important updates from dhcr - rsanyc.net · 1 important updates from dhcr 2 president’s message...
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IN THIS ISSUE:
WE HOUSE NEW YORK November 2017 | VOL. 36 ISSUE 10
1 Important Updates from DHCR2 President’s Message
CITY & STATE ROUNDUP 3 DHCR Decreases Air Conditioner Surcharge for Third Straight Year 7 RSA Responds to City Council Bill Relating to Indoor Allergens 7 Reminder! Local Law 86 of 2017 Has Changed Heating Requirements 9 City Issues Lead Paint Report for 2016
11 Important Recycling Programs for Property Owners 13 New Law on Smoking Policies to Slowly Go into Effect
INSIDE RSA
4 In the News 10 Greek American Homeowners Association Once Again Welcomes RSA 10 Stay Up to Speed with RSA’s Bi-Weekly Bulletin
16 RSA Calendar of Events
(Continued on Page 3…)
DHCR recently issued and/or revised several documents to provide guidance to owners and tenants:
• Policy Statement 2017-1, dated October 12, 2017, titled Eligibility of Certain Non-Construction Costs to be Included as Part of an MCI
• Owner’s Application to Restore Rent (RTP-19 (8/17))
• Fact Sheet #45 for Building Owners: Housing Rights of Foreign-Born Tenants
• Immigration Status, Housing Discrimination, and Tenant Harassment Frequently Asked Questions
Major Capital Rent Increases (MCI) Policy Statement 2017-1 (October 12, 2017)
According to DHCR, the “Policy Statement is being issued to set forth DHCR’s policies regarding the inclusion of certain types of non-construction expenses in the total approved amount of a Major Capital Improvement (MCI)....” The Policy Statement addresses three subjects, namely, professional fees, municipal fees and sales tax and the mobilization costs, profit and overhead for the contractor.
Professional fees such as architectural, engineering or other consulting fees may be included in the total approved amount of an MCI if “the underlying MCI-qualifying work involves a complexity substantiating the need for an architect’s engineer’s or consultant’s expertise.” According to DHCR, examples where such costs will be allowed include work correcting significant structural defects, obtaining Landmark Commission approval, façade work required under Local Law 11, or where the Buildings Department requires plans.
With regard to City fees and sales taxes, owners must set forth all of the costs associated with building permit applications and municipal sign-offs relating to the MCI, those costs are not MCI-eligible expenses.
Mobilization costs are those costs attributable to the delivery of materials and equipment to the job site. According to DHCR, a “reasonable” amount of mobilization costs may be included in the approved MCI costs. Further, where the contracted work involves a separate line item for a contractor’s profit and overhead, a “reasonable” amount may be included. Unfortunately for owners, what is “reasonable” will depend upon the particulars of each project and owners will not know in advance what will satisfy DHCR.
The Policy Statement can be viewed on DHCR’s website at http://bit.ly/2yKIQ0v.
Owner’s Application to Restore Rent (RTP-19 (8/17))
The Owner’s Application to Restore Rent (RTP-19) was revised in August. The application now requires the owner to list the name of the current tenant and to provide a mailing label for the current tenant.
The Statement and Affirmation of Owner must include the status of the person submitting the affirmation (president, individual owner, partner, etc.). If the building is owned by a corporation or partnership, the application must include the name of the corporation or partnership.
The affirmation contained in Part C of the form now includes a statement that the person signing the affirmation understands that false statements are punishable as a misdemeanor. The document can be viewed on DHCR’s website at http://bit.ly/2gAt9Rj.
Important Updates from DHCR
2 | November 2017
Disclaimer: Every effort is made to provide accurate and up-to-date information in RSA publications and bulletins. However, information or advice provided in these publications should not be taken as legal opinions. Always consult your attorney when in doubt. The RSA Reporter is intended for the exclusive use of RSA members. This publication may not be reproduced, in whole or in part, without the written permission of the RSA. The RSA welcomes comments, suggestions and questions from its members. Editor: Jack Freund Assistant Editor: Vito Signorile Production: Christine Chu. Copyright 2017, Rent Stabilization Association of N.Y.C., Inc., 123 William Street, NY, NY 10038.
