CoopAndCondo.com - Addressing the realities of Residential Real Estate

Have You Hugged Your Contractor Today?

       
Have You Hugged Your Contractor Today?

What to Expect When You Renovate Your Apartment

Anyone who has renovated an apartment in Manhattan knows that two words should be deleted from an apartment owner’s lexicon: “fast” and “inexpensive”. The process of finding an architect and contractor, then obtaining the approvals of the co-op or condo, managing agent and New York City Department of Buildings, can be a daunting experience. Once a project starts, there are the inevitable “change orders” or other issues that drive the cost of the project higher and lenghten the time frame for completing the job.

Things Start to Go Wrong

Over the years, I've been involved in situations where contractors did not finish the job, finished the job late or didn't do the job as specified. When a problem does arise, the apartment owner is usually too far into the renovation process to change partners. Let's say that you have a $250,000.00 project. You make a down payment of $50,000.00, then 6 weeks into the project you pay an additional $25,000.00. Shortly thereafter, you start experiencing delays and you discover that a key aspect part of the job was done incorrectly (e.g., the tile selected and installed in your bathroom is not what was promised). What do you do? You have invested $75,000.00. and you are now unhappy with the person that you had great hopes for 2 months ago. The truth of the matter is, there is little that you can do other than to cajole your contractor into finishing the project. In almost all situations, hiring someone else to finish the project (if you could find someone) would be too expensive because of the investment you've already made. Litigation is almost never an acceptable option because lawsuits take an incredibly long time and legal costs can exceed the renovation budget.

Working with an Architect

The complexity of a project often requires an architect to work on design or construction challenges. Once the design is completed, an architect may also be retained to supervise the contractor's work and to approve payments to the contractor as the job moves forward. Executing a design can be quite subjective and architects and their clients are not always on the same page. Some architects are great at design and not very good at administration of the contractor's work. Due diligence before hiring an architect is your best hedge against unsatisfactory work once the project gets started.

Beware of the Change Order

Understanding the scope of work for your architect or contractor before the job starts is the best way to keep costs under control. Most projects get modified, to some extent, once things get started. That being said, tight control on change orders is the best way to keep the project on budget. Clearly spelling out the architect or contractor's responsibilities in the construction documents is essential to keeping costs under control.

The Department of Consumer Affairs May Help

If you are disasatisfied with the services rendered, perhaps you can file a complaint with the Department of Consumer Affairs and apply for a recovery of up to $15,000 from the "Home Improvement Contractor Trust Fund." The truth is, when you get to Department of Consumer Affairs, you're usually in big trouble with a contractor. You can file a complaint against your contractor and the Department of Consumer Affairs will help mediate the dispute. The ultimate result, however, may be costly in dollars and time. And that's when you're dealing with a licensed contractor. At least as a starting point, visit the website of the Department of Consumer Affairs:

 http://www.ci.nyc.ny.us/html/dca/html/initiatives/contractors.shtml.

Hopefully, no complaints have been made against your contractor. In almost all situations that I've come across, the homeowner is more interested in getting the work completed than in getting his or her money back.

A Checklist for Working with an Architect or Contractor

Here are a few suggestions to ease the pain when retaining professionals to work on the renovation of your apartment:

  • Bring your professionals into the project as soon as possible. If you are planning a major renovation, make sure that your proposed plan will be acceptable to the co-op or condo Board where you will reside.

  • Review the “Alteration Agreement” that is obtainable from the managing agent to understand your obligations to your co-op or condo, including any limitations on the time frame in which the project must be completed as well as daily work restrictions. The alteration agreement will also spell out the requirements for your contractor and the fees and deposits required before the project can get started.

  • If you are working with an architect, he or she may recommend a particular contractor that he or she has worked with before. Make sure that the bid from the contractor has been vetted against the bids from other contractors, so you are comfortable that the proposal from the contractor recommended by the architect is reasonable under the circumstances. Once you commit to an architect, it probably makes sense to use the contractor he or she has worked with in the past. That being said, double checking all estimates is required. 

  • Know who you're dealing with. Look at other completed jobs. Talk with other clients of both the architect and contractor. Find out how busy your professionals are and the size of other projects they are working on or have recently completed. If someone tells you he or she is too busy to take on the job, be forewarned…they probably are.

  • If you are not using an architect and will be finding the contractor on your own, your contractor will be wearing two hats: assisting you with the design issues and carrying out the actual nuts and bolts of the renovations. Without an architect, the apartment owner is responsible for signing off on the contractor’s work as each portion of the job is completed. If you are experienced with renovations, or if the size of the job is small, proceeding without an architect may work out just fine. If you are clueless about the technical aspects of the renovation, having an architect involved in the process to administer the contractor portion of the job can be invaluable, and in many cases, is a necessity.

