Managing Agent and Superintendent at least three working days in advance to coordinate your move. If necessary, the Superintendent will install elevator pads to protect the inside of the elevator, monitor activity on moving day and determine if damages have occurred as a result of a move. He will secure the time and prepare the elevator for you. If you have a special request related to your move, the Superintendent and/or Managing Agent may be able to accommodate it with some advance discussions and planning. Only professional moving companies are permitted to use the staircases to move personal belongings in or out of the Building. If a shareholder or occupant moves personal belongings, he/she agrees to hold harmless and free and/or to indemnify the Corporation and the Managing Agent for and against all injuries, losses, liabilities, judgments, damages, costs and expenses for the personal belongings being moved as well as legal fees and disbursements, that the shareholder or occupant may incur or suffer from. Should a resident or shareholder require an exception to the move in/move out policy, a written request must be made to the Managing Agent ( Iris.Whitaker@fsresidential.com) and exceptions will be considered on a case by case basis. 1) A move is any action that, in the judgment of management, clutters or obstructs public spaces with belongings, or makes heavy use of the elevator. Anyone who is not sure if what they plan is a move should ask management in advance. 2) A $450 move-in or move-out fee will be charged to the shareholder at the start or end of any sublease, unless it is a renewal with no change of tenants. The fee will also be charged to a tenant shareholder upon purchase or sale. The fee is charged whether or not a move takes place. It is not charged for a move on any other occasion. 3) Moves must follow the rules about time, manner, advance notice, insurance, and so on. As before, any move that doesn't follow those rules, whether it's a move-in/out or not, will incur a penalty to the shareholder of $250, or $500 for a repeat offense. Moving Fee As noted above, moves require a $ nonrefundable payment, due prior to the scheduled move. Any damage to the Building will be directly charged to the shareholder s maintenance account with written notice from the Managing Agent explaining the extent of the damage and the corresponding costs to repair such damage. 11

12 III. Alterations to Apartments All non-emergency construction and/or repair work, whether major or minor, may only be done between the hours of 8:30 a.m. and 4:30 p.m., Monday through Friday. Minor (cosmetic) work requires written permission from the Managing Agent and major (structural) work will require written permission from the Board and Managing Agent. Please contact the Managing Agent to get the Cooperative s Alteration Application, and use it to describe in writing the work to be performed. The Managing Agent will determine whether the work is major or minor and the appropriate procedures to be followed (see below). The Alteration Application must be approved by the Managing Agent before any work begins in the apartment. Please be courteous to your neighbors and inform them of the approximate start dates and/or duration of work scheduled for your apartment. Major Alteration Agreement The Board is very supportive of shareholders who wish to make improvements to their apartments. The concern with alterations, as with moving in and out of the Building, is to minimize inconvenience to others and to protect the Building against damage. To get the Board s permission, the Managing Agent will submit the details of work to be done. Written Permission You need the written permission of the Board or Managing Agent if you are planning to do any of the following: A. Use outside contractors; B. Modify the plumbing; C. Modify the electrical system; D. Make any structural changes; E. Change appliances and/or cabinets; F. Repaint, refinish floors, or perform installation work. Documents including, but not limited to, the following will be required for your alteration application: A. a signed copy of the Alteration Agreement, including a work plan and/or list of fixtures and appliances to be replaced B. Copies of all contracts with your contractor(s) and suppliers C. Work permits, if required by law D. From the contractor(s), a copy of a certificate of insurance in an amount appropriate to the work being performed, naming 3117 Broadway Owners Corp., the Managing Agent and the shareholder(s) as additional insured parties E. Copies of workman s compensation and employee liability insurance policies held by your contractor(s), if applicable F. A refundable deposit, totaling $1,000.00, made payable to 3117 Broadway Owners Corp. and to the Managing Agent, a nonrefundable check for $ for processing fees. G. Any other fees (payable to 3117 Broadway Owners Corporation) required by the Alteration Agreement, if applicable. You may proceed with major alterations only after you have received written permission from the Board and Managing Agent. The Board may approve your proposal as submitted, ask for clarification or changes, or deny permission at its sole discretion. The Board has the right to send the proposed plans to the Building s architect for review and ask that certain in-wall plumbing and electrical work be replaced as part of your renovation, if necessary to your project. All costs associated with the review shall be borne by the shareholder. It is acceptable to submit an incomplete proposal (at least the Alteration Agreement) instead of waiting until you have all the required documentation (for instance, if the insurance will follow later). 12