The RSA Reporter (ISSN #1089-9375) is published monthly (except August) by the Rent Stabilization Association of N.Y.C., Inc., 123 William Street, New York, NY 10038-3804. Periodicals postage paid at New York, NY.POSTMASTER: Send address changes to The RSA Reporter, 123 William Street, 12th Floor, New York, NY 10038-3804.
Rent Stabilization Association ♦ 123 William Street New York, NY 10038-3804 ♦ http://www.rsanyc.org ♦ (212) 214-9200
PRESIDENT’S MESSAGE
Joseph Strasburg
Paving the Way for Upcoming Years
By now, our members are well aware of the battles that RSA and the rental housing industry have faced not only under Mayor Bill de Blasio’s Administration, but also under Governor Andrew Cuomo, who has targeted property owners since he took office nearly seven years ago.
Despite City and State government filled with pro-tenant leaders and an agenda designed to solely benefit tenants, our industry has dodged some major bullets from every direction during this time period. RSA has led the way in many aspects, but your voice and efforts, particularly during the most recent Rent Guidelines Board (RGB) deliberations, have been equally important to our industry’s efforts.
As you know, the Mayoral Election takes place on November 7th
between incumbent Bill de Blasio, Republican candidate Nicole Malliotakis, and Independent candidate Bo Dietl. Although we believe the election will end up much closer than people think, we expect that Mayor de Blasio will remain in office and continue to carry out his pro-tenant agenda through his second term.
The difference between now and four years ago is that we know what to expect from Mayor de Blasio the second time around. Although we knew he was a strong voice for the tenants as a City Council Member and Public Advocate, never did we think he would carry out the progressive agenda that he did as Mayor, particularly his control over the RGB Members.
Early in his first term, RSA tried tirelessly to build a relationship with the Mayor and his Administration. However, they chose to prioritize they Mayor’s pro-tenant agenda. As a result, we were forced to go on the attack, not only standing up as the voice for our entire industry, but launching the most prolific public relations campaign in the history of RSA.
Despite an Administration that has placed targets on the backs of the City’s rental property owners, RSA did have our fair share of victories against this Mayor. Rightfully so, rent-stabilized property owners were disappointed with consecutive rent freezes. However, we were able to prevail in many respects against this Administration,
such as our successful lawsuit against the City Water Board that has allowed water rates to remain frozen over the last two years.
The good news is that many pro-tenant Council Members are term-limited or expected to face legitimate challenges in the General Election. Many prospective Council Members have a better understanding of a fair balance between tenants and rental property owners. As a result, we look forward to working with these forthcoming Council Members and anticipate sound legislation that could be beneficial to property owners rather than constantly hurt them.
We cannot predict what will happen over the next four years, but we certainly are prepared. The staff at RSA has seen many administrations come and go over the years and each one has been different in many ways. A second term of Mayor de Blasio does not necessarily mean it will be as frustrating as the first, but I can guarantee that whatever challenges are thrown our way, all will be done to ensure that our members and all rental property owners receive the fair treatment they deserve.
RSA’s Annual Safety Notice Service
It’s that time of year again! Notices and worksheets will be going out for the 2018 RSA Safety Notice Service and we are proud to announce even lower, competitive pricing with quantity discounts. We are also proud to announce special “welcome back” rates for as low as $1.90 per unit.
We offer all the requirements of fire safety, lead paint and window guard notices in one easy process. RSA mails the required notices to your tenants, we process the responses, and keep these responses on record forever. Additionally, you have access to this data at all times.
Our in-house service also provides a second round of mailed notices for tenants who did not respond to the first mailing, as well as phone calls to these tenants to encourage compliance, at no additional cost.