  • The size of your project may require you to work with an architect. Architects have two main functions: designing the project, that is, bringing your design goals to life on architectural plans, and administrating of the work of the contractor. Architects can be good at both phases, and sometimes, better at one or the other. Each phase is equally important to the success of the project.

  • In all cases, written agreements with both the architect and the contractor are required, that clearly spell each party’s obligations, including all costs and the schedule for completing the job. If the architect or contractor prefers not to use the “AIA” form of owner-architect agreement or the owner-contractor agreement (in which the architect will approve payments to the contractor), take that as a “red flag”. The standard AIA documents, with some amendments, are the best documents to use when an apartment owner is undertaking a major project.

  • Check with the Department of Consumer Affairs to determine if your contractor is licensed and to see if there are any complaints against your contractor.

  • Try your best to get late completion penalties and a sufficient “holdback” on the final payment due the contractor until all punch-list items are completed at the end of the job. This is your best chance at getting the contractor to complete the job as promised. Contractors will resist late completion penalties and a significant holdback as contractors always complain that their customers try to walk away when the job is completed and refuse to pay the last percentage that is outstanding. In some cases, that is true and a contractor is right to be concerned about final payment. Most contractors, however, know the drill and expect the apartment owner to ask for completion protections. In most cases, something is worked out to protect the apartment owner from the contractor going off the reservation.

  • Once you get beyond refinishing the floors and painting, in most cases, it is essential that an attorney review the contruction documents before you go ahead with either the architect or contractor. These documents can be quite technical. What's included and what's excluded in the project often comes as a surprise and may result in additional costs. 

If a Dispute Does Arise

When a dispute does arise, particularly with the contractor, the apartment owner is at a disadvantage. Yes, a contractor could be forced to sue over a small balance that the homeowner refuses to pay, but the contractor can file a “mechanic’s lien” that can force the apartment owner to commence an action to get the lien removed. If an apartment owner ignores the lien, problems can arise at unexpected times down the road, when the apartment owner wants to sell the apartment or refinance a loan. If the lien is still present, the contractor will be in a superior bargaining position, as the lien will have to be removed in order for the apartment to be sold or for the loan refinancing to be completed. If the contractor commences a lawsuit to recover the balance that is owed, the homeowner often finds that he or she is putting good money after bad. In many cases, the litigation can cost more than the balance owing to the contractor.

A Word About Managing Agents and Your Building's Architect

Co-ops and condos have set procedures for apartment renovations that can slow the process down to a crawl and add additional expense. Most buildings require plans to be reviewed and approved by the co-op or condo's architect. The building architect often has comments on the plans and an apartment owner can be forced to make unwanted changes in order to get his or her renovation project approved by the managing agent, as agent for the co-op or condo. Hiring professionals who understand the process and who know the building's architect can go along way to expediting your submission and getting your plans approved.

Residential Reality: Measure Twice, Cut Once

Apartment renovations require significant advance planning and thorough vetting of both the architect and the contractor. The effort expended at the beginning in selecting the right folks to work with will pay dividends when a problem arises and you have confidence that the professionals you have retained will have your best interests in mind in finding a creative solution. As I once heard Denzel Washington say, “Stay ready, so you don’t have to get ready”.

If you don't ask, you don't get...

Asked and Answered

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I don’t smoke, but the smell of smoke is wafting into my apartment from my neighbor. Is there anything that can be done to remedy this condition?

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I’m selling my co-op tomorrow and my bank attorney has not yet received the stock certificate and proprietary lease from my bank. Will the closing have to be adjourned?

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The seller has indicated that there was a leak in the bathroom from the apartment above that has been repaired in all respects? Can I rely on seller’s representation to that effect in the contact?

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Can I insist on closing on the date stated in the contract?

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The commitment letter included a condition that my loan was subject to a “second review” by the investor to whom the loan will be sold. Has my commitment letter been issued?

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Can I purchase my co-op in the name of a trust?

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Can I allow the seller to remain in possession after closing?

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There’s a repair needed in the apartment that the Seller promises to remedy after the closing. Is that a good idea?

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Do I care who the bank attorneys are?

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Do I have to go to the closing?

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One of the conditions in my loan commitment states that the monthly maintenance cannot increase by more than five percent? Is that a problem?

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Can I have a roommate after I purchase my co-op apartment?

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Can I undertake renovations before the Closing?

