Printed
The most up-to-date version is available at
http://www.naborsapts.org/residents/handbook/
Contents: Introduction | Whom to Contact | Managing Agent | Superintendent and Porter | Board of Directors | Access to Apartments | Air Conditioners | Alterations and Renovations | Bathroom Maintenance | Bicycle Storage | Board Meetings | Cable and Satellite TV Service | Carpeting and Rugs | Comments and Suggestions | Community Room | Complaints and Resolution of Problems | Elevators | E-mail Accounts for Residents | Emergencies | Emergency Contact Information | Evictions | Extermination Services | Feeding Stray and Wild Animals | Fire Escapes and Window Gates | Fire Safety and Smoke Detectors | Fitness Center | Garage | Garbage Disposal | Garden/Courtyard | Guests | House Rules | Insurance | Keys to Entrances, Elevators and Mailboxes | Laundry Facilities | Lead Paint Notification | Maintenance (and Rent) Payments and Late Fees | Mortgage Loan Refinancing | Moving | Noise and Other Disturbances | Notices and Building News | Painting | Pets | Playground | Recycling | Repairs and Maintenance | Roof | Roommates | Security | Selling Your Shares in the Co-op | Selling Your Shares — Capital Gain Exclusion | Storage Facilities | Smoking in Public Areas | Sublet Policy | Supervision of Children | Tax Deductions | Tax Relief Programs | Washing Machines and Dryers | Web Site | Window Guards | Window Maintenance | Acknowledgments
| Introduction | Permalink | Contents |
This handbook was created to make it easy for you to find answers to the most common questions you might have as a resident of NaBors Apartments (also known as Nagle Apartments Corporation). This information was compiled from the Proprietary Lease, including the House Rules; from the minutes of Board of Directors meetings over the years, whenever there have been new co-op policies or policy changes; from the procedures followed by our managing agent; and from New York City and New York State laws pertaining to residential cooperative buildings.
This handbook mentions many of the legal rights and responsibilities of our co-op, its shareholders, and its sublessees and renters, which are governed by the terms of the Proprietary Lease and by city and state laws. However, the handbook is not exhaustive, and it is therefore not intended to replace those rights and responsibilities.
Instead, the handbook is offered as a collection of guidelines that will help preserve a degree of excellence in our residents’ lifestyles and ensure that our co-op is run in an efficient and effective manner.
If you have any comments or suggestions, send them to the .
| Whom to Contact | Permalink | Contents |
Below is a handy list that you can use to find out, at a glance, whom you may contact for a variety of services. For more details on the division of responsibility regarding services, read the relevant sections in this handbook.
Alterations and renovations: apartment remodeling or construction must be arranged with Managing Agent, (212) 645-7333. Fax: (212) 366-4126.
Bathroom maintenance: leaks, clogged drains, small grouting jobs — Superintendent, (212) 569-2661
Complaints about neighbors, employees of the co-op, or employees of the garage — Managing Agent
Complaints about the managing agent —
Elevator problems: especially if someone is trapped inside — (1) Super (212) 569-2661 or (917) 802-2369 (beeper), (2) Managing Agent, (3) RobertElevator (718) 937-0372
Emergencies:
(1) Building emergencies: floods, gas odors, elevator breakdown with passenger inside, etc. — Super
(2) Life-threatening emergencies: fire, smoke, medical emergency — 911 first, then the Super
Gas odors — Super
Garbage disposal: for assistance disposing of furniture, appliances, and large quantities of garbage — Super
Grounds maintenance — Super
Hallways and stairs: dirty hallways, burned lights — Super
Installing major appliances: air conditioners, stoves, or appliances that involve gas pipes, plumbing fixtures, or electrical rewiring — Managing Agent
Keys: extra or replacement keys — Super
Laundry facilities: malfunctioning or broken machines, refunds, dirty room — Savon Wash, 1-800-SAVON-21
Maintenance and rent payments: difficulties paying on time, payment arrangements — Managing Agent
Moving in or out — Managing Agent
No hot water, no heat — Super
Noise and other disturbances:
(1) Disturbances that are likely to be short lived (loud party, fight in the hallway) or disturbances outside the co-op — 34th Precinct, (212) 927-9711
(2) Ongoing problems with noisy neighbors in the co-op — Managing Agent
Repairs and maintenance: common areas, building systems, radiators, plumbing lines in walls, no hot water — Super
Subletting or selling your apartment — Managing Agent
| Managing Agent | Permalink | Contents |
Our management company is Blue Woods Management Group. They have offices in Riverdale and in midtown and uptown Manhattan. Our managing agent, Mary Hack, is based in the midtown office. Any nonemergency requests, complaints, etc., you have relating to the management of the co-op or relations with your neighbors should be addressed to Mary Hack at:
Blue Woods Management Group
307 Seventh Avenue
Suite 604
New York, NY 10001
Tel: (212) 645-7333
Fax: (212) 366-4126
E-mail:
If your requests relate to groundskeeping or the maintenance of common areas, or if it is an emergency such as a flood or a fire, please address them to the superintendent instead (see Superintendent and Porter for more details).
Emergency requests should be addressed to the superintendent (see Emergencies). In case of emergency after business hours or on weekends, and you are unable to get hold of the superintendent, call Blue Woods’ 24-hour emergency line, (718) 549-7036, and they will locate someone to help.
| Superintendent and Porter | Permalink | Contents |
Our co-op has two full-time employees: our superintendent Shahabudeen Hyatt and our porter Shamzad Hyatt. If you have any requests or complaints relating to groundskeeping or the maintenance of our co-op’s common areas or our co-op’s property (such as windows, entrance doors, elevators), please call Shahabudeen at (212) 569-2661, or submit a written work request via the communication box located in the lobby of your building. Shahabudeen’s and Shamzad’s working hours are 7 a.m. to 3 p.m. Monday to Friday and 7 to 11 a.m. Saturday. Please call them only during their working hours, unless there is an emergency (see Emergencies).
You are also required to make arrangements with Shahabudeen if you are planning to move into or out of your apartment, have furniture delivered, dispose of large quantities of garbage, or perform any other act that has the potential to affect the corporation’s property or create a nuisance or problem for your neighbors. Failure to make arrangements with Shahabudeen in situations such as these constitutes a serious violation of the Proprietary Lease.
Shahabudeen can also provide you with replacement entrance, elevator, and mailbox keys (see Keys to Entrances, Elevators, and Mailboxes for more details) and he keeps copies of all your apartment’s keys in a safe, locked key box for your convenience and in the event of emergencies (see Access to Apartments).
| Board of Directors | Permalink | Contents |
Like most business corporations, our co-op relies on a Board of Directors to oversee operations and make decisions for the benefit of all shareholders. The Board keeps track of regular expenses, prioritizes extraordinary expenses, and hires contractors to maintain the building or make capital improvements.
However, the board is not only responsible for the corporation’s finances, but also for the quality of life in our buildings. It interviews and approves or rejects prospective shareholders and sublessees, formulates and enforces rules and regulations and other policies, and decides whether to install new amenities that will improve our residents’ quality of life.
The Board meets once a month to analyze operations during the preceding month and to discuss and make policy decisions. All shareholders are welcome to attend the monthly Board meetings (see Board Meetings).