RSA’s Annual Safety Notice Service is just one of many in-house services that we are proud to offer and I encourage you all to take advantage this year and every year. Whether you’ve continuously used our Annual Safety Notice Service over the years or would like to take advantage of it again, our in-house service is unlike any other safety notice service out there and our prices cannot be beat. n
3November 2017 |
CITY & STATE ROUNDUP
Fact Sheet #45 and FAQS for Building Owners: Housing Rights of Foreign-Born Tenants
As reported in the October edition of the RSA Reporter, Fact Sheet #45 and the related FAQs summarize the provisions of the Fair Housing Act and the State Human Rights Law that prohibit owners from refusing to rent to, and interfering with the rights of, tenants and potential tenants on the basis of certain characteristics, such as being foreign born.
The new fact sheet and FAQs provides several examples of
activities that are prohibited, which include turning off the tenant’s heat in the winter or refusing to make repairs because the tenant is from another country. To view Fact Sheet #45 and all other DHCR Fact Sheets, you may visit RSA’s website at http://rsanyc.net/dhcr-fact-sheets/.
Lastly, DHCR recently rolled out a new home page for the Office of Rent Administration, which is more user-friendly and offers the option to translate the page into one of 104 languages. A link to the ORA web page is available on RSA’s website under the resources tab at www.rsanyc.org. n
Important Updates from DHCR(Continued From Cover…)
Wednesday, November 29, 20172:30PM–4:00PM
RSA Office, 123 William St., 12th Fl., Manhattan
The Membership Meeting is an opportunity for owners to learn about political, legal and regulatory updates as well as to raise questions and concerns. All paid RSA members are welcome to attend. Register by calling 212-214-9243 or via email at [email protected]. Pre-registration is required and will close at noon the day before the date of the meeting.
RSA MEMBERSHIP MEETING
DHCR has issued its 32nd annual update of permissible charges for the use and/or initial installation of an air conditioner for both rent controlled and rent stabilized apartments in New York City. As a result of decreased electrical costs, the air conditioner surcharge has been decreased from $26.65 per month to $26.02 per month, or $312.27 per year, effective October 1, 2017 where electricity costs are included in the rent.
The decrease is a direct result of a 3.2% decrease in the price of electricity for electrical inclusion buildings as contained in the 2017 Price Index of Operating Costs issued by the City Rent Guidelines Board (RGB). This is the third consecutive decrease in charges issued by DHCR. For air conditioners installed between October 1, 1985, and September 30, 2018, in rent stabilized apartments in buildings providing electricity, the new monthly charge will go into effect October 1, 2017.
Where a new air conditioner is purchased and installed by the building owner with the written consent of the rent controlled or rent stabilized tenant, 1/40th of the cost of the unit, or 1/60th of the cost in buildings with more than 35 apartments, including any cost of installation but excluding any finance charges may be included in the base rent. The increase for rent stabilized apartments becomes effective on the first rent payment date following the installation of the air conditioner.
Where the rent controlled or rent stabilized tenant pays for their own electricity, and the tenant installs the air conditioner(s) between October 1, 2017 and September 30, 2018, a $5 per month per air conditioner charge will be payable to the owner only if the air conditioner(s) project beyond the window line.
Except for the 1/40th or 1/60th charge for the owner purchased and installed air conditioner(s), charges for these appliances do not become part of the base rent for the purpose of computing any guidelines or other increases under the Rent Stabilization Law or Code.
To continue collecting the air conditioner charge, owners must apply to DHCR by submitting Owner’s Notice of a Rent Increase Based on Increased Services/New Furnishings/Equipment/Painting; and Tenant’s Statement of Consent – Owner’s Application for Air Conditioner Charges,” form RA – 79B. The charge is not collectible until an order is issued by DHCR. Please be aware that owners will be penalized by the total elimination of the AC surcharge if they fail to file for the reduced air conditioner charge with DHCR.
