In addition, the book is filled with model tools that can be put to immediate use or altered to suit any purpose, including model lease language, practical pointers, rulings, and an appendix containing a summary of signs necessary to post in New York City apartment buildings.
Table of Contents
Chapter 1: Rent Rent Regulations Rent Control and Rent Stabilization Rent Stabilization Guidelines Renewal Leases Table: RGBO No. 41 Renewal Lease Rent Increases RGBO No. 41 Rent Computation for Renewal Leases Vacancy Leases RGBO No. 41 Rent Computation for Vacancy Leases Disability Rent Increase Exemption Senior Citizen Rent Increase Exemption Maximum Base Rent Maximum Collectible Rent Retroactive MCR Increases Preferential Rent Model Lease Rider Language: Preferential Rent Limited Model Letter: Change from Preferential Rent to Legal Regulated Rent High-Rent Deregulation Deregulation Petition Dispute Leases for Newly Deregulated Tenants Model Offer Letter: Newly Deregulated Tenant Owner-Occupancy Rule . Improvement Costs Security Deposits Rent Collection Late Rent Payments Model Letter: Rent Demand Notice Conversion to Condos
Chapter 2: New Construction, Alterations, Renovations, and Demolition Construction Codes Table: Effective Date of NYC Construction Codes for New Buildings Table: Effective Date of NYC Construction Codes for Alterations to Existing Buildings Alterations, Renovations, and Demolition Work Permits Model Letter: Contesting Work-Without-a-Permit Violation Lead Paint Disclosure and Renovations Model Certification Notice: Delivery of Lead Paint Pamphlet—Occupant Not at Home Model Certification Notice: Delivery of Lead Paint Pamphlet—Occupant Refuses to Sign Model Letter: Tenant Notification About Renovations to Common Areas Model Statement of Delivery: Common Area Renovation Notices Asbestos Inspection and Removal Table: Filing Fees to Accompany Asbestos Project Notification Sidewalk Sheds, Scaffolding, and Netting Illegal Conversions Construction Damage Geotechnical Engineers Letter to Adjacent Lot Owner Model Letter: Request for Information from Neighboring Construction Site
Chapter 3: Major Capital Improvements MCI and Rent Adjustments Table: Useful Life Schedule for MCIs . Definition of “Room” MCI Application Process Model Notification to Incoming Tenant: Owner Applied for MCI Rent Increase Windows, Asbestos Removal, Roofing
Chapter 4: Maintenance and Service Elevator Inspections Elevator Repairs and Service Contracts Boiler Inspections Façade Inspections Table: Building Cycle 7 Filing Window for Façade Inspections Sidewalk Repairs Sidewalk Cleaning and Snow Removal Heat and Hot Water Electrical Metering and Submetering Conservation Incentives Garbage Collection Recycling Table: What and What Not to Recycle in New York City Lawn Litter Law Leak Damages Painting: Interior and Exterior Appliance Repairs and Replacement Model Lease Language: Lease Rider on Appliances
Chapter 5: Tax Abatements and Assessments Tax Assessments Real Property Income and Expense Abatements J-51 Tax Abatements . Table: Sample J-51 Analyses of a Co-op and a Government-Financed Rehabilitation Project Section 421-a Tax Abatement Program Low-Income Housing Tax Credit Program
Chapter 6: Tenant Complaints and Landlord Violations Tenant Harassment Tenant Complaints Model Form: Tenant Noise Complaint Landlord-Tenant Mediation Landlord Violations and Penalties HP Proceedings Environmental Control Board Violations Table: Top ECB Violations and Suggested Remedies Other Violations
Chapter 7: Eviction Eviction Guidelines Evicting Tenants for Owner Occupancy When Evictions Are Warranted Setting Aside an Eviction Settlement Agreement Defining “Demolish” to Evict Evictions Under VAWA
Chapter 8: Fair Housing and Other Anti-Discrimination Laws Laws and Regulations Human Rights Law Types of Discrimination Procedures and Penalties Advertising Without Fair Housing Problems Screening Prospective Tenants Verifying Information Model Form: Tenant Authorization to Release Records Defending Against Claims
Chapter 9: Building Staff and Independent Contractors Managing Agents Live-In Superintendents Building Employees Avoiding Legal Troubles Model Warning Letter: Employee Ignores Oral Warning Model Termination Letter: Reasons for Employee Dismissal Labor Disputes with Union Members Independent Contractors Employee vs. Contractor Model Checklist: Worker Status—Employee or Independent Contractor Contractor Bids Model Form: Contractor Bid Proposal Contractor Insurance Model Contract Clause: Contractor’s Insurance
Chapter 10: Crime and Security Building Owners’ Responsibilities Defining “Reasonably Foreseeable Crime” Multiple Dwelling Law and Crime Prevention Security Cameras Drug Activity Graffiti and Vandalism Criminal Incident Reports
Chapter 11: Environmental and Green Issues Green Building Energy-Efficient Light Bulbs and Appliances Water Conservation Automated Water Meter Reading Air Contamination Carbon Monoxide Model Notice: Carbon Monoxide Detectors Mold Mold Testing Mold Remediation Lead-Based Paint
Chapter 12: Miscellaneous Building Management Issues Sublets Model Form: Application for Proposed Subtenant Safety and Negligence Fire Sprinkler Systems Fire Inspections Fire Safety Plans Fire Escapes Negligence Legal Costs Emergency Access Model Lease Language: Access to Apartment
Appendix A: Signs to Post
Appendix B: Glossary of Rent-Regulation Terms
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