| Questions For Supers - 1101 to 1150 | |||
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•questions page navigation •go to most recent question •frequently asked questions •ask a question •questions by category |
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| last update on Monday April 07, 2008 03:41 PM PT January 2008 | |||
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| QUESTIONS POSTED | |||
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Question #1150: I'm living in a rental apartment;
the toilet flush valve exploded about 7 months ago flooding the apartment.
The landlord fixed it, but it happened again and this time the damage was
very bad. The management office told me no problem, they will fix it again.
I'm living with fear that it will happen again. Do I have any chance to
break the lease?
Post your answer Answer/Comment: Ask your question in the forum at tenant.net. |
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Question #1149:
I am a union residential super and I would like to know if the porters are
allowed to paint the property if needed? Can they paint the basements,
exterior apartment doors, hallways, ceilings, etc.? If they are allowed to
ONLY do "touch up" painting, what exactly does that mean?
Post your answer Answer/Comment: This is the one of the oldest questions asked. To be honest there is NO answer. I know a super who had to paint every hallway door in the building, over 200 doors. The union could not help him, and HE had to do it - not the staff. Many years ago rule of thumb was anything below the lobby, any area that was mechanical or utility was painted and maintained by staff. Touch up means for example doors that have scratches on them the scratches are painted but not the entire door. Be very careful. Times are tight and managing companies are becoming more pain in the butts about additional work to be performed. This question is better asked to and answered to your union delegate. I would be interested in hearing the answer so please, do drop me a line when you find out. Peter Grech, GBOC |
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Question #1148:
What would the approximate monthly payments be for liability insurance that
a landlord would have to pay (monthly)? The place is in a small town in
upstate New York and has five apartment units. Just a ballpark figure would
be a great help.
Post your answer Answer/Comment: Your question is too vague. Might I suggest calling an insurance broker in your town or county and ask them, as the answer depends on many factors, part of which are what work will be performed. Peter Grech, GBOC |
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Question #1147:
I live in a New York City housing apartment, and when me and my family moved
in neither the stove nor the refrigerator were replaced. Now the stove's
oven is not working properly and every time my mother uses the oven the
carbon monoxide alarm goes off (she doesn't use it anymore). I would like to
know if the housing development has to replace the stove with a new one, and
if we were entitled to get a new stove at the time we moved in?
Post your answer Answer/Comment: The lease is the governing document. you need to read the lease and see what it say. NYC laws require a landlord to provide a working stove. Landlord does not have to buy you a new stove but can either repair the current stove or replace the stove with another stove that works, and within reason the same type and size as the old stove. As for were you entitled to a new stove before you moved in, the answer is no. A working stove, yes. Peter Grech, GBOC |
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Question #1146:
My partners and I are renovating an old commercial building into a 100-unit
Section 8 complex. We're gutting the building, so all the internal
construction will be new. Each unit will have its own furnace and water
heater. My question is: Will I need a full-time super immediately? If so,
how much should I offer?
Post your answer Answer/Comment: New York State codes requires a super for 13 apartments or more. Limits the super to live in the building or within 200 feet. There is no mention of part time or full time. New York City codes requires a super for 9 apartments or more to live in the building or within 200 feet. The code further states that the owner must provide adequate janitorial services but does not state full time or part time. The code further states that no one janitor or super will perform janitorial service for more then 65 apartments. This means that the janitor/super in your case must have additional help. But again it does not state full time or part time. But to be honest with you anything more then 60 apartments is a full time job. Peter Grech, GBOC |
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Question #1145:
What is the New York state law on occupancy in a one room co-op apartment
(it is only one person).