The full text of the 32nd annual DHCR Air Conditioner Bulletin can be found on RSA’s website at www.rsanyc.net by clicking the Air Conditioners tab under the Resources section. n
DHCR Decreases Air Conditioner Surchargefor Third Straight Year
4 | November 2017
INSIDE RSA
IN THE NEWS
RSA President Joseph Strasburg was quoted in Marketplace regarding
the law recently enacted that allows free
legal services to tenants who are facing
eviction. Local Law 136 of 2017, which
was first introduced in the City Council
by Council Member Mark Levine, allows
the City Office of Civil Justice to establish programs to
provide all tenants facing eviction with access to legal
services within five years. Low-income individuals with
eviction cases in Housing Court will now have full legal
representation, while other tenants would receive partial
legal aid. Mr. Strasburg has called the law a political
ploy rather than a sound solution to help low-income
tenants. Additionally, he believes the tenant lawyers
will delay an inevitable eviction, ultimately hurting the
property owner. “Look at what happens. The owner is
out of rent for months, which has an impact on their
ability to put money back into the building, pay off their
real estate taxes, and how about their mortgage?” (New
York is Betting $155 million That it Can Cut Evictions
by Marielle Segarra, Marketplace, October 2, 2017)
RSA Director of Governmental Affairs Frank Ricci was quoted in
AMNY regarding a recently enacted law
that will require rental property owners to
create a policy explaining where smoking
is permitted in their buildings and to
share these protocols in leases beginning
in August 2018. The law does not provide property owners
with proper regulations on how to enforce the law. RSA
testified against the legislation when it was introduced
in the City Council, but the pro-tenant members of the
Council passed the bill anyway despite its flaws. “It’s
totally unenforceable. It could put owners in a very libelous
position because another tenant in the building could say,
‘Hey, there’s a no smoking policy, and the owner’s not
doing anything about it’…and wind up suing the owner.”
(Residential Smoking Rules are ‘Unenforceable’ Landlords
Say by Sarina Trangle, AMNY, August 29, 2017)
RSA General Counsel Mitch Posilkin was quoted in Fox Business
after State Attorney General Eric
Schneiderman announced a $500,000
penalty for a property owner accused of
harassing tenants, not too long after the
tenant-friendly City Council passed over
a dozen new harassment laws that further protect tenants.
Although tenant advocates praised the Attorney General’s
decision and the new City laws, RSA strongly believes that
tenant harassment is an exaggerated issue and that very few
cases are ever proven. “The tenant movement just will not
acknowledge that what is occurring now, if at all, are isolated
cases.” (Landlord-Tenant Battle Over Alleged Harassment
Heats Up by Thomas MacMillan, Fox Business, September
28, 2017) n
Throughout the year, the RSA responds to the press on behalf of property owners about the issues that affect owners in NYC.
Joseph Strasburg
Mitch Posilkin
Frank Ricci
Like RSA on Facebook at:www.facebook.com/RSAnyc
Stay in Touch with the RSA through Social Media:
Follow RSA on Twitter at: www.twitter.com/theRSAnyc
Watch RSA videos on YouTube at:www.youtube.com/theRSAnyc
5November 2017 |
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7November 2017 |
CITY & STATE ROUNDUP
RSA Responds to City Council BillRelating to Indoor Allergens
The pro-tenant Members of the City Council have brought attention to a proposed bill that would require owners to remove indoor allergens or face violations.
The bill, Intro. 385-B, also known as The Asthma-Free Homes Bill, was recently covered in the media as a result of tenant advocates urging stronger support from Council Speaker Melissa Mark-Viverito and Council Member Jumaane Williams, who chairs the Council Committee on Housing and Buildings. The bill, which is sponsored by Manhattan Council Member Rosie Mendez, was originally introduced in 2014 and would require building owners to remove any potential indoor allergens, such as molds and pests, in a timely manner or be subject to fines issued by the City Department of Housing Preservation and Development (HPD).
Despite the bill sitting in Committee for over three years, Council Member Mendez is urging either Speaker Mark-Viverito or Chair Williams to bring the bill up for a vote since Council Member Mendez has reached her term limit and will not return to office in 2018. As a result of the attention that was brought to the legislation through the media, Frank Ricci, RSA’s Director of Governmental Affairs, and Mitch Posilkin, RSA’s General Counsel, quickly responded by writing a thorough letter to Chair Williams that details the reasons why RSA opposes Intro. 385-B.