Our Board consists of nine members. Board members are elected once a year during the co-op’s annual shareholders’ meeting, generally held the third or fourth week of June. If you are interested in being a Board member or volunteering for the co-op in another capacity, contact the for more information.
| Access to Apartments | Permalink | Contents |
The corporation must have access to every apartment in the event of an emergency. Residents must leave a full set of keys with the superintendent. These keys will be kept in a safe, locked box. They will be used only in the event of an emergency (for example, if there is flood in the bathroom that leaks into a lower floor). Residents who fail to provide keys to the super will be liable for any expenses incurred in the course of gaining entry to their apartments in the event of emergencies. (See Paragraph 25 of the Proprietary Lease for more information.)
| Air Conditioners | Permalink | Contents |
Air conditioners may be installed only with the prior written approval of the Board of Directors and the guidance of the superintendent. If you are planning to install one, you must contact the managing agent and the superintendent and obtain written approval from the Board of Directors. Failure to do so constitutes a serious violation of the Proprietary Lease.
Only casement-type air conditioners will be allowed: you may not modify or destroy a window frame to install a standard-size or larger air conditioner. (Windows are the property of the corporation.) If a window frame has previously been modified in order to install a standard-size or larger air conditioner, the Board of Directors may choose to waive the requirement for a casement-type air conditioner. However, this waiver must be obtained in writing from the Board of Directors.
| Alterations and Renovations | Permalink | Contents |
In general, the Board encourages shareholders to make improvements in their apartments; it only aims to make sure that alterations and renovations are not unduly disruptive to other residents or damaging to the structural integrity of the building. For this reason, if you wish to make an alteration in your apartment — including installation of any appliance that involves water or gas pipes, plumbing fixtures, or rewiring or other electrical work — you must contact our managing agent and obtain Board approval before you begin any work. Failure to do so constitutes a serious violation of the Proprietary Lease. (See Paragraph 21 of the Proprietary Lease for more information.)
Depending on the difficulty of the work and the potential for damage, you will be asked to fill out an Alteration Agreement, which spells out the co-op’s policies and requirements. Generally, these specify that all contractors used must be licensed and insured, a $500 security deposit (refundable) is required, and work can only take place between the hours of 9 a.m. and 5 p.m.
When structural work is involved, the Board may elect to have the co-op’s engineer or architect review plans, drawings, or specifications of the alteration at the shareholder’s expense. (See also Repairs and Maintenance.)
| Bathroom Maintenance | Permalink | Contents |
Shareholders are responsible for maintaining and repairing visible plumbing fixtures in their bathrooms. If the drains in your bathroom are slow, please do not use a commercial drain cleaning product. Call the superintendent and he will use a snake to unclog your drain. Products like Drano and Liquid Plumber can make matters worse and will eventually eat through the pipes and cause a leak.
Periodically, give the tiles in your shower or bathtub a visual inspection to make sure they are in good repair. You should inspect the grouting between tiles. Gaps in the grouting can result in leaks and damaged walls and can require a costly tile job in the future, which will be the shareholder’s responsibility. Small grouting jobs to close gaps can be done by the superintendent at no cost to the shareholder or renter/sublessee. Please make arrangements with the superintendent.
| Bicycle Storage | Permalink | Contents |
Bicycle racks have been installed in the basement storage room in 37 Nagle Avenue. Storage spaces on these racks are available to tenant-shareholders only, on a first-come, first-served basis. The annual rental fee for a space is $24 per year ($2 per month to appear on a rack renter’s maintenance bill). If you are interested, please contact our managing agent.
| Board Meetings | Permalink | Contents |
Meetings of the Board of Directors are held once a month. The schedule is posted on the bulletin boards in each lobby and on the online calendar — all shareholders are welcome to attend. Board meeting minutes are public records and are available to interested shareholders from the managing agent.
If you wish to address a particular subject during a Board meeting, you may request that the subject be added to the agenda for an upcoming meeting by sending a written request to the managing agent. If the matter can be handled through other venues not requiring a full hearing by the Board of Directors, the managing agent will notify the shareholder of how to resolve the situation. If the matter merits a hearing during a Board meeting, it will be added to the agenda for discussion as soon as possible at a future meeting.
For more information on how to resolve problems or handle situations, see Whom to Contact, Comments and Suggestions, and Complaints and Resolution of Problems.
| Cable and Satellite TV Service | Permalink | Contents |
Our buildings are wired for cable television service provided by Time Warner Cable. To request service, call their 24-hour customer service line, (212) 674-9100.
The Board does not permit the installation of satellite dishes. They deface the building through the installation process, they are an eyesore that the Board does not want to encourage, and they create a hazard (they could fall from their clamps). Installation of a satellite dish is a serious violation of the Proprietary Lease.
| Carpeting and Rugs | Permalink | Contents |
New York City law requires that every apartment with wooden floors have carpeting or rugs covering at least 80 percent of the floor area of each room within the apartment (except the kitchen, bathroom, foyer, and closets), unless there is no apartment underneath. Therefore, this law applies to all apartments located on floors 2 through 6 in all three buildings in our co-op, except apartments 2D and 2E in 37 Nagle Avenue. It does not apply to apartments on the first floor. The law was instituted to minimize noise.
| Comments and Suggestions | Permalink | Contents |
If you have any comments or suggestions for changes or improvements in the management of the co-op, please submit them in writing by placing them in the communication boxes located in the lobbies of our three buildings, by them, or by mailing or faxing them to the managing agent. Submitting your comments and suggestions in writing increases the likelihood that they will be addressed in a timely fashion.
| Community Room | Permalink | Contents |
The Co-op Board Room in the basement of 37 Nagle Avenue was expanded in 2001 to a nice size and is now a Community Room for the use of co-op residents. If you would like to use the room for meetings, gatherings or other events, please send an e-mail message at least 10 days in advance to the with details, including the number of expected participants. Or call our managing agent and provide the above information. The Board will decide whether to make the room available on a case-by-case basis, but we prefer small, quiet gatherings — with the possible exception of children’s birthday parties.
The room is available free of charge for co-op–related activities (such as co-op committee meetings or free educational presentations for the benefit of residents), and for a nominal fee ($3 per each expected participant) for activities that are not co-op–related (such as a birthday party or religious gathering). If you are a shareholder, the fee will be added to your maintenance bill. If you are a renter or sublessee, you will be sent an invoice; check or money order should be made payable to Nagle Apartments Corp. and given to the superintendent in advance (no cash accepted).
Organizers (and/or participants) must sweep and clean the room after the activity, including the restroom, disposing of garbage and recyclables in the proper receptacles in the recycling area of the basement (see Garbage Disposal and Recycling).
Failure to leave the room in as good a condition as it was found will result in your group not being permitted to use the room again. Any damages will be billed to you at replacement cost.
| Complaints and Resolution of Problems | Permalink | Contents |
If you have any complaints about or are involved in disputes with your neighbors, employees of the co-op, or employees of the garage, the proper procedure is to contact our managing agent. Dealing with such complaints or disputes is part of the managing agent’s job; please do not contact members of the Board of Directors in such instances.
However, if you are not satisfied with the managing agent’s resolution of your problem or you have a complaint about the managing agent or the management company, please notify the Board of Directors in writing, explaining the situation fully. You may submit these latter complaints through the communication boxes located in the lobbies of our three buildings or by .
| Elevators | Permalink | Contents |
Our elevators were recently overhauled — brand-new mechanisms were installed and the cabs were renovated with gorgeous paneling and brass fixtures. Because the mechanisms are new, it is unlikely that the elevators will break down too often, as they did in the past.
However, just in case, here is what to do if an elevator breaks down with a person inside:
Tell the person inside to remain calm. Help is on the way.
Call the superintendent at (212) 569-2661. Leave a message if he is not in.
If the super is not in, beep him at (917) 802-2369.