Post your answer Answer/Comment: NYS housing maintenance Code, Chapter 3 Article 5: Every person occupying an apartment in a class A or Class B multiple dwelling or in a tenant occupied apartment in a one or two family dwelling shall have a livable area of not less then eighty (80) square feet. The maximum number of persons who may occupy any such apartment shall be determined by dividing the total livable floor area of the apartment by eighty square feet. Floor area of the kitchen may be included in the total square foot count but bathrooms, hallways and closets are not to be counted. For every two persons who may lawfully occupy an apartment one child under four years old may also reside therein. Peter Grech, GBOC |
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Question #1144:
I have someone who is interested in getting a boiler license for a
building. They are a super for a building now in a New York City co-op. We
are looking to see if you know where we can look up and find practice tests
for the boiler license. Also the material that you need to study.
Post your answer
Answer/Comment:
There is NO practical test for boilers in NYC unless you are applying for a high pressure license. If you are applying for a high pressure license (which 99% of NYC buildings do not require) they you need 4 years of class for high pressure boilers, and 3 out of 5 years working experience under a Stationary Engineer. Also prior to taking a test you need three written letters of references from three Stationary Engineers. Also you need to prove your work experience and class room work.
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Question #1143:
Are radiators/heat required in living rooms and bedrooms in New York City
residential buildings?
Post your answer
Answer/Comment:
The only rule I know about is a minimum room
temperature required based on the time of year and the outside temperature.
On this site see:
http://www.nysupersclub.org Answer/Comment: Actually the NYC building code states that living rooms and bed rooms must have a means of producing heat. For the exact wording go to NYC building codes, Article 5 S27-740; the wording and tables are not too complicated. Peter Grech, GBOC |
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Question #1142:
I would like to know what is the differences in job positions and duties for
a superintendent in a co-op building, condominium building and rental
building, and would the duties vary if the buildings are union or non-union?
Post your answer Answer/Comment: To be honest with you, this question is way too big and the answers you ask for are too many to list here. Perhaps you should come to our meeting and ask us in person. There are too many variables and conditions, etc. Peter Grech, GBOC |
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Question #1141:
I currently just got a job on the lower east side working as superintendent.
It is a 20 unit building, part-time position. The old super is still around
but on disability, he is leaving in about two months. The whole 15 years
that he has worked he has been under the union 32BJ. The management company
has not mentioned anything about me joining the union. My question is, can
the management take me on without joining the union, even though the
building is still under contract until 2010?
Post your answer Answer/Comment: This question is best asked to and answered by your union. Ask around to find out who the shop steward is on your block and ask him / her. You can also call Local 32BJ and ask them. On a side note, management rarely will ask you to go join the union. After you have passed your trial / probation period, you should just go to the union and join and don't say a word to management. That's what most people do. Peter Grech, GBOC |
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Question #1140:
I live in a 15 story co-op building and our apartment is right above the
boiler room. In the past the pump for the boiler was making a short noise
that sounds like an elevator working and stopped with a big bang that was
shaking everything. At some point it was doing this every 2 minutes which
drove us insane. After we complained to the management they switch on the
other pump and the new problem is that the new pump is working 24/7 making
that rumbling elevator like noise, a constant noise that we cannot take
anymore. After we complained again they tried to fix the problem by
installing a rubber pad (like a shoe sole size) underneath the pump which
didn't do any good. They said there is nothing else they can do, the only
other option they said is to switch back to the old pump, the one with the
banging noise. Please help us with advice, what do you think? Is it normal
for a boiler pump to run nonstop especially when it is so noisy? Is there
anything we can do to change this? Can we take any legal steps if the
management is not willing to change or fix the problem?
Post your answer Answer/Comment: It sounds like the condensate is very hot. The pump will CAVITATE when it runs. Cavitation happens when the centrifugal pump tries to pump water and the water flashes into vapor - it will sound like gravel is moving in the pump. This can happen in an open system such as a steam system when the water is near boiling point. If this is the problem you need to repair defective steam traps. Joe Shkreli |
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Question #1139:
I am a board member of a small - 18 unit - building in the East Village. Our
very competent p/t super was recommended to us by our management company.