The legislation would not only create another set of procedures, investigations, notices, inspections, violations and enforcement mechanisms that would not only be burdensome for building owners, but would also not accomplish the actual purpose of the bill, which is to aid those who actually suffer from asthma and other respiratory conditions.
Currently, rental property owners are already required to be responsive under the Housing Maintenance Code and other laws
to conditions relating to molds and pests. RSA strongly believes that the numerous existing laws that address these housing conditions already adequately address these concerns.
The letter explains that this bill, as it is written, is based upon the idea that a “one-size, fits all” approach is appropriate in the context of indoor allergens. Intro. 385-B would apply existing City requirements relating to lead paint to indoor allergens. However, the City’s lead paint laws are based on the fact that lead paint is a legitimate threat to the health of young children. Indoor allergens such as mold and pets are not subject to the same objective indicators and the bill was drafted under the assumption that any mold or pest condition is capable of causing allergic reactions to any person.
RSA believes the issue of indoor allergens relating to molds or pests is a far more complicated issue and that the proposed bill does not properly address certain issues. These issues include, but are not limited to, whether or not all molds and pests are the same, whether or not they are equally hazardous to tenants and whether or not some tenants might be more sensitive or more prone to allergic reactions than others.
Because the legislation fails to distinguish between any of these situations, the bill will ultimately force owners to expend resources and effort on apartments where no health risk may exist at all, thereby wasting valuable resources that could be used for necessary repairs and improvements on their buildings.
At this point, we are unsure whether or not the bill will come up for a vote or whether it will progress through the Council any further. We will keep you apprised of any further developments. To read RSA’s letter to Council Member Williams regarding Intro. 385-B in its entirety, you may view it on RSA’s website at http://bit.ly/2ldDZBR. n
Reminder! Local Law 86 of 2017 HasChanged Heating Requirements
As you already know, heat season began on October 1st and will continue through May 31, 2018. However, as a result of Local Law 86 of 2017, the heating requirements have changed:
Property owners will continue to be required to maintain a minimum indoor temperature of at least 68° between 6 a.m. and 10 p.m. when the outside temperature falls below 55°.
However, owners are now required to maintain a minimum indoor temperature of 62° between 10 p.m. and 6 a.m. with no outside temperature trigger.
Owners must comply with the City’s heat requirements to avoid violations. For more information on heat season, please visit HPD’s website at http://on.nyc.gov/1LyHvJX. n
9November 2017 |
CITY & STATE ROUNDUP
City Issues Lead Paint Report for 2016Lead Poisoning Cases Continue to Decline
On September 30th, the City Department of Health and Mental Hygiene (DOHMH) issued its annual lead paint report to the City Council. The number of reported cases of children with lead poisoning decreased once again.
In its annual report, DOHMH issued several significant findings:
1. In 2016, the number of children under 6 years of age with blood lead levels of 10 micrograms per deciliter (mcg/dL) or more decreased to 702 from the prior year’s number of 831, a decrease of 16%.
2. In 2016, there were 233 children younger than 6 years of age with blood lead levels of 15 mcg/dL, a decrease from 246 such children in 2015.
3. In 2016, 62% of children younger than 6 years of age with blood lead levels of 15 mcg/dL or greater were from high poverty neighborhoods.
4. In 2016, 4,928 children younger than 6 years of age were identified with blood lead levels of 5 mcg/dL or greater, an 8% decrease from 5,371 such children in 2015.
5. In 2016, an estimated 81% of City children turning 3 years of age were tested for lead poisoning at least once.
6. Between 2005 and 2016, “the number of children younger than 6 years of age newly identified with blood lead levels of 10 mcg/dL or greater fell by 70%.”
The 16% decrease in the number of lead poisoning cases in children under 6 years of age is the largest decrease since 2012. Prior to this year, we had seen small reductions in the number of cases every year after 2012 (please see accompanying chart).