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Do I need a home owner’s insurance policy for my apartment at the time of my closing?

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Should I let the broker do the walk through?

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Once I get a loan commitment, is my loan approved?

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When it comes to purchasing an apartment, what exactly is due diligence?

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Do I have to let the maintenance people in to fix a building system?

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Does my dog have to be interviewed by the Board?

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Is buying an apartment in a small building a good idea or a bad idea?

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Can I fudge on my numbers in my financial package to the Board?

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Should I use a mortgage broker or should I go direct to a bank?

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Should I have the apartment inspected before I sign the contract?

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Do I Really Have to Give the Board My Tax Returns?

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I am purchasing an apartment with extensive landscaping on the terrace. Can the co-op or condo make me remove landscaping that was existing at the time of my purchase?

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I have an opportunity to buy a garage space, but the sponsor is calling the arrangement a “license” rather than a “purchase”. Does that matter?

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We are considering an apartment that will require us to move the bathroom to another location in the apartment. Is such a move possible?

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The seller’s bank can’t locate the stock and lease for the co-op closing. Can we still close?

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The broker told me that I can adjourn the closing for 30 days? Is that correct?

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The Offering Plan for my condo indicates that the apartment has a “lot line” window. Is that a problem?

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My dog bit someone in the lobby and I have been notified that if it happens again, my dog will have to go. Does the Board have the power to restrict me from having a pet?

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There is an unobstructed view from the apartment I am considering, but there is a vacant lot directly in front of that side of the building. Is that reason for concern?

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The Managing Agent called and it looks like my finances will not be sufficient to get Board approval. Is there anything I can do?

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The managing agent has had our application to purchase a cooperative apartment for three weeks and nothing has happened. Is there anything we can do to move things forward?

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We are considering an apartment in a co-op where the sponsor still owns units. Is that a problem?

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The seller’s apartment presently has a storage unit. Does the storage unit transfer with the apartment?

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We’re closing in three weeks, but our lease is up next week. Can we move in before the closing?

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I just did the walk through on the purchase of a sponsor unit and we have an extensive punch list. Will the punch list be completed by the time of closing?

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I’m buying an apartment from a sponsor and the Offering Plan requires me to pay the sponsor’s transfer taxes and attorneys fees. Do I have to?

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The purchase price of my apartment is over $1,000,000.00. Is the transaction subject to the “mansion tax"?

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I’m selling my apartment, but I’m not a resident of New York State. Are there any special closing costs?

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We did the walk through and the apartment was filthy. The contract required the apartment to be “broom clean”. Can we complain at the closing?

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I have to sell my apartment in order to afford the new one I’d like to buy. Can the contract be contingent on the sale of my existing apartment?

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I’m a famous person (no, I really am) and I really don’t want my financial information given to eight strangers on a co-op Board. Is there a way to avoid that?

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I’m the executor of the estate of a deceased shareholder. Do I have to go to the closing?

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I just graduated law school and have a job with a large law firm. I have a significant salary, but no liquidity or significant assets. Will I be able to buy a co-op?

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The listing indicates that the apartment has “roof rights”. How can I be sure?

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When buying a condo, is it worth the time and effort to get an assignment of the seller’s mortgage?

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The Seller removed an expensive chandelier right before Closing. Is that permitted?

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My husband and I found an apartment we love, but there’s a bidding war. Should we participate?

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We love the apartment, but the building has bad financials. Should we go ahead?

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My closing is in December, but the lease for my apartment does not expire until the following March. What do I do with my lease?

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We are buying a condo, but we have a delayed closing as the seller has a tenant in place for the next six months. We will be able to retain our loan commitment for an extended period of time?

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Should my husband and I take title as tenants by the entirety, tenants in common or as joint tenants?

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When a gay couple buys the shares of a cooperative or buys a condominium apartment, what is the best way to hold title?

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I have not been able to make my co-op mortgage payment for the past three months. If the bank declares my loan in default, how long will it take before the bank forecloses on my apartment?

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A co-op owner asks: I have found that maintenance is usually higher in coops than in condos because of the contribution by the shareholders to the building's underlying mortgage payments. In condos, the unit owners only pay for real estate taxes and common charges for common areas. Will the monthly maintenance be reduced after the underlying mortgage has been fully amortized?

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Can a corporation or other business entity own the shares of a cooperative apartment?

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I’m buying an apartment in a building designated as a “landmark.” Should I be concerned?

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I am buying a co-op that needs major renovations. The super has offered to do the work at a significant discount. Is that a good idea?

