COVID-19 – Update, 3 April 2020

The following is a reproduction of a memo distributed to all residents on 3 April 2020 (PDF of original memo).

To: All Residents – Blue Woods Management Group, Inc. properties

Date: 3 April 2020

Re: COVID-19 – Update, 3 April 2020

Please see below information, reminders and guidelines during these trying times.

No smoking

  • Do not smoke outside of any building entrance. This is not permitted at any time and especially during this period of social distancing. Walk away from the building if you are going to smoke.


  • To prevent the virus from becoming airborne, do not shake out laundry before washing.
  • Use the hottest wash and dry cycles allowed for your clothing to help eliminate the virus.
  • Do not use more detergent that the manufacturer suggests. Rather use bleach where allowed by your clothes.
  • Clean laundry should not go in the same bag or basket as dirty laundry. Disinfect the bag or basket after removing dirty laundry so clean clothes are not contaminated.
  • Do not place dirty laundry on folding tables. Only clean clothes should be touching the tables.

Financial struggles

  • Many shareholders may have financial issues during this difficult time. Management is looking at any opportunities that may allow relief to the corporation, which can be passed along to shareholders. Currently there are no mortgage or real estate tax relief offered to corporations. There are forbearance relief programs for any personal mortgages you may have to help lessen the financial burden at this time. We highly recommend pursuing those options available.

First responders

  • Thank you to all the residents who are first responders and people working on the front lines to keep everyone safe and sound. That includes those in the medical field, police, fire, and the unsung heroes working in grocery stores. We also thank the building staff for continuing to do their jobs and provide extra cleaning services.

COVID-19 – Updated rules and guidelines

The following is a reproduction of a memo distributed to all residents on 1 April 2020 (PDF of original memo).

To: All residents of Nagle Apartments

Date: 1 April 2020

Re: COVID-19 – Updated rules and guidelines

Given the fast-spreading coronavirus pandemic, and the need to severely limit everyone’s exposure, we are enhancing previous guidelines to maximize the safety of our residents and building staff. These rules and guidelines are effective immediately.

Building matters

  • The gym has been closed following state guidelines. Gym fees will be credited back for March and April as well as any future months. April fees will appear on your statement as they were processed before credits could be applied. You will see credits on your May statement.
  • Access to the roof and fire escapes is not allowed at any time other than an emergency. This is still in effect during the current health crisis. This is a major violation.
  • Garage parkers please check with the garage for closures during the evening and weekends. If you need your car for essential work purposes, please contact them. The corporation does not operate the garage.


  • Many neighbors have volunteered to help those who are in need. The list of volunteers is posted in the lobby. You can also contact for contacts.

Guests/domestic employees

  • We strongly suggest you either have no or few guests to help protect yourselves and the most vulnerable residents of the building.
  • Domestic employees such as dog walkers are not considered essential workers and should not be entering the building. Please be aware that there are scams involving cleaning services throughout the city. Any cleaning company must provide insurance before entering apartments.


  • Delivery personnel, including packages, should not deliver to apartments. If you are able to go to the lobby or can have someone get a package for you, please do so.
  • All residents should come down and pick up takeout food deliveries outside the front door if they are able to do so. If unable to go down, we suggest asking a volunteer for assistance.
  • We strongly suggest that you prepay your order to minimize cash transactions and expedite the picking up of your order.

Moves/large deliveries

  • All moves and large deliveries (e.g., furniture) that are not already scheduled will not be permitted for the next 4 weeks and may be limited after that time, as well. Unit owners should contact management.

Apartment alterations

  • To limit the number of visitors to the building and following non-essential work ban, all apartment alterations are cancelled for the next 4 weeks and may be limited after that time. Unit owners should contact management. Only emergency or essential repairs will be permitted in apartments during this time.

Building staff

  • The staff have been directed not to enter residents’ apartments unless there is an immediate health/safety issue or an emergency condition (e.g., fire or flood) within the apartment that requires immediate attention.
  • In all interactions, we urge residents and staff to be mindful of each other’s personal space and to practice social distancing.
  • The staff will continue with daily cleaning of commonly used surfaces, including wiping down the lobby door handles, laundry machines, and elevator buttons several times a day.


