Landlord Responsibilities and Expectations for Lawn Maintenance

The summer months are ahead of us and now is the time that nature is really taking a toll on our lawns.  Most property management companies and property owners take the duty of maintaining their lawns seriously.  Having a presentable lawn brings substantial value to your property.  Some landlords also shift the responsibility to their tenants but most of the time it doesn't benefit the parties involved.  Since this is mostly the case, here is our suggestions in maintaining your lawns during the summer month.

Why tenants should not be responsible for lawn care
Sometimes owners and property management companies decide that it would be advantageous to have their tenants upkeep the lawns of their properties.   The customary agreement would be the landlord would reduce the amount of the rent by having the tenant take care of the lawn.  The reason some landlords decide to this is the time involved.  If you are a landlord with multiple properties it is time consuming to schedule with your tenant and having the work done.  Whether it be performed by yourself or using a lawn maintenance company there is a benefit, in theory in shifting the resources towards the tenant.
The problem in this situation is tenants sometimes neglect their responsibilities or do not perform the job that is expected.  Landlords should always have in writing what the expectations of lawn maintenance is for the tenants.  This is normally done as an addendum to the lease.  Whether it be just mowing the grass or the additional effort of removing tree limbs, weeds and using pesticides all of these issues should be addressed in an agreement.  The failure to do so will result in you having to do the work yourself or hiring someone, costing you additional monies.  Plus the added confrontation with the tenant is not beneficial to anyone involved.

Landlords responsible for lawn care
Without an agreement otherwise, the landlord or property management company is normally responsible for the maintenance of the property's lawn.  Although it may increase the cost to the tenant, the benefits to the owner far outweigh the added rent.

By taking on the responsibility of the lawn care, the landlord is in total control of the look and expectations surrounding the exterior.  In most instances, landlords in this situation find it advantageous to hire a professional lawn care provider.  By doing so, you now have the advice of professionals who understand what is needed as having their expertise and tools to handle any issue that might arise. The added benefit of fertilizing and reseeding when necessary is another great benefit of using a professional outfit.  Partnering with a company will certainly save a landlord time and in some instances money.  This is especially true if you have multiple real estate investments in New York City.

What is the right fit for you?
At the end of the day it does come to how comfortable you are with your tenants and the level of service you will receive.  In our experience, it advantageous to use experienced professionals to do the job.  No one wants to inspect their property and see dead dried out grass or overgrown weeds.   If you decide not to, remember always have it in writing what you are expecting!

Blue Harbour Property Management is a full service NYC property management company servicing the boroughs of Queens, Brooklyn, Manhattan and the Bronx.  Whether it be a 1 bedroom condo or multi-family building we are able to assist our clients maximize their investments.

http://www.blueharbourpropertymanagement.com/landlord-responsibilities-and-expectations-for-lawn-maintenance/

NYC Commercial Property Recycling Fines Has Begun Effective August 1

The City has finally begun enforcing their new commercial recycling rules which has taken effective since August 1, 2017.  The rules which have been taken hold after a year long implementation period requires all types of buildings to segregate recyclable paper refuse from metal, glass and plastic containers as well as from disposable materials such as plastic bags and Styrofoam. If at least 10% of a building's trash consists of textiles and food waste, the owner also will be responsible for filtering out that material and arranging for its proper removal.  Businesses can decide whether they want to collect all recyclables together or they can separate as long as recyclable materials are kept separate from trash at all times. The fines for non-compliance will begin at $100 and will increase to $400 for the third violation.

“The city’s goal is to make recycling consistent at home, at work and at play,” says Bridget Anderson, Deputy Commissioner, Recycling and Sustainability, NYC Department of Sanitation (DSNY). “Commercial recycling rules used to be different from the residential rules. Now they are consistent.”

Commercial landlords and property management companies will bear the responsibility of designating containers for each of the different varieties of refuse and inform tenants, building staff and their private carting service on how to use them. According to Crain's New York Business  the
Department of Sanitation estimates that out of the 9,000 tons of waste generated daily by businesses, up to 54 percent can be recycled. An additional organics component could increase that number up to an incredible 89 percent they calculate.  The City also believes that these new rules will facilitate in meeting their goals in zero waste in landfills by 2030.