Also if the super is not in, call the management company’s emergency line at (718) 549-7036. Inform the person who answers of the emergency, and urge them to call the elevator maintenance company. They will want to call the super instead, so explain that you have already paged the super and insist that they call the elevator company.
You may call the elevator maintenance company yourself. Robert Elevator can be reached at (718) 937-0372.
Return to the elevator and assure the person inside that help is on the way. Please stay with the person until help arrives.
The super has a key that permits him to open the door, so reaching him is the best possible solution and means that the person could be out in a matter of minutes. Robert Elevator, on the other hand, may take up to an hour to respond because they are not nearby and may have to locate the staff person on call.
| E-mail Accounts for Residents | Permalink | Contents |
Now you can have an e-mail account that ends in @naborsapts.org!
You can get a POP account or a forwarding account of the type
The POP accounts can be accessed through an e-mail program like Outlook Express or Eudora, or through the Web interface at http://webmail.naborsapts.org/. The Web interface means that you don’t even need to have Internet access at home to read your e-mail. You could access it from work, a public library or an Internet cafe through any Web browser.
If you would like an account, send an e-mail message with the following information to :
POP Account (accessible through e-mail program or Web):
— Your full name
— Apartment No.
— Desired username (e-mail address of the type )
— Name of e-mail program you use or plan to use
Forwarding Account (forwards e-mails to your current address):
— Your full name
— Apartment No.
— Desired username (e-mail address of the type )
— E-mail address to forward e-mails to
If you chose the forwarding account, once you send us the information, we will:
— Confirm that the account has been set up
— And then you will be able to tell all your friends and foes what your new e-mail address is.
If you chose the POP account, once you send the information we will:
— Set up your account
— Send you the login information including a temporary password
— Send you instructions on how to change the password
— Send you instructions on how to set up your preferred e-mail program to download e-mail from the server.
| Emergencies | Permalink | Contents |
An emergency is defined as an extreme condition that threatens the building or its residents. Our superintendent is on call after hours (after 3 p.m. Monday through Friday and after 11 a.m. Saturday) for building emergencies and can be called at (212) 569-2661 or beeped at (917) 802-2369. If he does not respond, call Blue Woods’ 24-hour emergency line, (718) 549-7036, and they will locate someone to help. If the emergency is life-threatening, such as an apartment fire or a medical emergency, always call 911 first. (See Fire Safety and Smoke Detectors.)
Emergencies include water leaks through walls or ceilings, gas odors, elevator breakdown with a passenger inside, smoke, or fire. Obviously, there are other situations that might be considered emergencies. Please use good judgment before calling the superintendent after hours. For example, a brown water stain on your bathroom ceiling is not an emergency; water leaking through is (see also Repairs and Maintenance).
If an emergency requires that building staff access an apartment, access must be granted at all costs (see Access to Apartments).
| Emergency Contact Information | Permalink | Contents |
Please provide the managing agent with emergency contact information, including your daytime phone number and the name and phone number of a person who should be contacted in case of a medical emergency (see House Rule no. 1). This information will be used only in case of emergency or if management needs to have access to your apartment to conduct immediate repairs (for example, if a leak in your pipe is causing damage to the building or to the apartment below).
For your convenience, you can submit your emergency contact information online. Thank you for your cooperation.
| Evictions | Permalink | Contents |
Two of the main responsibilities of the Board of Directors are to ensure the financial viability of the co-op and to protect and enhance the quality of life of all residents. For these reasons, the Board will not hesitate to initiate eviction proceedings against shareholders, sublessees, or tenants who fail to meet their financial obligations to the co-op in a timely manner or who continually break the house rules and other rules and regulations of the co-op (see Maintenance [and Rent] Payments and Late Fees and House Rules respectively, and all other sections of this handbook more generally).
| Extermination Services | Permalink | Contents |
Pest control is an important contributor to the well-being of our co-op and its residents. The co-op provides free extermination services regularly. Please cooperate with the superintendent and ensure your apartment is available for extermination services at least once a month.
To request extermination services, please place your name on the signup sheet in the lobby of your building and indicate whether you will be home to let the exterminator in or whether you wish the superintendent to let the exterminator into your apartment. For security’s sake in your absence, the superintendent will accompany the exterminator.
For best results, remove items from cabinets and cupboards on the day you have scheduled for a visit by the exterminator.
| Feeding Stray and Wild Animals | Permalink | Contents |
Please do not feed stray cats, birds, or other animals on the property. Food attracts vermin, including rats, mice, and roaches. And stray animals can be a source of disease.
| Fire Escapes and Window Gates | Permalink | Contents |
Obstructing fire escapes is against the law; they must be kept absolutely clear. No radio or TV wires or antennas, plants, storage containers, or anything else may be kept on fire escapes.
For security, residents are allowed to install window gates on windows that lead to a fire escape. However, only gates approved by the Fire Department are permitted on these windows. No padlocks may be used. Some gates have self-releasing locks that are approved. For more information and to get the names of approved gate manufacturers, contact the superintendent or the fire department. Gates may be installed only with the superintendent’s guidance.
| Fire Safety and Smoke Detectors | Permalink | Contents |
In the event of a fire, please take the following steps:
If the fire is in your apartment …
Close the door to the room where the fire is and leave the apartment.
Make sure everyone leaves the apartment with you.
Take your keys.
Close, but do not lock, the apartment door.
Alert people on your floor by knocking on their doors on your way to the exit.
Use the stairs to leave the building.
DO NOT USE THE ELEVATOR.
Call 911 once you reach a safe location. Do not assume the fire has been reported unless firefighters are on the scene.
Call the superintendent at (212) 569-2661.
Meet the members of your household at a pre-determined location outside the building. Notify the firefighters if anyone is unaccounted for.
Avoid panic — staying calm can be life-saving.
If the fire is not in your apartment …
Feel your apartment door and doorknob for heat. If they are not hot, open the door slightly and check the hallway for smoke, heat or fire.
Exit the apartment and building if you can safely do so, following the instructions above for a fire in your apartment.
If the hallway or stairwell is not safe because of smoke, heat, or fire and you have access to a fire escape, use it to exit the building. Proceed cautiously on the fire escape and always carry or hold onto small children.
If you cannot use the stairs or the fire escape, call 911 and tell them your address, floor, apartment number and the number of people in your apartment.
Seal the doors to your apartment with wet towels or sheets, and seal air ducts or other openings where smoke may enter.
Open windows a few inches at top and bottom unless flames and smoke are coming from below.
Do not break any windows.
If conditions in the apartment appear life-threatening, open a window and wave a towel or sheet to attract the attention of firefighters.
If smoke conditions worsen before help arrives, get down on the floor and take short breaths through your nose. If possible, retreat to a balcony or terrace away from the source of the flames, heat or smoke.
Avoid panic — staying calm can be life-saving.
By law, every apartment must have at least one electric or battery-operated ionization or photoelectric smoke detector installed properly. The smoke detectors must carry the seal of approval of Underwriters’ Laboratories, Inc., Canadian Standards Associates, or Underwriters’ Laboratories of Canada. Residents must let the superintendent come into the apartment to install at least one smoke detector.
Smoke detectors may be mounted on the wall or the ceiling. If mounted on the wall, they must be placed between 4 and 12 inches from the ceiling; if mounted on the ceiling, they must be at least 4 inches from the wall. Mounting a smoke detector on the ceiling of small alcoves between rooms, where there is little airflow, is not recommended. The co-op will provide one smoke detector free of charge and free batteries when needed. It is recommended that the battery be replaced once a year — a good day to replace it is when we switch to daylight saving time, or on our annual Safety Day. Please contact the superintendent when your smoke detector’s battery runs out (the detector will beep intermittently).