  • Please refrain from self-cleaning public areas. Improperly diluting bleach can be harmful to you and other residents and the employees. Only the staff should be cleaning common areas.
  • Clothing and electronic recycling have been suspended by the city. Do not bring any clothing or electronic recycling to the basement. It will not be picked up and creates a burden for the staff.
  • Do not dispose of any large bulk items. We realize this is a good time to do spring cleaning, but it creates unnecessary traffic and work for the staff at this time.
  • All trash must be tightly bagged before putting in the compactor or brought to the basement.
  • Do not leave items on top of barrels and make sure all lids are closed.
  • Do not leave anything in the compactor closets or outside the compactor. We are trying to keep the building as clean as possible and need everyone’s help.

Social distancing

  • Please limit riding in the elevator with anyone you are not currently staying with in your apartment. It is perfectly acceptable—indeed recommended—that you request that individuals wait for the next elevator.
  • Please do not linger in the laundry room while waiting for clothes to be washed. Limiting the number of people in the room is imperative. Once clothes are in, please leave the area.
  • Do not linger in the lobby or outside entrances for any length of time.

These rules are in line with the steps being taken by the NYC property management community. We expect total compliance with these rules. Staff have been directed to inform management if residents are not adhering to these rules, and we ask you do the same.

We hope all residents remain healthy and safe!

COVID-19 – Volunteers and reporting

The following is a reproduction of a memo distributed to all residents on 19 March 2020 (PDF of original memo).


To: All residents ­– Blue Woods Management Group, Inc., properties

Date: 19 March 2020

Re: COVID-19 – Volunteers and reporting

As we continue to monitor the evolving situation, at this time we want to start a volunteer response team in each building to help those that are in need. There may be residents who are elderly, disabled, have pre-existing health conditions or just in need of general assistance at this time. If you are able to assist with getting groceries, supplies or whatever a resident is in need of, please notify and sign up on the COVID-19 Response Neighbor Volunteer Sheet located in the lobby by the passenger elevator. Please both sign the sheet and email so that residents can see immediate sign ups and we can print updated sheets as volunteers sign up. You do not need to list all forms of contact (APT, home, cell or email), but please pick the one easiest in which to contact you.

Please be reminded that management will not be disclosing any names of any resident who may be infected or has tested positive for COVID-19. We will notify the building if there is a positive test result in the building but will not give specifics. Residents’ medical confidentiality will be protected. It is extremely important that if a resident has suspected symptoms and definitely if they have tested positive, to contact management confidentially to make sure proper steps are taken with local and federal authorities and recent contacts are notified if tested positive.

We once again encourage all residents to visit the websites listed below as they are the official channels that Blue Woods is relying on for information.

Official websites:

COVID-19 – update

The following is a reproduction of a memo distributed to all residents on 12 March 2020 (PDF of original memo).

To: All Residents – Blue Woods Management Group Inc. properties

Date: 12 March 2020

Re: COVID-19 – update

Please be assured that Blue Woods Management is continuing to monitor the evolving COVID-19 situation. Our agents are all receiving text alerts from the City and we are actively monitoring the CDC website and the NYC and State DOHMH websites.

We encourage all residents to visit these websites as well as they are the official channels that Blue Woods is relying on for information.

Official websites:

Cleaning procedures:

Blue Woods has already instructed staff to wipe down and disinfect common elements daily such as entry doors and handles, elevators call stations and buttons, laundry machines, etc.p Blue Woods is also providing all our resident managers and superintendents in all counties with the official cleaning and disinfection guidelines as provided by the NYC DOHMH. All staff members have been asked to follow these guidelines to the best of their ability. The link to these methods can be found below.

One major point contained within these guidelines are what staff is supposed to do when entering a resident’s apartment:

If the superintendent or a member of the building staff must enter your apartment for repairs or other reasons, they have been instructed (as per DOHMH guidelines) to ask the following questions:

  1. Has anyone (including household staff) in the home had fever, cough and/or shortness of breath?
  2. In the 14-days before the visit, has anyone in the home traveled outside the United States or recently had contact with a person suspected or confirmed to be infected with COVID-19?
  3. IF YES TO INTERNATIONAL TRAVEL, and the place of travel is on the CDC’s affected geographic areas of widespread/sustained community transmission:

If you say yes to both questions and the visit can be postponed, the staff will politely ask to re-schedule in 14 days or when the occupant or the household members are feeling better.