His paycheck is issued through the board of directors. We understand that he
should be insured, but not sure whether it should be the responsibility of
the management company, the board or the super who is, ultimately, an
independent contractor. Moreover, what insurance should he have to cover
both his welfare as well as that of the physical plant.
Post your answer Answer/Comment: I don't pretend to be an attorney or tax consultant. You seem to consider the super as a sub contractor, but the IRS rules are quite clear and you may find yourselves in a bad situation with them. That said, contractors provide their own insurance, however, cost of said insurance is usually covered in the invoiced amount. MAKE SURE YOUR SUPER INVOICES YOU EVERY MONTH if he is a contractor. That my friend was a strong tip to help aviod the you know who. I would talk to your insurance carrier to see what requirements they want or suggest. Then see if they will provide it for the contractor. As for health, management may have a group insurance plan that the super may join. Peter Grech, GBOC |
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Question #1138:
I am a part time but live-in super in a 20 unit co-op building. I was on
approved vacation (I arranged for coverage and the management company signed
off on this) and when I returned I found out I had been terminated for
budgeting reasons. I have an apartment in the building and nowhere to go.
The management company is saying I can stay on for two months. I have one
contract I signed three years ago when I started that says the terms are
binding for one year. Question: do I have to leave the apartment within 2
months? What if I refuse to leave?
Post your answer Answer/Comment: Yes you have too leave. Consider yourself lucky that you got 2 months and not 30 days. If you fail to move out, the owner of the building has the right to charge you rent for the apartment at the going rate and start eviction proceedings against you. You are not going to win. See if they can give you severance pay or moving pay. Peter Grech, GBOC |
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Question #1137:
What is the different between a Superintendent and a Resident Manager? What
is there description between? Can I get a book with description of duty.
Post your answer Answer/Comment: The answer you are seeking would take too long to type here and have different considerations for different conditions. I suggest that you come to a meeting and ask us there, that way we have the time to go over it all. Job descriptions for a super or resident manager do not exist in general. Every building is different and therefore, no two job descriptions are the same. Peter Grech, GBOC |
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Question #1136:
I have a downstairs neighbor whose seven year old child loves to jump around
in that apartment and causes bad vibrations in my apartment. I have one 5x9
foot rug in one room and scatter rugs in the other rooms. I have been told
wall-to-wall carpeting will not stop the vibrations. Any suggestions?
Post your answer Answer/Comment: Yes that is true, wall to wall carpet won't make a difference. Common courtesy will, but not everyone has it. So the next thing you need to do is look at your house rules and make sure that they are enforced. Joe Shkreli |
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Question #1135:
How and with what should a strainer be cleaned with?
Post your answer Answer/Comment: Soak strainer in kerosene for several minutes to loosen any built-up sludge. Carefully clean strainer with old, soft toothbrush. Joe Shkreli |
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Question #1134:
Is there any school or academy in the Bronx or Manhattan where the
boiler/superintendent classes are free? Currently I'm not employed - my wife
is only.
Post your answer Answer/Comment:
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Question #1133:
I have 12 5-gallon buckets of old descaling chemicals (15+ years old). How
do I go about disposing of these? 311 and Sanitation were no help at all.
Post your answer Answer/Comment: I suggest you Google "Chemical Disposal" oogles and oogles of information shown. (http://www.google.com/search?client=firefox-a&rls=org.mozilla%3Aen-US%3Aofficial&channel=s&hl=en&q=chemical+disposal&btnG=Google+Search) William Aristovulos |
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Question #1132:
Can a large residential building (700 units) with a staff of 75 employees
have an assistant superintendent as well as a superintendent? Are there any
requirements due to the size of the complex, or is this unheard of?
Post your answer Answer/Comment: Yes they most certainly can have an assistant super / resident manager. No, this is not unheard of and is common in most large buildings of 500 apartments and over. Peter Grech, GBOC |
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Question #1131: What
courses should I consider when taking a superintendents position? There are
5 buildings and over 100 apartments. Can you recommend courses in the
Manhattan area?