For further fire protection, we recommend that you install a small, “dry chemical”-type fire extinguisher in your kitchen. They cost about $25 and can be very handy when you least expect it.
| Fitness Center | Permalink | Contents |
The Fitness Center is located in the basement of 14 Bogardus Place and is open 24 hours a day. Access is obtained by the use of a key-card issued to members.
Equipment includes:
* Treadmill
* Recumbent stationary bicycle
* Elliptical training machine
* Full set of dumbells
* Decline/incline bench
* Four-stack weight training center including lat pulldown, chest press, fly, leg press, leg extension, leg curl stations. Adjustable weight pulley system with endless possibilities.
Fitness center membership costs $10 per month per household. Please contact Maureen Neefus in Apartment 2K for a membership application.
Fitness Center Rules and Regulations
* All guests must be accompanied by their sponsoring member while using the facilities.
* New members should familiarize themselves with gym equipment and follow posted instructions carefully.
* Fitness equipment is used at the member’s and guest’s own risk.
* Time restrictions may apply to some equipment when the Fitness Room is crowded and must be adhered to.
* Free weights must be returned to racks when finished.
* To be considerate of other members, please wipe down equipment after use. We recommend that you bring your own personal towel to do this.
* T-shirts, sweatshirts, leotards, shorts and sneakers must be worn on the training floor at all times. Bathing suits, sandals, thongs, robes, etc. are not appropriate attire for working out on any of the equipment.
* Children under 13 years of age are not permitted to use the equipment in the Fitness Room. Young people between 13 and 18 years of age must be accompanied by a parent or guardian while using the equipment.
* Infractions of the rules and regulations may be considered cause for cancellation of Fitness Center privileges.
* The Department of Health regulations and those of all other government agencies having jurisdiction are considered a part of these rules and regulations.
PLEASE NOTE: These rules are subject to change.
| Garage | Permalink | Contents |
The 31 Nagle Avenue garage is leased by an independent garage operator. Shareholders receive a discount of 10 percent on the monthly rates. Arrangements should be made directly with the garage operator. If you have complaints about the garage or its employees, please send a written complaint to our .
| Garbage Disposal | Permalink | Contents |
Our buildings are equipped with waste compactors for the disposal of nonrecyclable garbage. There is a garbage chute on every floor down which you can throw your “wet” garbage bags (kitchen and bathroom refuse). Please make sure the bags are tied securely before you dispose of them, so that you don’t create a mess for our superintendent. Bulky garbage bags and other large items should be taken down to the basement and disposed of in the containers provided for the purpose.
Do not leave recyclable waste in the chute room. Recyclables must be separated and disposed of in a different manner. (For more information, see the Recycling section.)
If you need to dispose of furniture, appliances, or excessive amounts of garbage, please make arrangements with the super. He will know how to prepare these items for disposal and will assist you.
| Garden/Courtyard | Permalink | Contents |
We are one of the few co-ops in New York City blessed with an interior courtyard. With a lush, shady tree and lots of flowers and plants, the courtyard is a luxury we are proud of. (See also Playground.)
Many residents enjoy planting their own flowers, which contributes to the beauty of the space for all who use it. The co-op usually organizes a yearly planting day in the spring. If you would like to plant in the garden, please remember a few common-sense guidelines:
There are garden tools and supplies in the shed in the courtyard. Feel free to use them, but treat them gently and please be careful.
Clean up after yourself. Please bring food and other garbage indoors and dispose of it properly. This is not the super’s responsibility.
The co-op is not responsible for any damage to plants.
Every summer the co-op hosts an annual potluck party in the garden that always proves to be a lot of fun and a great way to meet your neighbors. If you would like to schedule your own get-together in the garden (daytime only), this requires permission of the Board. Please call our managing agent for more information.
| Guests | Permalink | Contents |
You are permitted to have guests in your apartment from time to time. A guest is anyone staying with you who is not a member of your immediate family (that is, not your spouse, child, grand-child, parent, grandparent, brother or sister) or who is not your roommate (see Roommates). Your guests can stay with you for a period not to exceed one month. If you would like to have a guest stay with you for a period longer than one month, you must request permission from the Board of Directors via the managing agent, in writing.
You must be residing in your apartment when your guests are visiting. If you’re living elsewhere and there are people occupying your apartment without the consent of the Board of Directors, this will be considered an unauthorized sublet and a violation of your Proprietary Lease. (For more information on who can occupy your apartment, see Paragraph 14 of your Proprietary Lease. See also the Sublet Policy.)
| House Rules | Permalink | Contents |
Reproduced here for your convenience are the House Rules, which form part of the Proprietary Lease. Shareholders, tenants, and sublessees are bound by these rules. Failure to follow them constitutes a violation of the Proprietary Lease. In the House Rules, “Lessor” refers to the co-op corporation as represented by the Board of Directors. If you want to request approval for an activity listed in the House Rules, submit your request to the Board of Directors via the managing agent.
These House Rules are not the only rules that shareholders, tenants, and sublessees must abide by; additional rules and regulations are instituted occasionally during meetings of the Board of Directors. Additional rules and regulations are summarized in this Co-op Handbook.
1. The Lessee shall provide the Lessor and its managing agent a telephone number where the Lessee may be reached at home and at the Lessee’s place of business and also shall provide the Lessor an emergency contact name and telephone number.
2. The Lessee shall place with the superintendent a set of keys for the Lessee’s apartment, to be used only in emergencies.
3. The public halls and stairways of the building shall not be obstructed or used for any purpose other than ingress to and egress from the apartments in the building.
4. No one may smoke in the public halls, stairways, elevators, laundry rooms or other public areas of the building.
5. No article shall be placed in the public halls or on the staircase landings, nor shall anything be hung or shaken from the doors, windows or fire escapes or placed upon the window sills of the building.
6. No tricycles, bicycles, scooters or similar vehicles or baby carriages shall be allowed to stand in the public halls, passageways, courtyards or other public areas of the building.
7. No public hall of the building shall be decorated or furnished by any Lessee in any manner without the prior consent of all of the Lessees to whose apartments such hall serves as a means of ingress and egress. In the event of disagreement among such Lessees, the Board of Directors shall decide.
8. Children shall not play in the public halls, stairways, elevators or laundry rooms.
9. All children in the playground area must be supervised by an adult. The playground equipment is for the use of children age 5 and under.
10. No awnings, window air-conditioning units or ventilators shall be used in or about the building except such as shall have been approved in writing by the Lessor or the managing agent, nor shall anything be projected out of any window of the building without similar approval.
11. No sign, notice, advertisement or illumination shall be inscribed or exposed on or at any window or other part of the building, except such as shall have been approved in writing by the Lessor or the managing agent.
12. No one is permitted on the roof except in the case of fire.
13. No Lessee shall make or permit any disturbing noises in the building or do or permit anything to be done therein which will interfere with the rights, comfort or convenience of other Lessees. No Lessee shall play upon or suffer to be played upon any musical instrument or permit to be operated a stereo or a radio or television loud speaker or any other source of amplified sound in such Lessee’s apartment between the hours of eleven (11:00) o’clock p.m. and the following eight (8:00) o’clock a.m. if the same shall disturb or annoy other occupants of the building. No construction or repair work or other installation involving noise shall be conducted in any apartment except between the hours of 9:00 a.m. and 5:00 p.m. Move in/move out times must be approved in writing by Lessor.