If you say yes to both questions and the visit cannot be postponed, the staff has been instructed to politely ask that the sick individual(s) do the following:

  1. Where possible, remain in a separate room with the door closed.
  2. If a separate room is not available, maintain at least a 6-foot distance from the staff person at all times until they have left the home, AND wear a facemask, if available.

Hand sanitizer:

We are doing our best to secure as many hand sanitizing stations/dispensers as possible, along with adequate refills. While the demand is high for such products, our suppliers are doing their best to have deliveries made as soon as possible. Once delivered, your staff will determine where to place them (main entrances, service entrance, lobby, first floor elevators, amenities areas).

Building precautionary measures:

Should the situation become worse in NYC where daily life is affected, Blue Woods will be providing additional guidance to our residents. In the meantime, it is suggested that residents follow the suggested advice:

  1. Ensure that you have keys/fobs to the front entrance of your building.
    1. If you do not have either of these, please see your resident manager/superintendent to secure one/both.
  2. Order necessary supplies as you deem appropriate.

Potential reduction in staff/services:

If staff are unable to work due to health or other factors, Blue Woods will communicate with our residents. However, please be prepared for the following:

  1. Closure of amenity spaces
  2. Possible restriction of deliveries or amended protocols on how deliveries are made
  3. Renovations and building projects will be suspended
  4. Seeking volunteers to assist with certain building operations
  5. Reduction of non-essential visitors

Blue Woods preparations:

Blue Woods employees will be following guidance from local and state authorities. We will remain open until advised otherwise. In the event our employees need to work from home, we do have systems in place where all our employees are able to access the tools required to perform most of their day to day functions. If an employee does become ill and is unable to work, they will advise Blue Woods and we will communicate that information to the appropriate parties.

What will Blue Woods do in the event someone suspects they have COVID-19:

Directly from a leading New York Real Estate Law Firm (SSRGA):

Any board or owner that has reason to believe that a tenant or resident may have contracted the virus or been exposed to it should seek information on the health status directly from that tenant or resident. If a board or owner learns that a building occupant is confirmed to have coronavirus, a series of further procedures should be implemented:

  1. Privately confirm with the infected individual that he or she has alerted appropriate health authorities, such as agencies of the City of New York and State of New York and the CDC, obtain confirmation of the same and confirm that they will not leave their apartment for the amount of time specified by the relevant authorities.
  2. Communicate privately with the tenant or resident to determine how that person intends to manage the illness. Will they self-quarantine? Do they anticipate visitors or medical support personnel who would have exposure to the illness and travel through common areas of the building? Do they intend to leave their apartment before two weeks has elapsed? While boards do not have the ability to direct the behavior of a resident, it is very important to know the person’s intentions to effectively and accurately communicate with others in the building.
  3. While there has been some controversy over disclosure, we believe that a board has a fiduciary duty to alert building occupants if there is a confirmed case of coronavirus – not just possible exposure, which could include all residents of the building — in the building and explain the measures that are being taken to prevent its spread (e.g., the person is following all governmental protocols for quarantine). Privacy considerations are paramount and naming the infected individual, or providing information on that person’s location, should be avoided. The alert should specify that the person is self-quarantining, or that he or she is under governmental order to not to leave the apartment for two weeks for any reason, including even for ministerial tasks such as taking trash to the compactor chute.
  4. The inevitable question from fellow residents which will follow is: “Who is the infected person?” It is our recommendation that, due to a resident’s right to privacy and in order to promote full disclosure without any fear that that person might be publicly ridiculed or shamed, a board or owner should not disclose the infected person’s name so long as the infected individual is following proper government promulgated protocol. If the infected person is not following protocol, then appropriate authorities, like DOH, should immediately be contacted. Refusal to identify the infected person may cause some dissension among other residents, but so long as the person remains quarantined we understand there is no risk of contaminating others from one apartment to another and there is no known instance of the spread of COVID-19 or coronaviruses from person-to-person over long distances, such as through HVAC systems. See attached NYC Department of Health Coronavirus Disease General Disinfection Guidance for Commercial or Residential Buildings, dated March 5, 2020 (the “NYC Guidance Memo”).
  5. Proper procedures should also be shared with all building staff. Building employees should be instructed to inform property managers if they suspect they are ill, or if they have a confirmed illness. In the event of a confirmed employee infection with coronavirus, other employees and tenants should be alerted that they may have been exposed to the virus, but the identity of the employee should not be shared. Buildings should anticipate that building staff my call in sick and be out or work for as long as two weeks. See also the NYC Guidance Memo concerning staff entry into residents’ apartments.
  6. Finally, boards and owners should not present themselves as medical authorities or provide specific guidance on the illness to residents. However, boards and owners may direct residents to prevention information recommendations from authoritative sources such as the CDC and/or the DOH.