Despite the dramatic decline in lead levels, it appears that there may always be an “irreducible number” of cases. This argument was made before the City Council by former DOHMH Commissioner Thomas Frieden prior to the enactment of Local Law 1 of 2004.
Nevertheless, property owners are reminded to continue to be cautious. You must provide the required notices with all of your leases and renewal leases. Know which of your apartments are occupied by families with young children or by caregivers for young children. Additionally, you must remember to do annual inspections in apartments with young children and to promptly repair peeling paint conditions. Respond immediately to peeling paint and other maintenance conditions in any affected apartments. Lastly, RSA urges you to comply with the annual lead paint notification requirements by using RSA’s in-house Annual Safety Notice Service. Please see page 5 for more information.
DOHMH also provides extensive material on lead paint for the City’s residential property owners on its website at http://on.nyc.gov/2hFFthp. n
Correction: In the October edition of the RSA Reporter, we incorrectly stated on page 6 that the HUD FMRs can be used when a vacant rent controlled apartment enters rent stabilization. However, Rent Guidelines Board Order No. 48 and 49 do not permit this. We correctly reported this in the July edition of the RSA Reporter. RSA will be working to have the FMR standard implemented once again.
10 | November 2017
INSIDE RSA
For the 32nd consecutive year, RSA was again invited to speak at the October meeting of the Greek American Homeowners Association in Queens. RSA President Joseph Strasburg, who has now spoken at the meeting since 1994, joined the longtime RSA members to discuss important events that have developed over the last 12 months.
Mr. George Kitsios, President of the Association, invited Mr. Strasburg to update dozens of members on important news for residential property owners on the State and City level. Mr. Strasburg was also joined by local elected officials, including State Senator Michael Gianaris, State Assemblywoman Aravella Simotas and City Council Member Costa Constantinides.
Since Mr. Strasburg spoke at the Association last October, the rental housing industry has seen its ups and downs. Despite a pro-tenant Mayor and City Council, Mr. Strasburg did touch on positive news, such as the first rent increase approved by the City’s Rent Guidelines Board since 2014, as well as another water rate freeze that came as a result of RSA’s successful lawsuit over the City’s Water Board in 2016.
Additionally, Mr. Strasburg touched on RSA’s involvement in a major lawsuit against the City regarding the current property tax system, known as Tax Equity Now NYC. The lawsuit, which features a large coalition of tax-reform advocates, claims that the City’s property tax system is racially biased and is in favor of wealthier homeowners at the expense of middle class property owners.
Mr. Strasburg also spoke about the recent announcement from Mayor Bill de Blasio, which seeks to impose new potential energy
mandates that would require the City’s property owners to make major energy conversions by 2030 (see page 3 of the October edition of the RSA Reporter). With little information from the Mayor and a lack of support from other City elected officials, Mr. Strasburg told members that a lot must fall into place in order for the Mayor to achieve his ambitious goal.
Despite a City government that prioritizes a pro-tenant agenda, Mr. Kitsios and the members of the Greek American Homeowners Association were very grateful for RSA’s continued relationship with their Association and one again praised the RSA staff for their tireless efforts over the past year. n
Greek American Homeowners AssociationOnce Again Welcomes RSA
RSA President Joseph Strasburg (l-r) once again joined Greek American Homeowners President George Kitsios and Vice President George Alexiou at their association’s October meeting.
Stay Up to Speed with RSA’s Bi-Weekly Bulletin
At this time last year, RSA was proud to launch a new concept: the RSA Bi-Weekly Bulletin. This email blast has kept RSA members up-to-speed with the all the latest news from RSA and the entire rental housing industry on a more frequent basis.
The email blast is sent out every other Friday morning and serves as a special supplement to our monthly RSA Reporter. The RSA Reporter is mailed to RSA dues-paid members every month and details all of the latest news and regulations pertinent to building owners and managers.