14. All nonresidents seeking entrance to the building must be either heard on the voice intercom or seen through the security camera before being permitted to enter.
15. Garbage and refuse from the apartments shall be disposed of only at times and in such manner as the superintendent or the managing agent of the building may direct.
16. All paper, plastic, glass, metal and foil deemed appropriate by city ordinance for recycling shall be disposed of in the appropriate containers.
17. No radio or television aerial or satellite dish shall be attached to or hung from the exterior of the building without the prior written approval of the Lessor or the managing agent.
18. The Lessee shall purchase and maintain adequate homeowners insurance coverage. The insurance policy must include personal property loss and liability coverage. The Lessee must provide the Lessor with documentation of compliance with the requirements of this house rule.
19. Water closets and other water apparatus in the building shall not be used for any purposes other than those for which they were constructed, nor shall any sweepings, rubbish, rags or any other article be thrown into the water closets. The cost of repairing any damage resulting from misuse of any water closets or other apparatus shall be paid for by the Lessee in whose apartment it shall have been caused.
20. Cats, dogs, and other pets are permitted in the building only if the pets do not create a nuisance. Dogs must be licensed by the New York City Department of Health. Cats must be spayed or neutered and must have received all customary immunizations. Pet owners are required to provide the Lessor with documentation of compliance with the requirements of this house rule. In no event shall dogs or cats be permitted on elevators or in any of the public portions of the building unless carried or on a leash. No pigeons or other birds or animals shall be fed from the window sills, or in the yard, court spaces or other public portions of the building, or on the sidewalk or street adjacent to the building. Pet owners are responsible for eliminating any odor or other byproducts of their pets.
21. No Lessee shall send any employee of the Lessor out of the building on any private business of a Lessee.
22. No vehicle belonging to a Lessee or to a member of the family or guest, subtenant or employee of a Lessee shall be parked in such manner as to impede or prevent ready access to any entrance of the building by another vehicle.
23. The Lessor shall have the right from time to time to curtail or relocate any space devoted to storage purposes. Storing hazardous or flammable material, such as paint, in a storage bin is not permitted.
24. The floors of each apartment must be covered with rugs or carpeting or equally effective noise-reducing material to the extent of at least eighty (80%) percent of the floor area of each room excepting only kitchens, bathrooms, closets and foyers.
25. 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 the prior written consent of the Lessor or its managing agent.
26. The Lessee shall keep the windows of the apartment clean. In case of refusal or neglect of the Lessee within ten (10) days after notice in writing from the Lessor or the managing agent to clean the windows, such cleaning may be done by the Lessor, which shall have the right, by its officers or authorized agents, to enter the apartment for the purpose of such cleaning and to charge the cost of such cleaning to the Lessee.
27. The agents of the Lessor, and any contractor or employee authorized by the Lessor, may enter any apartment at any reasonable hour of the day for the purpose of inspecting such apartment to ascertain whether measures are necessary or desirable to control or exterminate any vermin, insects or other pests and for the purpose of taking such measures as may be necessary to control or exterminate any such vermin, insects or other pests. If the Lessor takes measures to control or exterminate carpet beetles, the cost thereof shall be payable by the Lessee, as additional rent.
28. Complaints regarding maintenance of the buildings shall be made in writing to the managing agent of the Lessor.
29. The Lessee shall abide by all arrangements made by the Lessor with the garage operator with regard to the garage and driveways thereto.
30. Any consent or approval given under these House Rules by the Lessor shall be revocable at any time.
31. These House Rules may be added to, amended or repealed at any time by resolution of the Board of Directors of the Lessor.
| Insurance | Permalink | Contents |
Shareholders are required to carry adequate homeowner’s insurance coverage of their apartments, fixtures and furnishings, and personal possessions. Shareholders may be responsible for damage to other apartments caused by leakage from plumbing, basin, or other fixtures in their apartments; we therefore require that the insurance policy cover such eventualities as well. If you have not already done so, please provide the Board of Directors with a copy of your current insurance policy; send it to our managing agent.
If you’re in the process of purchasing a new insurance policy, comparison shop for the best rates and coverage, which will vary widely from company to company, so contact several different agencies. Look under “Insurance (Homeowners)” in the yellow pages.
Consider the following when comparing policies:
Type of Coverage. Damage to personal property from fire, smoke, vandalism, wind, hail, and water (caused by damaged plumbing); theft of personal property on and off the premises; personal liability for lawsuits if, for example, your bathtub overflows and damages the apartment below, or your dog bites a neighbor, or someone slips and falls in your apartment due to negligence.
Amount of Coverage. (1) Cost and deductibles — The cost of a policy will depend on your living situation and is based on such factors as the number of apartments in the building, the construction of the building, whether you live alone or with others and your relationship to them. (2) Noninsurable items — Some insurance companies will not insure certain items, such as stereo systems.
| Keys to Entrances, Elevators and Mailboxes | Permalink | Contents |
One key to the entrance, one key to the elevator (for access to the basement), and one key for the mailbox are provided to each shareholder or renter when s/he first takes possession of an apartment. There is a deposit of $10 each for the entrance and elevator keys. The first mailbox key is issued free of charge or deposit. If the shareholder or his/her sublessee/renter loses any of these keys, s/he must notify the superintendent; deposits are forfeited in the event of key loss. Replacement mailbox keys will be issued for a nonrefundable charge of $5 each.
Duplicate entrance and elevator keys for others who share the household are available for a deposit of $10 each as well. Talk to the superintendent to get additional keys. If you sell your apartment, you must return the keys to get back your deposit(s).
Entrance and elevator locks will be replaced occasionally for security’s sake. Announcements to shareholders and sublessees/renters will be made in such instances. When this happens, shareholders (or sublessees/renters) should turn in the old keys to the superintendent for replacement.
| Laundry Facilities | Permalink | Contents |
Laundry facilities are located in the basements of 31-37 Nagle Avenue and 14 Bogardus Place. Laundry rooms are open 24 hours a day. A change machine is provided for your convenience in the 31-37 Nagle Avenue laundry room. It dispenses quarters in exchange for 1-, 5-, 10-, and 20-dollar bills.
If you encounter a problem in the laundry room, please alert the superintendent or call the laundry company, Savon Wash, at 1-800-SAVON-21. If there are ongoing difficulties that have not been resolved adequately by Savon Wash, please bring them to the attention of the managing agent. (See also Washing Machines and Dryers.)
| Lead Paint Notification | Permalink | Contents |
Lead poisoning is a serious condition that most often affects children between infancy and six years of age. The source of lead is often the original paint in older apartments (those built before 1960), which may contain lead. Children can be exposed to lead when paint peels and the children breathe in the dust or eat paint flakes. The co-op is required to notify residents of the possibility that there is lead in the old paint of our apartments and inform them of how to protect their children. For this reason, residents of record — tenant shareholders and sublessees/renters alike — are required to complete and return a lead paint notification form indicating whether there are any children residing in the apartment. This form is sent by the management company to residents every January or February.
| Maintenance (and Rent) Payments and Late Fees | Permalink | Contents |
Maintenance is due on or before the first day of each month. (If you rent a co-op-owned apartment, then your rent is also due on or before the first day of the month.) Maintenance (and rent for co-op-owned apartments) may be delivered by mail to the management company’s lockbox. Make your check payable to “Nagle Apartments Corp.” and send it to Blue Woods Management Group, Inc., G.P.O. Box 9316, New York, New York 10087-9316. Don’t forget to write your account number on the check, include the payment stub, and make sure the address shows through the envelope window.