The City is attempted for businesses to get up to speed with the new rules.  NYC property managers and landlords can visit nyc.gov/zerowastebusinesses and on.nyc.gov/zerowaste-business-resources to sign up for a free training, host a training, or download signs and education materials. To contact DSNY or request a business recycling training, email commercialprograms@dsny.nyc.gov.

http://www.blueharbourpropertymanagement.com/nyc-commercial-property-recycling-fines-begun-effective-august-1/

City Council Enacts New Law To Prevent Gas Leak Injuries

The City Council of New York City passed Local Law No. 153 in November 2016 and it was signed by the Mayor in December.  The law is finally in effect and it will effect landlords and NYC property management companies going forward.  Specifically the law says as follows:

"The owner of a dwelling shall deliver or cause to be delivered to each tenant and
prospective tenant of such dwelling, along with the lease or lease renewal form for such tenant or prospective tenant, and shall post and maintain in a common area of the building containing such dwelling, a notice, in a form developed or approved by the department, regarding the procedures that should be followed when a gas leak is suspected. Such notice may be combined with any existing required notices and shall instruct tenants to first call 911 and then call the relevant gas service provider, whose name and emergency phone number shall be set forth on such notice, before contacting such owner or an agent thereof when a gas leak is suspected."

 The law is a direct response to the deadly gas explosion that took place in the East Village in 2015.  The explosion located at 121 Second Avenue occurred as a result of an illegal tap into a gas main.  The buildings adjacent to the explosion was completely destroyed between Second Avenue and St. Mark's Place.  Two people died and nineteen people were injured as well.  Eventually, the District Attorney's Office for Manhattan announced the indictment and arrest of five people in connection with the explosion.  Parties involved were the building owner, her son, the licensed plumber who subcontracted to an unlicensed plumber, the unlicensed plumber and an additional contractor.  They were charged with several charges, the most agregious being manslaughter and negligent homicide.
In order to comply with the new law, managing agents should post a sign in the hallway of the building. A sample of the sign you can read here.

Blue Harbour Property Management is a full service NYC property management company servicing the boroughs of Queens, Brooklyn, Manhattan and the Bronx.  Whether it be a 1 bedroom condo or multi-family building we are able to assist our clients maximize their investments.

http://www.blueharbourpropertymanagement.com/city-council-enacts-new-law-to-prevent-gas-leak-injuries/

Rent Increase Approved on Regulated Apartments in New York City

On a decision that will affect up to one million rent regulated apartments in New York City as well the the property management companies delivering services, the Rent Guideline Boards voted to increase rents for the first time in three years.  On a 7-2 vote, the 9 member panel decided to increase rents  up to 1.25 percent for one-year leases, and 2 percent for two-year leases. The new regulation by the Board will affect leases commencing October 1, 2017 and terminating September 30, 2018.  New York City rent regulated apartment units are in buildings that were built before 1974 with six or more units, and also constructed or renovated since then with special tax benefits.

The Rent Guidelines Board had decided not to increase rents for the past two years and were under increased pressure by landlord advocacy groups who complained of higher operating costs.  The Board took it into account when calculating the said increase.  According to the New York Times, the Board considered a 6.2 percent increase in the price index for operating costs for 2016 and forecast a 4.4 percent increase next year when determining the increase. Board members also considered that many tenants had stagnant incomes as the costs of living soared.

The Rent Stabilization Association (RSA), which is the largest trade association in New York City exclusively dedicated to protecting and serving the interests of the residential housing industry and representing over 25,000 landlords and agents proposed a higher increase.  They requested a 4 percent increase for one year leases and 6 percent for leases with two year terms.  Jack Freund, vice president of the RSA believes that the slight increase was politically motivated as he believes the Board panders to Mayor De Blasio's political agenda.

The Mayor's Office spokeswoman Melissa Grace stated:
“We will never go back to the days when the landlord lobby got big rent hikes regardless of what the data said. Taken together, the past four years have had the lowest guidelines in history — including the first two freezes ever — and a court ruling affirming the importance of tenant affordability in this equation.”