Post your answer Answer/Comment: You should know basic plumbing, electrical, carpentry and of course you should know how boilers operate, but most importantly, people skills. Joe Shkreli Answer/Comment: You should also know about fire safety, pest management and lead paint laws. Peter Grech, GBOC |
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Question #1130: Is
there a website I can go to take a practice exam for the low pressure oil
burner exam?
Post your answer Answer/Comment: There is nowhere online you can go and take a practice exam. You can go to the NYFD and just take the exam. If you fail, then you can go back and retake the exam in a week. Peter Grech, GBOC |
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Question #1129: We
used sulfuric acid for a slow drain, and now the odor is killing us. How can
we get rid of the odor, fast.
Post your answer Answer/Comment: You need to keep flushing the drain with cold water. However, if you used that acid on the drains expect the drains to leak shortly and will need to be replaced. Peter Grech, GBOC |
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Question #1128: What
is best way to control heat if tenant opens window or puts washcloth etc. on
thermostat. I currently have thermostat in basement but it is too cold and
used to be in tenant apart and abused. Very rough area.
Post your answer
Answer/Comment: Talk to your heating company. There are products on the market that will operate the boiler using outside sensor along with return sensors. The type of sensors and location depends on the type of heating system you have. Let them do the survey and tell you the best course of action. Peter Grech, GBOC |
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Question #1127: My
father worked for local 2, a maintenance and superintendents union for 10
years from 1963 to 1973 or 1974. He thinks he contributed to a pension plan
during that time with the union, but does not know how to find out
information. Do you have any ideas? I have tried to search the web without
success.
Post your answer Answer/Comment: Try calling the union, 212.388.3800. Curt Bergeest Answer/Comment: Local 2 and Local 54 were assumed by other unions back in the mid to late '70s. Local 54 was assumed by local 32BJ. I do not know who assumed local 2. As Curt suggested, call Local 32BJ and maybe they will be able to help you. Otherwise, call the Realty Advisory Board on labor relations. They may be able to help you. 212 889 4100. Peter Grech, GBOC |
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Question #1126: I
have been a superintendent for over seventeen years and never have I been in
a building that requires a FSD certificate. I am currently looking for a new
job and see a lot of jobs requiring a FSD certificate. How can I obtain this
certificate, so I can apply for these jobs.
Post your answer Answer/Comment: Are you in the union? If you are, give them a call and sign up for a class. If not take a look here. Ken Botte Answer/Comment: MetroTech in Brooklyn. Curt Bergeest |
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Question #1125: When
are landlords required to install security bars on windows? One of the
apartments in my building is clearly accessible from the roof of the
neighboring building. Some people have told me bars need to be provided when
there is demonstrable access to a space.
Post your answer Answer/Comment: To the best of my knowledge there is no code or law requiring a land lord to provide security bars for apartments. Peter Grech, GBOC |
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Question #1124:
I would like to know how I can go about going for training or schooling to
be a porter. Where do I start?
Post your answer Answer/Comment: I found out that 32BJ offers a diploma class called "Lead Cleaner / Cleaning Foreperson", for those who are union members. You can also check out this site on nyc.gov. Ken Botte Answer/Comment: You really don't need training to be a porter for most buildings, most supers will want to train you the way they like to have things done anyway, but as far as I know there is no formal training to become a New York City residential building porter. Answer/Comment: I'm not sure if there are classes to become a porter, there might be, but you shouldn't let trying to find training to be a porter hold you back. Train yourself. Do you know what a porter does? A typical building porter's job is to clean. they know how to collect trash, sweep, mop, vacuum, clean the windows. If you can clean or practice cleaning your home, sidewalk and yard you can train yourself. Ken Botte |
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Question #1123:
Where can I get info on live-in super requirements for Westchester (NY)
county?