A late fee of $20 may be assessed if your full maintenance (or rent) payment is not received and credited by the 14th day of the month. If you do not pay your maintenance (or rent) on time, you will receive notices from the managing agent. The managing agent will be happy to meet or speak with you by phone to discuss and resolve the problem. If you do not pay your maintenance (or rent) for two months, and do not meet with the managing agent to resolve the problem, eviction proceedings will be initiated (see Evictions).
| Mortgage Loan Refinancing | Permalink | Contents |
One of the main reasons homeowners refinance their mortgages is to take advantage of lower interest rates. If rates have lowered since the time of the original mortgage loan you obtained to purchase your shares in the co-op (known as a “share loan”) you might refinance your mortgage at a better rate and therefore reduce your monthly payments.
A general rule of thumb states that if rates drop by two percentage points, then it’s worth it to refinance. However, it might be worth it to refinance with only a one-percent drop in interest rates if you find a good deal on refinancing costs. A new lender may be willing to negotiate a reduction of points or a waiver of the title search, application, credit check or other fees.
To determine whether it’s worth it for you to refinance your share loan, you should do a break-even analysis. This analysis will help you figure out how many months it will take before you break even, after taking into consideration all the up-front refinancing costs, any prepayment penalty on your current loan, and the savings in interest payments. You can do this analysis online yourself by using the “Mortgage Refinance Savings Analysis” calculator available on our accountants’ Web site. Or ask your financial advisor to help you.
Some lenders offer a zero point/zero fee loan, which means that you do not have to pay most of the fees generally required; however, your monthly payments may be somewhat higher (lenders generally will charge a higher interest rate for this type of loan). The zero point/zero fee loan eliminates the need to do a “break-even analysis” since there is no up-front expense that needs to be recovered.
If you do decide to refinance, you should understand that you will not only have to fill out the paperwork required by your financial institution and meet their requirements, you will also have to fill out paperwork and gather materials for the co-op. The co-op must protect its interests and agree to the refinancing as well.
You must therefore contact our managing agent (see Managing Agent) as soon as you start thinking about refinancing, and you will be sent guidelines listing the requirements. Among these are: maximum financing allowed, copy of loan commitment letter, proof of current debt service, proof of current income, financial statement, credit release authorization, all obligations to the co-op must be current.
| Moving | Permalink | Contents |
Before moving in or out of the co-op, you must notify the managing agent and make arrangements with the superintendent. You will be asked to pay a moving fee of $150 to help defray the costs of extra cleanup work on the part of the superintendent and porter. You will also have to make a refundable deposit of $200 to cover expenses of the co-op in the event that there are any damages resulting from the moving process. If there are no damages, you will get back your $200 deposit.
Moving must be scheduled between the hours of 9 a.m. and 3 p.m. on weekdays only. Please be considerate of your neighbors and avoid making excessive noise when you move.
| Noise and Other Disturbances | Permalink | Contents |
All residents of our co-op have the right to the “quiet enjoyment” of their apartments. This means that we should all take care not to make excessive noises or create disturbances that interfere with the comfort and convenience of other residents. No one is allowed to play musical instruments, stereos, television sets, or other sources of amplified sound in a loud manner between the hours of 11 p.m. and 8 a.m. the following morning, if it annoys or disturbs other residents. At other times, please be reasonable in the level of noise you produce.
Similarly, construction or repair work and other noisy activities (such as putting up picture frames or assembling furniture) should be done only between the hours of 9 a.m. and 5 p.m.
If you have a complaint about ongoing noise from a neighbor, please contact the managing agent. She will try to resolve the problem through negotiation with the offender. If you have a complaint about a disturbance or noise that is likely to be short lived — such as a noisy party, a fight in the hallway, or a disturbance in the street — call the 34th Police Precinct at (212) 927-9711 and they will take care of it.
| Notices and Building News | Permalink | Contents |
Official notices from the managing agent or the Board of Directors and other news about the building will be posted on the bulletin boards located in the lobby of each building. Notices may also be posted inside the elevators and in the laundry room bulletin boards. Or they may be distributed under apartment doors or by mail. They will often also be posted on our Web site’s news page.
Residents are encouraged to use the bulletin boards for announcements and information. However, they are not to be used by individuals or businesses outside our co-op.
| Painting | Permalink | Contents |
Shareholders do not need to get the Board’s permission to paint their apartment. The Board’s concern is that the painting be done in such a way as to be minimally disruptive to other residents. Work should be done between the hours of 9 a.m. and 5 p.m.
If you hire a contractor to do the painting, the contractor must be insured and must provide a certificate of insurance naming the co-op, the shareholder, and the managing agent as insureds.
Shareholders are responsible to make sure that contractors dispose of materials properly and do no damage to any common areas. Additionally, it is the shareholder’s responsibility to make sure that hallways and public areas are kept clean and free of dust and debris resulting from sanding, plastering, etc.
If you need suggestions on hiring good, inexpensive contractors, talk to the superintendent.
| Pets | Permalink | Contents |
Cats, dogs, and other pets are permitted in the co-op only if the pets do not create a nuisance. You should ensure that your pet does not interfere with the right of other residents to the “quiet enjoyment” of their apartments (see Noise and Other Disturbances). In addition, you must be certain that your pet does not pose a threat to the safety of any person and that you eliminate any odor or other byproducts of your pet.
Dogs in our co-op must be licensed by the New York City Department of Health. Cats must be spayed or neutered and must have received all customary immunizations. Pet owners are required to provide the co-op with documentation of compliance with these requirements. If you have not already done so, please send our managing agent a copy of such documentation.
If there are complaints about a pet that is said to be interfering with other residents, the burden of proof will always be on the pet owner, and the decision of the Board regarding resolution of any such disputes is final.
Pets should always be carried or on a leash in the public areas of the co-op, and, as a matter of courtesy, pet owners should inquire before entering an elevator with a pet whether other passengers object to riding with the pet. Dogs are not permitted in our garden/courtyard, and pigeons, cats, and other stray animals should not be fed anywhere around the co-op.
| Playground | Permalink | Contents |
Our spacious interior courtyard (see Garden/Courtyard) is home to a wonderful toddlers’ playground. It is a terrific space for children to play and families to meet. The playground is designed specifically for 1-5 year olds. Older children can use the newly renovated Anne Loftus Playground, at the corner of Broadway and Dyckman Street.
The floor of the playground is layered with rubber safety surfacing, which helps to minimize the impact of trips and falls. In addition, the playground is equipped with gates around the stairs to prevent falls down the stairs. However, no playground is immune to danger. To create a safe environment for the young ones in your family, please follow these commonsense guidelines:
Children aged 6 and older must not use the equipment — it is not designed to support and therefore not safe for children above the age of 5. Besides, older children can damage the equipment.
An adult must be present at all times to supervise the children.
Make sure the gates to the stairs are closed and latched before allowing children in the playground. Do not let the children play with the gates.
Use caution around the window guards.
Clean up after yourself. Please bring food and other garbage indoors and dispose of it properly. This is not the super’s responsibility.
Have fun, but be safe!
| Recycling | Permalink | Contents |
Please help our super and the co-op in our recycling efforts. When we recycle, we help protect the environment by reusing materials that would otherwise end up in waste dumps here in New York State and throughout the world. Besides, recycling is the law in New York City. Every time we don’t recycle properly, our buildings get charged a fine (currently between $500 and $2,000 per violation). These fines could translate into higher maintenance and rent charges to you in the future.