13 Washer and Dryer Installation If a shareholder desires to install a washer and/or dryer machine in the apartment, the following documentation must be submitted to the Board and Managing Agent for review and consideration of the installation request: 1) Copies of the plumber s and electrician s licenses and insurance certificates; 2) Specifications of the washer and dryer machines that the shareholder proposes to install only ventless electric dryers are permitted to be installed; 3) Floor plan showing the proposed location of the machines in the apartment; 4) Electrical load letter from the licensed electrician indicating that there is sufficient service to accommodate the installation; 5) Detail of the soundproofing (vibration isolation) that will be installed underneath the floor of the location where the machines will be placed (to protect the apartment below from noise); 6) Detail of the waterproofing that will be installed under the floor beneath the washing machine (to protect the apartment below from flooding); 7) Detail of the catch basin that will be installed with the washing machine to collect excess water drainage and ensure drainage into the building s waste pipe; 8) Detail of the electrically actuated shutoff valve that will be installed on the washing machine (e.g., Intelliflow) and connected to the hot and cold water supply; and 9) Confirmation that check valves are being installed. Board approval will be required before any installation of a washer and/or dryer machine is permitted to occur. IV. Sublets and Roommates Sublets The Board/Corporation wants to maintain a high resident-shareholder occupancy ratio in the Building. A primary reason is that mortgages are easier and less expensive to obtain for apartments in buildings with high residentshareholder occupancy levels. Policies that maintain high resident-shareholder occupancy levels enhance the value of each of our investments in the Building. Nevertheless, circumstances may require a shareholder to sublet his/her unit. The Corporation has developed the following policies and guidelines to balance the needs of individual shareholders with those of all shareholders: The Sublease: Subleases may be no longer than one year. There is no other restriction placed by the Board on the amount of rent a shareholder may charge or the form of lease that a shareholder may use. However, subleases must provide (in the body of the lease or a rider) that the subtenant is obligated to abide by the terms of the Corporation s Proprietary Lease and By-laws and this Building Handbook. The sublease must also state that it is subject to the approval of the Board. Please provide your subtenant with a copy of this Building Handbook and call specific attention to the section Move In, Move Out and Deliveries. Board approval of a sublet applies only to the particular subtenant(s) for the specific period of time covered by the approved sublease. At the end of that time the shareholder must apply and receive Board approval for an extension of time for the existing subtenant or for a new subtenant, resume occupancy of the apartment or leave the apartment vacant. Sublease renewals are $150 and go through the Managing Agent (FirstService Residential). Be sure that your mortgage allows a sublet. Some lending institutions do not permit the sublet of a mortgaged apartment. You must determine whether you need your bank s permission to sublet, and, if so, obtain that permission. Please state in writing that you either do not need, or have already obtained, any necessary lender approval. Application to the Board: Shareholders must apply to the Board in writing for permission to sublet. When you have found a prospective subtenant, please contact the Managing Agent for the Cooperative s Sublet Application. (Applications can be obtained online at fsresidential.com.) If you sign a sublease you must recognize that it is contingent upon the Board s approval. 13