Post your answer Answer/Comment: For Westchester, NYS Multiple Dwelling Laws will apply as well as any local Law issued by Westchester county or city. Peter Grech, GBOC |
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Question #1122:
I would like to know, I am replacing the hallway lights in a 20 family
residential walkup, can I put the lights on a motion-activated switch
instead of having the lights on all night. They would activate the second
any tenant opens their door.
Post your answer Answer/Comment: Yes. The fact of the matter is a lot of buildings are doing the very same thing as a way to conserve energy. Roberto Cardona |
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Question #1121:
I have studied for and want to take the P99 Boiler exam, but right now am
laid off. How can I take the exam and get license if I don't have a
building? Can a friend who is a super write a letter for me stating that I
work for him? Can my union write the letter stating that I'm fit even though
I don't have a location?
Post your answer Answer/Comment: You can take the exam without having a location. You must provide the Fire Department with a letter of recommendation from a SCHOOL, as well as proof you took a class. The FD will let you take the exam with those two items and you will have one year to provide the FD with an address. IF you have a friend do as you suggest, that will be fraud and both of you will be prosecuted by law. NYFD has the best record system of all city agencies and there is no fooling them in the long run. Peter Grech, GBOC |
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Question #1120:
I am working in a high rise apartment building as a handyman, 480 units. I
have my New York City certificate for FSD, boiler, central smoke alarm,
sprinkler. HVAC, and I am performing these duties also. I used my
certificate at building department that I am the certified operator and
maintenance for these premises and been doing this for the past 20 years at this location. The company pays for renewal of my permits. The question is what my salary should be for these duties. Post your answer Answer/Comment: If you are in a union then the union will set the minimum. If you are not in a union then you are on your own. In any event, your salary depends on how good you are at what you do and how well you can negotiate a pay increase. Peter Grech, GBOC |
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Question #1119:
We have no doorman or super in our 6-unit Manhattan condo. Recently, we have
had major problems with boiler flooding and radiators on the top and bottom
floors leaking. My neighbor and I have spent the last 2 weeks meeting with
plumbers, fuel delivery techs, boiler repairmen, etc. not to mention
spending LOTS of time down in the boiler room. We have had sewerage and
steam pipe leaks pointed out to us as well as boiler chimney pulling away
from the wall. We proposed hiring a part-time super who might come in 1 or 2
times a month to walk-through our building, do maintenance and make any
necessary repairs. Does this kind of employee exist? And if so, where do we
find him or her?
Post your answer Answer/Comment: Yes such supers do exist, in fact I do that now in my spare time. You can have someone come in maybe twice a week, inspect your systems and perform some other duties such as sweep the front of your building as well as mop and put out the garbage and recycling. If you are looking for a part time super place an ad on our website under jobs, someone will respond. Roberto Cardona Answer/Comment: Yes this kind of person exists. There are many supers who have 3, 4 and 5 or more small buildings like the one you describe in the same general area - some have them in different neighborhoods and travel by car or subway. Don't be afraid to pay a good one well, a good part-time super is hard to find and worth a lot. You're welcome to browse our resumes page and our situations-wanted page and put a free help-wanted ad on our jobs page to find such an employee. |
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Question #1118:
My five month old daughter has a delicate skin condition. She requires a
washing machine for her clothes that does not use fragrance or dye. The
people in charge of my building state that I'm not allowed to have a washing
machine in my apartment in New York, but nowhere in my lease states that I
can't have a washing machine, nor have I signed a paper that states that I
agree with not having a washing machine. If I get a washing machine do they
have any legal rights to stop me from doing so, even though it's not in my
lease?
Post
your answer Answer/Comment: The lease agreement is the legal document spelling out yours and your landlord's rights and obligations to the other party. Read the fine print - on this page as well as in your lease. |
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Question #1117:
I am a contractor in Brooklyn. I need to know if there is a permit needed
from the NYC DOB in order to install a ventless washer / dryer in a co-op
building? My board says that I would need a permit. I say I do not and just
need a licensed plumber and electrician with a vibration mat, pan, and
shut-off sensor. Who's right?