You can dispose of your recyclable items in the recycling bins located in the basement of your building, by the laundry room. Please sort your recyclables as follows:
In the blue bins with blue (or clear) plastic bags …
Plastic bottles and jugs, including milk, juice, soap containers with narrow necks
Beverage cartons and drink boxes
Aluminum products, including foil and disposable pans
Metal cans
Household metal scraps, such as old metal pans, irons, and wire hangers
Empty aerosol cans
Paint cans (remove the lids and recycle them as well)
In the green bins with clear plastic bags …
Magazines, newspapers, catalogs, phone books
Paper and envelopes, computer paper
Paper bags
Cardboard products (remove and discard inside wrappers from cardboard boxes)
Cardboard/paper egg cartons (no Styrofoam)
Pizza boxes (discard food scraps)
Corrugated cardboard boxes should be broken down and placed next to the recycling bins
Do not recycle anything else: do not recycle glass items, other kinds of plastics like deli and yogurt containers, styrofoam, plastic toys, etc. Discard these items in the regular trash cans (with black plastic bags).
For information on discarding regular garbage, see Garbage Disposal.
| Repairs and Maintenance | Permalink | Contents |
The questions most frequently asked by shareholders involve whose responsibility it is to repair and maintain things in their apartments. Basically, it boils down to the difference between inside and out. The shareholder is responsible for everything inside the apartment. This includes interior walls, floors, visible plumbing fixtures and gas lines, electrical wiring inside the apartment up to and including the breaker/fuse box, dripping faucets, running toilets, appliances, etc.
The co-op is responsible for everything outside the apartment, including the common areas and building systems. Among these are heating equipment, water supply, plumbing lines within the walls, electrical risers up to but not including the breaker/fuse box in each apartment, etc.
If you need to have something repaired for which the co-op bears responsibility, please call the superintendent or place a written request in the communications box in the lobby of your building or under the super’s apartment door in 14 Bogardus Place. Renters/sublessees should contact their landlords for repairs inside their apartments.
For a more detailed discussion of the obligations of the shareholder and the co-op regarding maintenance and repairs, see Paragraph 18 of your Proprietary Lease. (See also Alterations and Renovations, Bathroom Maintenance, and Window Maintenance.)
| Roof | Permalink | Contents |
No one is permitted on the roof, except in the case of fire. However, even in a fire emergency, you should try to go down below the fire, not up to the roof (see Fire Safety and Smoke Detectors).
| Roommates | Permalink | Contents |
The New York State Roommate Law allows an apartment tenant or owner-occupant to have a roommate, but only if the tenant or owner-occupant is the only person who signed the lease (or the Proprietary Lease in the case of owner-occupants). If two or more people signed the lease, they are not entitled to have any roommates. A roommate is a person who lives with you who is not a member of your immediate family (that is, not your spouse, child, grand-child, parent, grandparent, brother or sister), is not a guest (see Guests), and pays part of the rent or maintenance.
If you’re eligible to have a roommate and choose to do so, the Roommate Law requires you to inform the Co-op Board of the existence of your roommate within 30 days of the roommate’s having moved in. You will need to notify the Board in writing via the managing agent about your intentions. In your letter, include the name and contact information of your roommate.
| Security | Permalink | Contents |
The co-op has done several things to help ensure the security of its residents. Our front door keys are expensive and may not be duplicated. We have locks on the elevators so that only residents may reach the basement. We have an intercom system so that you know who you’re buzzing into the building. And we have installed security cameras at each entrance so that you can view who is at the door by tuning to cable Channel 76. We also hold several parties throughout the year so that neighbors may meet neighbors.
However, we need your cooperation as well. Here is what you can do for security:
Get to know your neighbors.
Never buzz anyone in without first hearing their voice on the intercom or seeing them on your television screen on Channel 76.
Install a safety gate on the window leading to the fire escape (see Fire Escapes and Window Gates for more information).
Always make sure the front door closes behind you when you enter or exit the building.
Do not enter the building behind someone who pushed in front of you. Turn around, walk down the sidewalk, and seek assistance.
If someone pushes in behind you, start screaming for help immediately.
Do not be shy about calling the 34th Precinct (212-927-9711) or 911 if you see someone acting suspicious.
| Selling Your Shares in the Co-op | Permalink | Contents |
As soon as you are thinking of putting your apartment shares on the market (whether with a broker or privately), you should contact the managing agent to obtain a resale application package. The package includes an application and instructions on other documentation that has to be submitted by the prospective shareholder, such as income verification, credit authorization, reference letters, a mortgage commitment letter (if applicable). Once all of the materials are complete, the Board will review the application and schedule an interview with the prospective purchaser(s).
The co-op has a Web page where available apartments can be listed for sale, and apartments listed on the web page will also be posted on the bulletin boards in the lobbies. To list your apartment, fill out the online Apartment Listing Form.
There are some points to keep in mind when showing your apartment for sale. If you are using a broker who will have keys to the building and the apartment, you must notify the managing agent and the superintendent. Open houses are not permitted without the consent of the Board of Directors. Signs on the building or in windows are not permitted.
If you are marketing the apartment yourself, remember that you will be inviting strangers into your home to see your apartment. Get as much information as is reasonably possible about the prospective purchaser. Remember that visitors to the building should not be buzzed in without first identifying themselves to you.
| Selling Your Shares — Capital Gain Exclusion | Permalink | Contents |
If you sell your shares in the co-op, you may be able to exclude some or all of the profit realized on the sale, up to $250,000 ($500,000 on joint tax returns). If you can exclude all of the gain, you do not need to report the sale on your tax return; that is, you will not have to pay any taxes on the profit. If some (or all) of the gain cannot be excluded, it is taxable as a capital gain (20% tax rate), and you must report it on Schedule D of IRS Form 1040.
(Please note that shareholders are eligible for this tax benefit only if the sale occurs on a co-op tax year when at least 80 percent of the co-op’s gross income originates from shareholders. That is, no more than 20 percent of the co-op’s gross income can come from commercial sources such as the garage.)
To claim the exclusion, you must meet the ownership and use tests. This means that during the five-year period ending on the date of the sale, you must have:
Owned the shares in the co-op for at least two (2) years, and
Lived in the apartment that the shares entitle you to occupy as your main home for at least two (2) years.
If you owned and lived in the property as your main home for less than two years, you can still claim an exclusion in some cases. The maximum amount you will be allowed to exclude will be reduced.
(If you have a capital loss, rather than a gain, unfortunately, you will not be able to claim the loss as a deduction.)
For more information on the home sale exclusion, request Publication 523, “Selling Your Home,” from the IRS. (See Tax Deductions for information on other tax advantages available to shareholders.)
| Storage Facilities | Permalink | Contents |
A limited number of storage lockers are available to tenant-shareholders in the basement of each building. The lockers are four feet wide, four feet deep, and six feet high and can be rented for a fee of $15 per month, which is added to the maintenance bill. You are not permitted to store combustibles or other hazardous substances in the lockers. If you are interested, contact our managing agent. (See also Bicycle Storage.)
| Smoking in Public Areas | Permalink | Contents |
Smoking is prohibited by law in the common areas inside our buildings. These areas include lobbies, elevators, hallways, stairways, laundry rooms, and basements. Please be considerate of your neighbors — don’t smoke in public areas!
| Sublet Policy | Permalink | Contents |
“The primary purpose of the Corporation is to provide residences for shareholders …” (Article I of the By-laws of Nagle Apartments Corp. [PDF, 32KB]). To ensure that the Corporation meets its primary obligation to its shareholders, the Board of Directors has formulated, adopted, and will enforce a fair sublet policy that balances the needs of the co-op community with the rights and desires of individual shareholders.