 Blue Harbour Property Management is a full service NYC property management company servicing the boroughs of Queens, Brooklyn, Manhattan and the Bronx.  Whether it be a 1 bedroom condo or multi-family building we are able to assist our clients maximize their investments.

http://www.blueharbourpropertymanagement.com/rent-increase-approved-regulated-apartments-new-york-city/

City Council Likely Will Change Heating Requirements for NYC Landlords

In a move that will definitely affect NYC property managers and landlords in the colder months of the year, the city council will vote tomorrow on proposed new legislation would require indoor temperatures be at least 62 degrees between 10 p.m. to 6 a.m. Presently the law calls for between the hours of 6:00 AM and 10:00 PM, if the outside temperature falls below 55 degrees, the inside temperature is required to be at least 68 degrees Fahrenheit.  Also, at nighttime between the hours of 10:00 PM and 6:00 AM, if the temperature outside falls below 40 degrees, the inside temperature is required to be at least 55 degrees Fahrenheit.
It is being reported by Crain's  that a committee passed the bill which was similar to a failed proposal sent to committee in 2015.  The means the measure is likely to be approved by the full council tomorrow.  There is no indication that there will be an increase in the fines for the non-compliance of the proposed law.  Presently the fines are as follows:

• $250-$500 dollars per day for each initial heat or hot water violation
• $500-$1,000 per day for each subsequent violation at the same building during the same and/or the next calendar year from the initial violation or, during the same and/or the next heat season

If the owner fails to pay the Court ordered civil penalties, HPD will enter a judgment against the owner and the property and seek to enforce that judgment.

Proponents of the new legislation indicates that it will enhance the well-being of  tenants, particularly. As noted in the report, "Manhattan Borough President Gale Brewer added that boosting the nighttime minimum will bring New York City in line with Boston and Chicago, cities that often endure frigid winters on par with the Big Apple. The proposed bill would also get rid of the requirement that landlords only need to heat buildings when the outside temperature falls below 40 degrees, meaning the nighttime minimum would apply throughout the October 1 through May 31 heating season."

Opponents of the bill include environmental groups which state that increasing temperature will increase carbon emissions.  Mayor de Blasio has pushed to reduced emissions by 80% over the next three decades.  Property management companies in New York City as well as landlords should be aware of the changes and adjust accordingly based on the additional resources to be used based on the changes.

Blue Harbour Property Management is a full service NYC property management company servicing the boroughs of Queens, Brooklyn, Manhattan and the Bronx.  Whether it be a 1 bedroom condo or multi-family building we are able to assist our clients maximize their investments.

http://www.blueharbourpropertymanagement.com/city-council-likely-will-change-heat-requirements-landlords/

Slowdown underway with Manhattan Real Estate Sales Prices. Buyers finding more Bargains

In a decline that the industry has no doubt seen coming, Manhattan resale home prices have declined the most in the last four years.  According to a Bloomberg article, the median price of previously owned condominiums and co-ops fell 6.3 percent in the fourth quarter from a year earlier to $900,000.  It was the first annual decline in this sector since the beginning of 2015, and the biggest since the third quarter of 2012.  Resales dropped 8.1% in that quarter.

This is a growing sign that sellers have diminished expectations for the quick sale and there will be a growing need for correctly pricing inventory to market needs.  The days of overpricing seem to be of the past as the number of resales has been dropping for the previous five quarters and buyers are are reluctant to invest in the more costly listings.

Corcoran Group reported that all completed sales, including previously owned and newly built homes, dropped 15 percent from a year earlier to 3,104. Signed contracts also slid 15 percent. Downtown Manhattan, below 34th Street through Tribeca, was an exception. Sales in that area climbed 11 percent to 983. Inventory jumped 33 percent to 1,826 listings, according to the brokerage.  Also, previously owned properties that sold in the period spent an average of 80 days on the market, up from 71 days a year earlier. It has also been reported that Manhattan resale deals totaled 2,385 which is a decline of 1.5 percent.

Property management companies in Manhattan will have to invest more time in making sure accommodations and customer service are of value benefit as an additional incentive to buyers.  It will assist sellers in an accurate pricing method when sitting down with realtors and potential purchasers when the time is right.

http://www.blueharbourpropertymanagement.com/slowdown-underway-manhattan-real-estate-sales-prices-buyers-finding-bargains/

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