Post
your answer Answer/Comment: Check out the Department of Buildings website, in particular the Applications and Permits page, then call the department by borough if you can't find your answer (DOB contact info page). |
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Question #1116:
The super of the co-op building where I live is retiring soon, now the
building's board president is thinking to bring her nephew to replace him.
He doesn't know anything about buildings maintenance but there is the
handyman who has been working for more than six years in the building and
wants the position, he has plenty of knowledge of buildings maintenance as
well as licenses. Do you think it's fair for him not to get the position,
and what can be done to make sure he gets it?
Post
your answer Answer/Comment: As my personal opinion, I think your board president is a vulgar, power hungry ***. But unfortunately that is my personal opinion. Where is the rest of the board on this? I firmly believe your board president has a conflict of interest scenario forming here, which is something most honest and well run co-ops avoid like the plague! Many rental property owners often indulge in nepotism. One would only hope co-op boards were somewhat exempt from this. Does the nephew have all the required certificates and licenses? I think the rest of the board should veto your president, and truly give the job to the qualified person who has given his hard work to the building. I guess all is fair in co-ops and war! William Aristovulos |
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Question #1115:
What are the laws pertaining to decorating a fire escape? I live on the top
floor of a four story building in Brooklyn. Can I put plants on it or hang
window boxes? Can I use a carpet or put wood down on it? Also is it legal to
sit on the fire escape?
Post
your answer Answer/Comment: NOTHING is allowed on your fire escape. Please peruse this random violation I glossed off the web. (http://nyc.everyblock.com/building-violations-issued/by-date/2008/1/9/649476/) Sounds like the stuff you wish to place on your fire escape, word for word. As for being on the top floor, remember firs escapes have up and down escape routes. The life you save may be your own. William Aristovulos Answer/Comment: No, you are not allowed to place plants, carpets or anything that may act as an obstacle in the event of a fire emergency, and the fire escape has to be used as a means of escape. That applies to you as well as your neighbors - NYPD law. The same can be said about the hallways, no floor mats, shoes or umbrella stands are allowed.
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Question #1114:
I'm a super of a 96 unit co-op apt building, free rent and pay no benefits.
I'm not in a union. Of course in a co-op everyone is your boss. Lately there
has been a lot of tension with the shareholders towards me, I feel there's
no one to help me, even my manager brushes me off. I also feel that any day
they could turn around and tell me that I'm no longer needed. I'd like to
know what are my rights? I mentioned one time to one of the shareholders
that I would like to join a union, right away he told me if that happens
they will fire me. Any advice would be appreciated.
Post
your answer Answer/Comment: Well it sounds like you're in a pretty bad situation, based on what you said. You're not union, so you have no union contract to protect you and I assume you have no formal work contract between yourself and the building. My advice would be for you to start looking for a new job and a new place to live a.s.a.p. If what you said is true you have no protection and it sounds like you were a "hire at will" which also means they can fire you at will, with no explanation. Also remember no matter how much the shareholders love you, everyone is replaceable, and in no time you will be just a memory. Joe Shkreli Answer/Comment: The sad fact is that you have very few rights without union backing. And yes, they CAN tell you at any time that you're no longer needed. If you have told them you'd like to join the union, then they cannot fire you - for that reason - but they can trump up some other charge to get rid of you and you'll still be out a job. My advice, get the jump on them and start looking for another job. A good super doesn't need to be working under such coercive conditions, and the great positive about this is that you can end up finding another job that is more than you ever could reasonably hope for, and certainly much more to your liking in all ways than what you have now. Yes it's a great upheaval in your life that you might not want or need, but it may be the best thing that ever happened to you - if you will it to be so and make it so. Answer/Comment: My friend, the writing on the wall says start looking for a job because as I am responding to your post they are interviewing for your position. |
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Question #1113: My
super replaced my toilet bowl due to a crack in the porcelain. I noticed
that this was an old bowl, not a new one. Are there any laws that state I
should have gotten a brand new bowl? I was disgusted at having the clean
someone's bowl!
