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

Annual budget meeting 2018 – Update

The following is a reproduction of a memo dated 21 December 2018, distributed by management to all shareholders.

Dear Shareholders,

During our December meeting, the Board set the budget for the 2019 fiscal year. Due to the fiscal responsibility of the Boards over the past several years, we are proud to announce that this year we will only have an increase of 1.25%, and the capital assessment of maintenance will maintain at 10%. This is the lowest overall increase implemented in the last 9 years.

This modest increase ensures that we will have sufficient cash on hand to fund all co-op operations while having additional funds in case of an emergency. The capital assessment will allow us to fund needed improvements in both the short and long term, while also assuring lenders that our co-op’s finances are sound.

The Board understands that any increase can greatly affect our shareholders, and we do not take that fact lightly. Operating expenses increase incrementally year over year due to inflation, and we have many fixed costs that we cannot control. With the little discretionary funds we have to work with, we try to set up projects that improve our wonderful co-op and make it a great place to live, like our playground last year.

In order to improve security for the building and to address our aging intercoms that require more maintenance every year, included in this budget is a plan to upgrade the intercom system for all the buildings. More information will follow in the upcoming year as plans start to form.

Nagle Apartments Corp. Board of Directors

Co-op Board meeting calendar, 2018–2019

The following meeting schedule was approved at the 13 August 2018 Co-op Board meeting.

Co-op Board meetings for 2018–2019 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 2018–2019 have been scheduled as follows:

  • Monday, 13 August 2018
  • Monday, 24 September 2018 (4th Monday)
  • Monday, 22 October 2018 (4th Monday)
  • Monday, 12 November 2018 (Veteran’s Day)
  • Special financial planning Board meeting (CLOSED) – Monday, 10 December 2018
  • Monday, 14 January 2019
  • Monday, 11 February 2019
  • Monday, 11 March 2019
  • Monday, 8 April 2019
  • Monday, 13 May 2019
  • Monday, 10 June 2019
  • Annual shareholders meeting – Thursday, 20 June 2019, 6 p.m.

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

NaBors Oktoberfest 2018 – Sunday, 30 September, 2pm

Come meet your NaBors …

What: Oktoberfest 2018

When: Sunday, 30 September, 2pm
[Rain date: Sunday, 7 October, 2pm]

We bring: Brats, dogs, veggie kabobs, H2O and beer

You bring: A side dish to share and any beverage other than beer that you may want

Playground area: Face painting w/ Rachel and balloon animals (3–4:30pm)

Roof deck: Fun photo ops and comfy seating

Lower deck: Food served

We need numbers to purchase food, so in order to better plan, we ask that you either RSVP by 19 September—online at or contact a board member and let them know. Thank you!