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We just submitted the Board package and we realize that we neglected to disclose a lawsuit against my husband’s company, in which my husband is named as a defendant? The lawsuit is covered by insurance and my husband is indemnified from liability by his employer. Should we notify the managing agent and amend the purchase application?

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We are negotiating the contract and we just found out that there is a substantial assessment that will go into effect the month that we close on the purchase. Should the assessment be deducted from the purchase price at closing?

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The bank attorney was two hours late to the closing. Was that my attorney’s fault?

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I’m buying a cooperative apartment in Manhattan, but I move out to the Hamptons from June to the end of September each year. Will I be able to sublet the apartment each year when I’m away?

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I just got the purchase application package and it's twenty pages long. Should my broker be helping me with organizing the required documents?

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It’s the day before the closing and I just found out that the maintenance for the apartment is higher than the maintenance stated in the contract. Is that grounds to terminate the contract?

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The financials for the condo are more than a year out of date and there is a delay issuing the new financials. Should I be concerned?

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The contract requires “official bank funds” in the form of certified or official bank checks. Can I bring “official" checks from my brokerage account?

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My parents want to buy me an apartment while I’m in graduate school in Manhattan. Will a co-op allow me to purchase the apartment, if my parents are co-owners?

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I obtained sole ownership of my condo in my divorce, but the deed for the apartment is still in both of our names. Will my ex-spouse’s cooperation be required when I’m ready to sell the apartment?

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I just found out I have to pay a fee to have my mortgage recorded. Is that right?

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I am buying an apartment in a small building and I just found out that the elevator is being renovated and will be out of service for three months. Do I have to close if the elevators will not be operational on the closing date?

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My husband and I own a co-op and we would like to transfer the shares to an irrevocable trust that we recently created for estate planning purposes. Will our cooperative allow us to make that transfer?

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The seller is a foreign citizen and does not have a social security number. Does that prevent the seller from selling the apartment?

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An “assessment” was imposed by the co-op Board after the contract was signed. Is payment of the assessment the seller’s responsibility?

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There is a leak in my apartment and the Resident Manager is not being responsive. Should I call the Board president?

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I just bought an apartment and I am only refinishing the floors and repainting. Do I need the consent of the Board before I get started?

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The co-op I’m interested in is pet friendly and I have a dog. Is there any chance the Board could approve my application without approving my pet?

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We purchased our apartment in January, but our first mortgage payment is not due until March 1st. Why isn't the first payment due February 1st?

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I’m buying an apartment from a sponsor and the contract does not provide for a “mortgage contingency”. Is that a provision that I can negotiate into the contract?

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I am buying an apartment from a sponsor and the contract provides for the buyer to pay the sponsor’s transfer taxes and legal fees? Is that normal?

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I'm buying a condo and my attorney just ordered the "title report". What's a title report?

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There is a leak in my apartment and the Resident Manager is not being responsive. Should I call the Board president?

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My boyfriend and I are interested in buying our first apartment in a new construction condominium. Our mortgage broker tells us we should qualify for a 90% loan, but it will be a close call for the bank. The sponsor wants us to sign a “no contingency” contract. Is that a good idea?

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We are considering a condo purchase in a new development that is only 25 percent sold. There is a bank that has approved the project and will make the loan, but should we be concerned about the number of units that the sponsor still has to sell?

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We are buying an apartment that has been extensively renovated. Among other things, the size of the master bath was significantly increased. Can we rely on a representation in the contract that all required approvals were obtained from both the Cooperative Corporation and from the New York City Department of Buildings?

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We received a draft of the contract of sale for the cooperative apartment we are buying and our social security numbers are on the front page! Our attorney told us that we will have to provide our identification numbers to the managing agent for a credit check as a part of the Board package, so it’s not a big deal. Do we have to list our socials on the contract?

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The listing stated that the apartment was 1,100 square feet, but the appraisal measured the apartment at 900 square feet. Can we cancel the contract and get our money back?

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I'm about to pay off my co-op loan. What evidence will I have from the bank that the loan has actually been paid off?

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I am considering an apartment in a new construction condominium. There is park under development by New York City that will greatly enhance the value of the condominium when it’s completed. Although the sponsor’s salesperson indicated that the first phase of the park will be completed in the next year or so, the Offering Plan contains a “Special Risk” that states that the sponsor gives no assurance as to when, if ever, the park will be completed. Who and what should I believe?

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We are in negotiations to purchase a co-op apartment on the Upper East Side. Our lawyer reviewed the minutes and discovered that the building has a bedbug infestation. Should we go forward with our purchase?