Now, the RSA Bi-Weekly Bulletin email blast focuses on
activities and news Inside RSA, highlights RSA Services, reminds owners and managers of new and existing laws and regulations in the Know Your Laws section, and provides links to news articles involving the rental housing industry in the City and throughout the country in the In Case You Missed It section.
The RSA Bi-Weekly Bulletin has been very successful and has received positive reviews from our members over the last year. If you have not been receiving the RSA Bi-Weekly Bulletin or any emails from RSA, it is important that you provide an active email address to RSA as soon as possible.
To sign up for RSA’s emails, please email Vito Signorile, RSA’s Director of Communications, at [email protected]. n
11November 2017 |
CITY & STATE ROUNDUP
In October, RSA invited representatives of the City Department of Sanitation (DSNY) to speak at our monthly Membership Meeting about vital recycling programs for the City’s rental property owners.
The most useful program available for property owners is e-cycleNYC. All City apartment buildings 10 units or larger are eligible to participate in e-cycleNYC, which provides participating buildings with a free and convenient service to pick up and recycle unwanted electronics.
In January 2015, a State law went into effect that banned all residential property owners from discarding any electronics in the trash or at the curb. Such electronics include all computers and their accessories, televisions of all sizes, fax machines, DVD players, printers, scanners, video game consoles, cable or satellite receivers, all MP3 and handheld music players, tablets and any old VCRs.
Owners interested in enrolling in e-cycleNYC can sign up at http://on.nyc.gov/1OvaVbB. Depending on the size and type of building, a variety of free service options are available, including storage bins, room clean-outs and building events. These services include:
1. For buildings with 10 to 99 units: Owners or property managers must store tenants’ old electronics in a secure, enclosed area before they are picked up.
2. For buildings with 100 or more units: Owners or property managers store tenants’ old electronics in a locked bin provided by e-cycleNYC.
3. For buildings with 250 or more units: Owners or property managers can schedule an outdoor recycling event for building residents to drop off their old electronics. When ready for service, call (212) 437-4647 or email [email protected]. DSNY guarantees pickup within five business days for room clean outs, and three business days for bin removal.
There are also other ways owners can recycle electronics. These options include:
• Retail Drop-Off Programs: Owners can arrange electronic drop-offs with large retail stores such as Best Buy, Goodwill, Staples and also the Salvation Army. Contact any one of these retailers that are conveniently located to your building to learn more.
• Mail-Back Programs: Many name-brand electronics offer take-back programs. Check the website of your specific brand to learn more.
• Electronics Recycling Events: DSNY offers SAFE Disposal Events throughout the year for e-waste recycling. Information about local events in your borough can be found online at http://on.nyc.gov/1NrxvBs or by calling 311.
Please keep in mind that DSNY issues $100 fines if any electronics are discarded illegally. It is important that owners educate their tenants on DSNY’s Electronic Waste Ban. For more information, please visit http://on.nyc.gov/1NEYMiZ.
Additionally, DSNY and RSA encourage property owners and tenants to participate in is the NYC Apartment Building Recycling Initiative (ABRI). This allows you to work with DSNY’s Bureau of Waste Prevention to learn more about the three R’s: Reduce, Reuse and Recycle. You may sign up for this free program at www.nyc.gov/wasteless/abri.
Once signed up, you will be invited to attend a free training session where you will be given information about how to improve recycling at your building(s). Once the training is completed, DSNY Outreach Specialists will visit your building to see how you have set up your recycling and provide you with complimentary recycling decals, checklists and posters to educate your tenants on proper recycling methods. Owners and property managers must properly place these items throughout common areas of the buildings. DSNY will also provide you with personalized suggestions on how to improve your building’s recycling set up. n
Important Recycling Programs for Property Owners
Ever wonder where the owner point of view is when you see news stories about NYC rent regulation issues? Are you tired of always hearing about the tenants? Do you own an aging building that you are struggling to maintain? If you’d like to tell your story, please contact RSA Director of Communications
Vito Signorile at 212-214-9235 or [email protected] to learn how you can help change the public perception of rent stabilized property owners.