14 Send the completed application to the Managing Agent, along with: A. $ check payable to 3117 Broadway Owners Corp. for the move-in fee; B. $ check payable to the Managing Agent as a processing fee; C. $50.00 per person fee for the credit check; D. A copy of the certificate of insurance covering the apartment; E. A copy of the sublease; and F. A statement that you either do not need, or have already obtained any necessary lender approval. Board Interview: Once the completed Sublet Application and accompanying documents have been submitted, the Managing Agent will advise if the Board wishes to proceed to interview the subtenant(s) or if the application was rejected. After the interview, the shareholder and subtenant will receive written notice of Board approval. We will try to act quickly, but please allow four (4) weeks for the Board approval process to be completed. Only after receiving Board approval may the approved subtenant set a move in date with the Superintendent. (See also Move In, Move Out and Deliveries, above.) Monthly Sublet Fee: Shareholders will pay an additional 10% per month above the maintenance while subletting an apartment and said fee will be billed to the maintenance account. Illegal sublets: Should illegal sublets occur, the following fines, payable to 3117 Broadway Owners Corporation will be incurred: A. $ fine for the first offense; B. $ fine for each further offense. In addition, the shareholder will incur all legal fees, termination of the sublease s lease and associated costs. Roommates If a resident-shareholder or tenant takes an additional roommate, contact the Managing Agent to obtain a Residency Information Form so the roommate can be registered as an occupant of the Building. This allows labeling of the mailbox and intercom, as well as permission to use services on the premises. See also Move In, Move Out and Deliveries, above. V. Selling Your Apartment In order to sell your apartment (transfer your shares in the Corporation) you must get consent from the Board. It is the Board s responsibility to make sure that new shareholders are financially capable of paying the monthly maintenance, that they are aware of the Corporation regulations and policies and are willing to abide by them, and that they intend to use the apartment as a residence only and will not abuse the quiet enjoyment of the other residents. The following is a brief summary of the procedures required by the Corporation for a transfer of shares, including obtaining Board approval of the prospective buyer. If you have any questions or would like more detailed information, please review your Proprietary Lease and/or contact the Managing Agent. This is not intended to be an exhaustive list of all the steps a shareholder must take to sell his/her apartment; please contact your lawyer about other steps that may be required by law. Application to the Board When you have found a buyer for your apartment and signed a contract of sale, the Managing Agent will provide you with the Cooperative s Purchase Application. Please ensure that the entire application is filled out correctly, and submit it to the Managing Agent along with: 14

15 A. A copy of the contract of sale; B. Copies of the buyer s last two U.S. Tax Returns; C. A bank commitment letter, if applicable; D. A letter from the buyer s employer stating his/her annual salary and that s/he is currently employed by that employer; E. Three letters of personal reference (from non-family members); F. A letter of reference from the buyer s previous landlord, if the buyer has rented an apartment within the last two years; G. $ check payable to 3117 Broadway Owners Corp. for the move-in fee; H. $ check payable to the Managing Agent as a processing fee; I. $50.00 per person fee for the credit check; J. The flip tax of one percent (1%) of the gross sale price, due at closing once the Board has approved the sale. If the buyer is financing his/her purchase, the Managing Agent will not accept the application package without a bank commitment letter. Board Interview Once the Managing Agent has received the entire application package, the Managing Agent will advise if the Board wishes to proceed to interview the purchaser(s) or if the application is rejected. After the interview, the seller and purchaser will receive written notice of Board approval. The Board will try to act quickly, but please allow four (4) weeks for the Board approval process to be completed. If approval is given, the parties can contact the Managing Agent to schedule a closing. See also Move In, Move Out and Deliveries, above. VI. Financing and Refinancing Shareholders who wish to finance or refinance a loan for the purchase of their shares must pay the Managing Agent a $250 fee to review the loan. 15

16 Other Information VII. Building Information 1) Bulletin Board The lobby bulletin board is used by the Board, the Managing Agent and the Superintendent to communicate information applicable or of interest to the shareholders and residents of the Building. 2) Laundry facilities are for the use of residents only. Users are responsible for cleanliness of the laundry room. No laundry machines are allowed in the apartments without the express consent of the Board. See also Washer and Dryer Installation, above. 3) Maintenance Defaults Maintenance is due on the first of every month. A bill is sent to you by the Managing Agent on a monthly basis to the mailing address you provide. Maintenance statements can also be viewed online at A late fee of $25.00 per month of the balance due will be charged if maintenance is not paid by the 10th of the month. The Corporation will refer all maintenance defaults for legal action once maintenance is ninety (90) days overdue. Pursuant to the Proprietary Lease, such legal action may include termination of the shareholder s Proprietary Lease and/or cancellation of the shareholder s shares in the Corporation. Your mortgage lender will also be notified of such default. Any costs of enforcing and/or pursuing arrears shall be the responsibility of the shareholder. 