Sublet approval is an extraordinary accommodation provided to the shareholder; it is not a right derived from ownership. Excessive subletting has a detrimental effect on the ability of potential buyers, existing shareholders, and the co-op itself to obtain financing from lending institutions. It also has a negative impact on residents’ quality of life. For these reasons, subletting is generally discouraged.
However, there are circumstances that may justify individual shareholders’ subletting their apartments for a limited period of time. Examples of such circumstances include a sudden temporary transfer overseas or an appointment as a visiting professor. The Board is open to individual needs and considerations and will evaluate requests for permission to sublet on a case-by-case basis.
The co-op’s sublet policy ensures a safe, quiet, and owner-oriented quality of life, while protecting the financial investments and ability to obtain financing of all shareholders.
Subject to the limitations in Paragraph 38 of the Proprietary Lease, which specifies the rights of holders of unsold shares, the Board of Directors has adopted the following regulations to guide the administration of sublets:
1. Right to Sublet. The right to sublet is contingent on a history of current maintenance payments.
2. Length of Sublease. The term of a sublease may not be for a period of less than six (6) months or more than twelve (12) months. No sublease may be renewed without the express prior written consent of the Board of Directors.
3. Maximum Subletting Period. A shareholder may be allowed to sublet his/her apartment for a cumulative maximum of two (2) years out of every six (6)-year period. The six-year period begins on the date the first sublease period starts.
4. Exceptions. Exceptions to Paragraphs 1-3 will be considered on a case-by-case basis. The Board will hear the request and grant an exception by a majority vote of all Board members (5 out of 9 votes in favor).
5. Request for Consent to Sublet. To obtain consent to a sublet or to renew, a shareholder must submit a written, signed request to the Board of Directors, via the Managing Agent, at least 60 days in advance of the proposed starting date of the sublease. The request must include reasons for the proposed sublet, details including the proposed term of the sublease, and the shareholder’s residence or location during the term of the sublease. Consent will be granted or denied by a majority vote of the Board of Directors. [For your convenience, a Request for Consent to Sublet Apartment (PDF, 44KB) is available online. Fill it out online, print it, and mail it to the managing agent.]
6. Sublet Application and Approval. If consent is granted:
6a. the following must be submitted to the Board of Directors via the Managing Agent:
— a completed and signed sublet application,
— a copy of a completed and signed sublease agreement,
— an affidavit signed by the prospective sublessee stating that they have received a copy of the house rules and that they agree to abide by them,
— a check from the prospective sublessee in the amount of $75 to run a credit check, and
— a check or money order in the amount of the sublet fee (see Item 7 below); and
6b. the proposed subtenant must be interviewed and approved at the following Board meeting or at a special Board meeting scheduled specifically for that purpose.
7. Sublet Fee. The shareholder will be charged a sublet fee of $7 per share per year. The sublet fee will be prorated for subleases that are shorter than one year in length. The fee is due along with the sublet application upon submission (see Item 6 above).
| Supervision of Children | Permalink | Contents |
Children are not allowed to play in the public halls, stairways, elevators or laundry rooms. They can play in the garden/courtyard and the toddler playground (for children 5 years old and younger). All children in public areas must be supervised by an adult at all times. (See also Playground.)
| Tax Deductions | Permalink | Contents |
Shareholders in a co-op corporation are considered by the Internal Revenue Service to be homeowners. As a shareholder, you are entitled to deduct your share of the real estate taxes and mortgage interest paid by the cooperative on tax years when at least 80 percent of the co-op’s gross income originates from shareholders. If you obtained an individual mortgage to purchase your shares in the corporation (also known as a “share loan”), you are also entitled to deduct any interest paid on that loan. Finally, if you sell your shares after owning them and living in the apartment for at least two years, some or all of the profit realized on the sale may be exempt from capital gains taxes (see Selling Your Shares in the Co-op — Capital Gain Exclusion).
(Please note that shareholders are eligible for these tax advantages only on co-op tax years when at least 80 percent of the co-op’s gross income originates from shareholders. That is, no more than 20 percent of the co-op’s gross income can come from commercial sources such as the garage.)
At the beginning of every year you will receive a letter from the co-op’s accountants that indicates how many dollars per share for (1) real estate tax and (2) mortgage interest you will be allowed to claim as itemized deductions on Schedule A of IRS Form 1040. You will also receive a Mortgage Interest Statement (IRS Form 1098) from our management company that indicates the exact dollar amount that you can deduct for mortgage interest (but not for real estate tax).
If you owned the shares for only part of the year, the 1098 form will reflect this. You are allowed to deduct mortgage interest and real estate tax only for that portion of the year you owned the shares.
If you were granted any real estate tax abatements or STAR credits during the year, which were reflected as maintenance credits or received by check, your real estate tax deduction must be reduced by the total amount of the abatements you received.
The interest paid on the individual mortgage (share loan) is reported on a Form 1098 sent to you by your financial institution.
| Tax Relief Programs | Permalink | Contents |
Residents in our co-op have been eligible for two tax relief programs in the last few years: real estate tax abatement and STAR.
The real estate tax abatement has been granted since 1997 to co-ops and condos that qualify. This abatement is redistributed to shareholders as a refund on their maintenance bills over the first six months of the year.
STAR is the New York State School Tax Relief Program, and provides an exemption from the school portion of property taxes for owner-occupied primary residences. In New York City, residential property owners are eligible for this real estate tax break as long as their property is their primary residence, and they correctly file a STAR exemption application with the New York City Department of Finance. This refund also appears on the maintenance bills of shareholders who qualify.
These tax refunds must be subtracted from the real estate taxes you declare as itemized deductions on your IRS 1040 form (see Tax Deductions).
| Washing Machines and Dryers | Permalink | Contents |
Washing machines and dryers are not permitted in apartments so as not to overburden apartment and apartment line plumbing, and thus to prevent flooding. When you need to wash your clothes, laundry facilities are available in the basements of 31-37 Nagle Avenue and 14 Bogardus Place. (See Laundry Facilities for more information.)
| Web Site | Permalink | Contents |
NaBors Apartments maintains a Web site on the Internet with lots of information on the co-op and on our neighborhood. The URL for our Web site is www.naborsapts.org. Comments and suggestions for improvement of the Web site are welcome; send them to the .
| Window Guards | Permalink | Contents |
Window guards are safety devices intended to keep young children from falling out of apartment windows. By law, every apartment with children 10 years of age or younger must have them. For this reason, residents of record — tenant shareholders and sublessees/renters alike — are required to complete and return a window guard notification form. This form is sent by the management company to residents every January. You must return the completed form by February 15th. The co-op will install window guards for you at no charge if children 10 years of age or younger reside in your apartment. Please note that window guards are designed only to prevent falls, not to protect you from intruders.
| Window Maintenance | Permalink | Contents |
Shareholders are responsible for cleaning their apartments’ windows periodically. You are required to clean them or have them cleaned at the very least once every six months. You or any contractors you hire to clean your windows from the outside must abide by any laws pertaining to window cleaning. The cooperative corporation is not liable for any injuries resulting from window cleaning. For more information on this requirement, see Paragraph 30 of the Proprietary Lease.
If there are any cracked or broken window panes in your apartment, please call the superintendent to schedule a replacement, or place a written request in the communication box located in the lobby of your building.
| Acknowledgments | Permalink | Contents |
Written, edited, published and maintained by Eduardo Gómez with assistance from other Board members and our managing agents. This interactive, online version is made possible with the magic of Movable Type, the best blog script out there.