Reminders/helpful tips:

All New Yorkers should continue to practice general flu prevention measures including:

  • Cover your cough or sneeze with a tissue or sleeve.
  • Wash your hands regularly.
  • Avoid touching your face.
  • Avoid close contact with people who are sick.
  • Get your flu shot – it’s never too late.
  • Know the symptoms: fever, cough and shortness of breath.
  • Stay home if you’re feeling sick. Call your doctor and let them know your symptoms and travel history.
  • Avoid nonessential travel to affected areas.

We hope that this situation does not escalate further, and we hope all remain healthy and safe.

Coronavirus precautions

The following memo was distributed to all building residents on 10 March 2020 (PDF scan of original memo).

To: All residents of Nagle Apartments Corp.

From: Justin Verret

Re: Coronavirus precautions

We would like to advise all residents that the building staff is wiping down the elevator buttons and the entry doors on a more frequent basis with disinfectant. Both the hallway call buttons and the interior elevator cab buttons are being cleaned. We have increased the frequency in these cleanings in an attempt to prevent any germs from spreading within the buildings.

Also, there is a lot of misinformation in the media and on the internet. Our advice is to take direction from the Center for Disease Control (CDC); their recommendations are as follows:

  • Avoid close contact with people who are sick.
  • Avoid touching your eyes, nose and mouth.
  • Stay home when you are sick.
  • Cover your cough or sneeze with a tissue, then throw the tissue in the trash.
  • Clean and disinfect frequently touched objects and surfaces using a regular household cleaning spray or wipe.
  • Follow CDC’s recommendations for using a facemask:
    • CDC does not recommend that people who are well wear a facemask to protect themselves from respiratory diseases, including COVID-19.
    • Facemasks should be used by people who show symptoms of COVID-19 to help prevent the spread of the disease to others. The use of facemasks is also crucial for health workers and people who are taking care of someone in close settings (at home or in a health care facility).
  • Wash your hands often with soap and water for at least 20 seconds, especially after going to the bathroom; before eating; after blowing your nose, coughing or sneezing.
    • If soap and water are not readily available, use an alcohol-based hand sanitizer with at least 60% alcohol. Always wash hands with soap and water if hands are visibly dirty.

We also recommend that you only heed the advice issued by the CDC or the World Health Organization.

Annual budget meeting 2019 – Update

The following is a reproduction of a memo dated 20 December 2019, distributed by management to all shareholders.

Dear Shareholders,

During the December meeting, the Board finalized the 2020 budget. In the first quarter of 2020, thanks to favorable interest rates, the Board will refinance the remaining balance on our mortgage and our line of credit into a new 15-year mortgage. This new mortgage will allow us additional funds for future capital improvements, while maintaining a sufficient reserve, and saving the co-op at least $50,000 in annual operating expenses.

The new reserve funds from refinancing our mortgage allows us to eliminate the 10% capital assessment of maintenance effective January 2020. While we will have an increase in our maintenance to cover our 2020 operating expenses, by eliminating the capital assessment, you will see a savings of $0.35 per share on your monthly costs. The Board is excited to be able to offer this reduction in overall shareholder costs while still being fiscally responsible going forward.

The mandatory modification to our elevator system at a cost of $78,000 is incorporated within the 2020 budget. This cost is fully accounted for within our operating expenses and will not require a special assessment to the shareholders. Going forward, part of the funds obtained through our new mortgage will be earmarked for a new boiler, and the Board will be exploring options shortly.

To ensure the continued financial fitness of our co-op and to prevent the need for future assessments, the Board is considering a change to our proprietary lease, subject to approval by two-thirds of shareholders at our annual meeting, to institute a flip tax. The exact terms haven’t been decided, but we plan to explore different options, including instituting the tax on the buyer. Flip taxes are commonly used by other co-ops in the neighborhood to bolster their capital funds. We hope that you will attend our next board meeting or reach out to a Board member to express your opinion on this issue.

Nagle Apartments Corp. Board of Directors

Co-op Board meeting calendar, 2019–2020

The following meeting schedule was approved at the 12 August 2019 Co-op Board meeting.