4) Special assessments Special assessments may be imposed by the Board at any time to pay for extraordinary items (e.g., capital improvements, building repairs, replenishment of reserves or, if necessary, operating shortfalls). As with maintenance, assessments are prorated according to share ownership and billed to the shareholder s maintenance account. 5) Shareholder Repairs As specified by the By-laws and Proprietary Lease, shareholders are responsible for the interior of their apartments, including the finishes of the interior walls and window frames, sashes and sills, floors and ceilings; maintenance and replacement of all exposed plumbing, gas and heating fixtures and equipment, sinks, cabinets, bowls and tubs as well as all appliances. For a more explicit definition of the shareholder s responsibility as to repairs, see Section 16B of the Proprietary Lease. Also see Superintendent, below. 6) Vermin New York City houses a large population of rats, mice, pigeons, cockroaches and bedbugs. Besides being unpleasant, they can spread disease and can affect your health. Please do not leave food out in your apartment and plug up holes through which vermin may enter. Please do not feed pigeons on your fire escape and/or window sill or in the courtyards. The Corporation has hired an exterminator to provide service to the Building twice a month. Residents can request an exterminator by putting their names on the designated list on the bulletin board or by notifying the Superintendent. VIII. Communication from Shareholders If you have suggestions or complaints, please share them with the appropriate persons (Board of Directors and Managing Agent). We take your concerns seriously. All complaints regarding the service of the Building must be made in writing to the Managing Agent. Serious complaints should be also be copied to the Board. We suggest you keep copies of all correspondence for your files. 16

17 IX. The Superintendent A portion of the maintenance that you pay every month goes toward the salary of our full-time resident Superintendent. The Superintendent is the only permanent employee of the Corporation. He reports to and is supervised by the Managing Agent. The Superintendent s working hours are from Monday to Friday between the hours of 8:30 AM and 4:30 PM, except weekends and holidays (New Year s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day). However, the superintendent is on call to respond to emergencies that may arise in the building 24 hours, 7 days a week. Superintendent responsibilities: A. Housekeeping, cleaning and maintaining the proper appearance of the exterior and interior of the Building (including garbage cans, light fixtures, and snow removal, etc.), all common areas and all work areas and machine rooms (e.g., boiler and meter rooms); B. Supervision of regular preventative maintenance on the boiler and the heat and hot water systems; C. Coordinating fuel deliveries and monitoring the electric meters; D. Maintaining the security and fire alarms and emergency lights; E. Updating and maintaining the intercom panel, building directory and mailboxes; F. Being on-call for emergencies 24 hours a day/7 days a week; G. Enforcing the Corporation s policies, such as move in/move out rules; H. Performing and/or supervising repairs in conjunction with service personnel; and I. Obtaining and securing all apartment keys for emergency use. It is customary in New York City for apartment residents to give the Superintendent a tip at end of year holidays and when he does something special for you. The Corporation encourages you to tip the Superintendent on these occasions, but whether you choose to do so and how much you give him is entirely up to you. The Corporation customarily gives the Superintendent a nominal holiday bonus as well. X. Repairs: The Superintendent will respond to the requests of all Building residents for maintenance. This includes, but is not limited to, faucet washers, fuses, light switches and other standard parts as specified by the By-laws and Proprietary Lease that are subject to wear and tear and require periodic replacement. In order to schedule non-emergency repairs, fill out a Work Order form, which is located outside the Superintendent s office. See also Work Orders, above. If the repair is the responsibility of the Corporation, the Superintendent will fix it or refer the situation to the Managing Agent for repair; the parts and supplies will be charged to the Corporation. If the repair is the responsibility of the individual shareholder, it is not part of the Superintendent s job and the shareholder must do the work him/herself or hire someone to do it. The shareholder may negotiate with the Superintendent to do the job for an independent fee, and the shareholder must pay for the needed parts and supplies. If the work remains undone and jeopardizes the welfare of other shareholder s property, the Corporation has the right to make repairs and bill back to the offending shareholder for the cost of the repairs. Please note that the shareholder is not required to hire the Superintendent. 17