Post
your answer Answer/Comment: To the best of my knowledge, your super does NOT have to provide you with a new toilet. The only legal requirement is that it is a low flush model. William Aristovulos Answer/Comment: Why is that disgusting, to clean "someone's bowl"? What do you think supers and handymen, or for that matter, maids or housekeepers, do every day of their lives? |
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Question #1112: How
can I become a member?
Post
your answer Answer/Comment: Simply click here http://www.nycsta.org/membersignup.htm or click "Member Enrollment" on the left side frame. Welcome Aboard! William Aristovulos |
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Question #1111: We
are a co-op building in Queens and would like to provide health insurance
for our super. Is group insurance available through your organization, or do
you have other suggestions for reasonably priced health insurance?
Post
your answer Answer/Comment: Currently we do not offer group life insurance. We are an educational association and feel our efforts are best served in that capacity. Encourage your super to join us! It is a small investment with perennial benefits of further learning in the multifamily industry. William Aristovulos Answer/Comment: It is something we've looked at and may do in the future, so stay tuned. |
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Question #1110:
A tenant asked for a spare key to the entrance door of the building to give
to their out of town guests and to leave with a neighbor if they get locked
out. There are two living in the apartment, both have a key. Do I have to
provide them with a third spare key?
Post
your answer Answer/Comment: Security, security, security... you would be handing those spares over to strangers, think about it. I would tell them no. Ken Botte Answer/Comment: No you don't have too. If two keys plus a mail box key is what is given to the apartment renters, then that is it. Your responsibility is only to the tenant in this case. Peter Grech, GBOC Answer/Comment: Don't think so, but why not do it as a matter of good will? It's such a small thing, you may think why should I do such a thing for them? But the tables could be turned on you with the same question - it's such a small thing, why not just do it? |
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Question #1109:
One of my boilers failed to change from gas to oil during a Con Ed
interruption due to a malfunction; BIG fine. Any options or recourse?
Post
your answer Answer/Comment: If it failed to switch, then you should get your boiler mechanics over to find out why, and to solve this problem. Joe Shkreli Answer/Comment: I have heard that you can get an automatic switch-over system installed so that Con Ed can do the change-over themselves. I would ask Con Ed if they can install such a device. I would also ask your boiler company as well. Peter Grech, GBOC |
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Question #1108:
The real estate management company for my building refuses to give me a
spare set of keys. Do I have any options? (One of the keys is a "do not
duplicate."). Post
your answer Answer/Comment: This would depend on what your lease states. If there is one person in the apartment, then most likely only one set is given out. If two people live in the apartment, then two sets will be given out. It is spelled out in the lease. If the lease has no rule of the key then you may demand a spare set and have to pay for them. Peter Grech, GBOC |
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Question #1107:
Are there any certificate of fitness classes in Queens? LaGuardia is no
longer training because of lack of students. It's hard for me to get to
Manhattan. Post
your answer Answer/Comment: I am not sure which certificate of fitness you are referring to, there are many! However if you wish to take one of the several we offer, please click here http://www.nycsta.org/membersignup.htm. We are reasonably priced, especially if you join the association and we do offer night classes (in Manhattan). Yes I know it is hard for you to get into Manhattan, but is only once a week for two weeks. William Aristovulos |
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Question #1106:
I live in a small co-op in Manhattan and our garbage system consists of the
regular standard chute which then leads to a small dumpster in the basement.
If this chute gets clogged the super is required to reach up into the chute
and try and clear the clog. Isn't that a serious health issue removing raw
garbage from a chute? Is this considered to be up to building code?