Co-op Board meetings for 2019–2020 are typically scheduled on the second Monday of every month, with some exceptions, from 7:30 to 9:30 p.m., in the community room in the basement of 37 Nagle Ave.

All shareholders are welcome to attend the regular Board meetings!

The Board meetings and other meetings for 2019–2020 have been scheduled as follows:

  • Monday, 12 August 2019
  • Monday, 9 September 2019
  • Tuesday, 15 October 2019 (third Tuesday)
  • Monday, 4 November 2019 (first Monday)
  • Special financial planning Board meeting (CLOSED) – Monday, 9 December 2019
  • Monday, 13 January 2020
  • Monday, 10 February 2020
  • Monday, 9 March 2020
  • Monday, 6 April 2020 (first Monday)
  • Monday, 11 May 2020
  • Monday, 8 June 2020
  • Annual shareholders meeting – Wednesday, 24 June 2020, 6 p.m.

All meetings are scheduled to begin at 7:30 p.m. unless otherwise noted and are subject to change.

2019–2020 Board of Directors

[See PDF announcement.]

Below is a list of the shareholders elected to the Board of Directors at the 2019 annual meeting of shareholders, to serve until the 2020 annual meeting.

Stephen Sameroff – President (37 Nagle)
Lizz Furtado – Vice President (31 Nagle)
Aiah Wieder – Treasurer (31 Nagle)
Paul Wolfram – Secretary (37 Nagle)
Alex Becerra (37 Nagle)
Juan Botero (14 Bogardus)
Elizabeth Braley (14 Bogardus)
Babette Crain (14 Bogardus)
Jeannine Jones (31 Nagle)

2019 Annual Meeting of Shareholders, 20 June 2019

To: All Shareholders of Nagle Apartments Corp.
From: Justin Verret
Date: 13 May 2019
Re: 2019 Annual Meeting of Shareholders, 20 June 2019, 6pm

Enclosed you will find the Notice of Meeting for the Nagle Apartments Corp. 2019 Annual Meeting of Shareholders. Please fill out the proxy and mail it or fax it to my attention to ensure we have a quorum for the meeting. If you are going to attend the meeting, your proxy will not be used.

If you wish to run for the Board, please send a bio to my attention so it can be distributed to the shareholders before the meeting. I should be in receipt of this bio no later than Thursday May 30th in order to have it distributed prior to the meeting. You can still nominate yourself at the meeting or prior, but if a bio is not received before May 30th, it will not be made available to shareholders until the day of the meeting. You are encouraged to include a picture or headshot. The bio can be emailed to and should be in Word format.

This year’s meeting will be held in the courtyard of the Nagle Apartments, New York, NY 10040. Food and refreshments will be served starting at 6pm. I look forward to seeing you all there. Please contact me if you have any questions.


Personal income tax return data for 2018

The following is a reproduction of a memo sent on 14 January 2019 to all shareholders by our co-op’s certified public accountants: Prisand, Mellina, Unterlack & Co., LLP. View/download the scanned memo (PDF, 55KB).

To: Shareholders of Nagle Apartments Corp.

Re: Personal income tax return data for 2018

Dear Shareholders:

Under the provisions of Section 216 of the Internal Revenue Code, a tenant stockholder of a Cooperative apartment is entitled to deduct from personal gross income a proportionate share of interest and real estate tax paid or incurred by the Cooperative Corporation.

For the year 2018 your per share individual income tax deductions are as follows:

Mortgage interest     $10.21 per share

Real estate tax     $24.54 per share

These deductions are available only if you itemize deductions in your individual income tax returns and may be limited.

For the year 2018, if you were granted any real estate tax abatements, reflected in a maintenance credit or received by check, your real estate tax deduction as stated above should be reduced by the amount of the abatements you received.

In order to compute your total deductions for 2018, multiply the number of shares owned by you, as indicated on your stock certificate, by the amounts per share stated above. If you became a stockholder, or sold your stock in the Corporation during 2018, you are permitted to deduct a fractional part of the figures, based on the proportionate part of the year you owned the stock.

Contributed capital in 2018 was $14.92 per share for mortgage amortization and $8.30 per share for capital assessment. This is not a deduction, but an increase in the basis of your investment.

Should you have any questions regarding the application of the aforementioned information to your individual income tax returns, please consult your personal tax advisor.

Certified Public Accountants