RSA Wants to Tell Your Story…
13November 2017 |
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New Law on Smoking Policies to Slowly Go into Effect
Earlier this year, RSA strongly criticized Intro. 1585 by Bronx Council Member Ritchie Torres, which would create new smoking-related requirements in a multiple dwelling building.
Despite RSA’s efforts against the proposed legislation, the bill was enacted at the end of the summer and became Local Law 147 of 2017. The new law will have two parts and will go into effect at two separate times:
1. In February 2018, smoking will be banned in common areas of all residential buildings with three or more units. For years, smoking was banned in common areas of buildings with 10 or more units. This amendment to the law will now affect thousands of RSA members and small property owners with buildings between three and 10 units.
2. In August 2018, owners of all rental apartment buildings, co-ops and condos will be required to promulgate a policy that explains where smoking is permitted in their buildings (if at all) and provide this new policy in all new leases and lease renewals.
The law does not dictate the contents of the policy that must be promulgated by owners. However, the law defines this smoking policy as “a written declaration that states in a clear and conspicuous fashion where smoking is prohibited on the premises of a Class A multiple dwelling.”
The law does however, state that the policy must address all indoor and outdoor locations of the building, including the number of units, the common area, rooftops, balconies, patios, common courtyards and any outdoor areas that might be connected to any units. The policy affects anyone on the property, including owners, building managers, superintendents, tenants, lessees, sub-lessees and any guests of tenants.
Owners who fail to provide proof of the smoking policy during inspections or upon request will also be subject to fines of $100 per violation. Additionally, $50 penalties will be handed down to any individuals caught smoking. The law will be enforced by the City Department of Mental Health and Hygiene (DOHMH). n
15November 2017 |
INSIDE RSA
RSA MORTGAGE BROKERAGE CLOSES $6.0 MILLION LOAN IN QUEENS
Benjamin WagnerBroker(212) [email protected]
Wanda I. PearsonCEO/Managing Broker(212) [email protected]
Visit us at www.RSAMortgageBrokers.com
RSA Mortgage Brokerage closed a $6,000,000 loan for the refinance of a mixed-use on 80th Street in Jackson Heights. The landmark, corner property consists of 37-apartments and 9-retail units.
The transaction was complex due to its intricate trust ownership structure. RSA obtained an exceptional all cash-out loan that provided the clients with favorable terms at a great 10-year fixed rate with 10-year automatic rollover term, 30-year amortization, no bank points and non-recourse.
“Competitive Loans Tailored to your Specific Financing Needs”“Our expertise, resources and personalized service provide you with invaluable perspectives and solutions.”
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PeriodicalPostage
PaidNY NY
RSA CALENDAR OF EVENTS
Rent Stabilization Association123 William Street, 12th FloorNew York, NY 10038
November 1 Cooling Tower Annual CertificationLast day to file annual certification with DOB. Must be submitted Nov. 1 of each year.
November 1J-51 ApplicationsFile for tax abatements and exemptions with HPD’s J-51 office. Fourth quarter filing period is Nov. 2 to Dec. 15.
November 1Flushing of Sidewalks ProhibitedBetween Nov. 1 and Mar. 31.
November 7 Election DayNo garbage pick-up, no street cleaning. City offices closed. RSA OFFICES WILL BE OPEN.
November 11Veterans DayNo garbage pick-up, no street cleaning.
November 23Thanksgiving DayNo garbage pick-up, no street cleaning. City and State offices will be closed. RSA OFFICES WILL BE CLOSED NOV. 23 AND NOV. 24.
November 29RSA Membership Meeting2:30PM-4:00PM at the RSA Office. Register by calling (212) 214-9243 or via email at [email protected]. See page 3 for details.
December 13Non-Payment Workshop12:00-4:00PM at the RSA Office. Please call Lisa Richmond at 212-214-9243 to register.
December 15J-51 DeadlineLast day to file with HPD for the quarter ending today.
December 25Christmas Day No garbage pick-up, no street cleaning. City and State offices closed. CITY, STATE AND RSA OFFICES.