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My purchase application was approved by the co-op Board, but it is conditioned upon my providing a maintenance deposit and guaranty by my parents. Do I have to comply with the conditions?

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At my closing, I had to reimburse the Seller for his New York State “STAR” rebate that appeared on the maintenance statement for the month following the Closing. What exactly is the STAR rebate and will I be able to obtain the rebate as well?

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I'm selling my co-op next month and my attorney aked me to "freeze" the line of credit I have with my bank. What exactly do I have to do?

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I just found out that the seller will be unable to close for an additional two weeks. As a result, I will have to extend my rate lock, at a cost of $1,200.00. Is the seller obligated to reimburse this cost?

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I am buying a new construction condo and the Offering Plan is over 400 pages. Do I need to read the entire Offering Plan?

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We ran across a co-op that has a few “sponsor owned” apartments for sale. Is there any advantage in buying one of the remaining sponsor apartments?

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I am about to make an offer on an apartment, but I have not been provided with the current financial statements for the co-op. Am I entitled to review the financials before I make my offer?

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We are selling our apartment to our neighbor, but our neighbor can’t afford to purchase our apartment unless she sells her apartment. Her lawyer wants the contract to provide that the purchase of our apartment is contingent upon the sale of her apartment. Our lawyer is advising us against including a provision that makes the transaction contingent on the sale of the buyer’s apartment. Should we go along with the contingency?

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We are selling our co-op and the buyer is not obtaining a mortgage in connection with the purchase. The contract required the Board package to be submitted within 10 business days after the fully-executed contract was returned to the buyer. The buyer is two weeks late in submitting the package. Is the buyer in default?

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I’m selling my condo and I have not been able to pay my common charges for the past six months (I lost my job). I have a buyer for the apartment, but the Board of Managers will not release the Waiver of the Right of First Refusal, unless I pay the outstanding balance of the common charges. I’m between a rock and a hard place, as I don’t have the money. What should I do?

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I am combining two adjacent apartments that I own and I want the co-op to issue one stock certificate for both apartments. There is an outstanding UCC lien against one of the apartments. The other apartment is owned free of any liens. Can the co-op object to the combination?

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My attorney asked me to contact the managing agent to verify the maintenance and assessment information that's disclosed in the contract for the apartment I intend to purchase. Isn't that my attorney's job?

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Our application to purchase a co-op was turned down by the Board without an interview. Although our attorney asked the managing agent to disclose the reasons for the Board’s decision, none were given. Can the Board just turn our application down without any explanation?

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My bank issued a loan commitment, but then withdrew its underwriting because private mortgage insurance was not available. Will I have a problem canceling the contract and getting my deposit back?

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The seller has a storage bin, but the contract indicates that the apartment does not come with a storage bin. If I buy the apartment, can I be sure that a storage bin be avaialable?

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I’ve been asked to serve on the Board of my co-op. Could I be held liable if the co-op is a party to a law suit?

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I am buying a co-op in Manhattan. The managing agent is located in Brooklyn and refuses to send a closing representative to the attorney’s office for the buyer or seller located in Manhattan. Will everyone have to go to Brooklyn for the closing?

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We are purchasing a condo that was occupied by a tenant at the time the contract was executed. We just did the walk through and there is damage to a portion of the floor that was hidden by the tenant’s furniture. Are we entitled to a repair credit at Closing?

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A loan commitment was issued, but the bank requested an explanation for a $14.00 missed credit card payment that occurred nine years ago. Could the bank withdraw its commitment as a result of this missed payment?

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I'm selling my co-op, which I own with my mother and father. Is it okay to have the closing checks made out to the three of us?

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A leaking pipe inside the wall of my co-op was recently replaced. The following month, my maintenance account was charged $1,000.00 on the theory that the pipe only serviced my apartment. Am I responsible for this repair?

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A condo buyer has a mortgage contingency, but the closing will not take place for six months as the seller has a tenant in the apartment. When should the purchaser apply for financing?

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We submitted our Board package a month ago, but the Board has not scheduled an interview or asked for any additional information. To make matters worse, the managing agent won’t give us any indication as to what’s going on. Is there anything we can do?

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My co-op contract included the seller’s flat screen, but the bank underwriter required that it be removed from the contract as it was “impacting” loan to value. Can the bank do that?

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I am buying an apartment in a small co-op that is self managed. How does the bank obtain the required “co-op questionnaire” in order to complete its underwriting?

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I'm selling my apartment. When can I cancel my insurance coverage?

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My condo has requested access to my apartment in order to make repairs to the plumbing lines located in the ceiling. Am I obligated to give the super access to make the repairs?

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