Post
your answer Answer/Comment: Unfortunately, cleaning a clogged refuse chute is the nature of the beast. If you work in a multi-family building, you have to clean a refuse chute once in a while. Now, some logic prevails here. Heavy industrial rubber gloves with long cuffs, and goggles should be worn. William Aristovulos Answer/Comment: Garbage chutes do get stoppages. Building staff have to free up the stoppages. As far as I know, there is no building code as to how a chute is to be cleared of a stoppage. Is it a health issue? It could be. In my 32 years I have never heard of any staff member getting ill from the garbage. One of the biggest dangers of moving garbage by hand is used needles. Peter Grech, GBOC |
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Question #1105:
I have been living in my New York City apartment building for about 6
months. It is a walkup building with 8 apartments and 1 business. The
lobby/common area is outdoors with the garbage, which is within the common
space, under the stairwell (exposed). The 3 garbage cans themselves do not
have lids, and it is only taken out 1 day per week, despite the 3 days of
pick up on my street. Tenants often do not properly seal the garbage bags
and they pile up quickly causing offensive odor. I have seen mice, however
this morning I saw a rat, which was in the hallway leading to the exit. I
have complained about this problem before and there has been no change. How
often is a building super required to take out garbage?
Post
your answer Answer/Comment: First of all, all garbage cans MUST have a tight lid that closes the can. This is CODE. Secondly, the city of New York requires the removal of household garbage as soon as possible. Third, City code also requires a sign by the garbage (actually many different types of signs) posting the hours the garbage is collected and removed. No sign can lead to a fine. Peter Grech, GBOC |
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Question #1104: What
are the procedures needed to obtain a fire certificate for a commercial
building?
Post
your answer Answer/Comment: I have no clue what you mean by a fire certificate. There is no such certificate per se. You need to get me the specific certificate's name. Peter Grech, GBOC |
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Question #1103: Currently
I am the owner of a two family house in which my tenant, without my
permission changed the locks to their apartment. He gave me a key that
turned out to be a bogus copy. We showed him that the key does not work and
they said they would get us a copy. I have repeatedly requested another
functional copy of the key but have not gotten one. They currently have been
served eviction papers to leave by Jan. 31st in a holdover eviction
process. The questions are: 1) What is the fire code or New York City law
they are breaking in not providing me with a key to the apartment? I have
scheduled to be installed a new front entrance door to the house. I
understand I will have to give them a key, 2) Should I have the key marked
"Do Not Duplicate" (will this be of any bite for a locksmith to not
duplicate, 3) Will it be better to postpone installation until after they
are gone or they have received court orders? This looks like it is going to
be a long haul of an eviction and we needed this door for winterizing.
Post
your answer Answer/Comment: It would be wise for you to consult your attorney, assuming you have one. Joe Shkreli |
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Question #1102: I live in a rental building on the upper west side and we are trying to figure out what, if any, the technical difference is - pay scale? title in the union? Post your answer Answer/Comment: Not sure if I understood your question but here goes anyway: The union pay scale is broken into three classes of buildings: types A, B, & C. The pay scale then is divided into three job categories: super, handyman and other (other being porter, doorman or anyone else other than super and handyman). The super's pay scale may be broken into other categories such as working, non-working and resident manager, depending on the contract. Peter Grech, GBOC |
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Question #1101:
I have taken a super job in a building of 170 units. There are 4
boilers with a total of 2,999,880 BTUs. That's not enough to get the black
seal boilers license. The law requires 4,000,000 BTUs in order to obtain a
license! Is it really necessary to have a license in order to be a super in
a condominium with such small boilers. I am located in Edgewater NJ.
Post
your answer Answer/Comment: To some it would appear to be obvious that if the law states a minimum of 4 million BTUs in order to require a license (I don't know NJ law, so I'm not saying that's the cutoff, merely reflecting what you stated) and you are under that minimum, then in that building it isn't necessary for you to be licensed. You seem to be answering your own question - unless, of course, I'm missing something - which is entirely possible. |