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Project Co-Op EXPANSIVE KNOWLEDGE ® WWW.HABITATMAG.COM SERVING NEW YORK BOARD MEMBERS & PROPERTY MANAGERS OF CO-OPS & CONDOS FEBRUARY 2014 $3.95 PROJECT CO-OP EXPANSIVE KNOWLEDGE... THOROUGH COMMITMENT... PERSONALIZED SERVICE... COMPREHENSIVE PROPERTY MANAGEMENT. Our expertise, reliability, consistency, dedication and attention to detail have made us one of Manhattan’s most respected management firms. We create and implement innovative, proactive solutions tailored to each individual property. Our newest program, RECSS (Rudd Environmental Conservation and Sustainability System) is the latest example of our thorough commitment to our clients. In the end, our complete and comprehensive approach increases value and saves money. Ask the numerous clients who have remained with us for decades, or, the newest ones, all of whom have chosen us over the competition. We have a big picture approach that delivers one-on-one service. Frederick J. Rudd, President www.ruddrealty.com [email protected] 641 Lexington Avenue 10th floor Steven Furman New York, NY 10022 Director Of Management [email protected] Tel: 212.319.5000 The gathering for BUILDING OWNERS AND MANAGERS Discover the newest products & services to save money on your building from over 300 vendors all in one place Learn about the latest emerging codes, laws and trends in NYC through our comprehensive education program and networking events Solve problems and find solutions for all your building’s needs and more in just 2 days New York’s Complete Buildings Event marketing/ security/ back office/ design & disaster energy/ maintenance restoration environmental leasing Life safety building construction relief energy & operations & renovation automation management with the most new products THE BIGGEST BUILDINGS SHOW register now for free IN NEW YORK at www.buildingsny.com Like Us follow Us Supported by: 2 HABITAT FEBRUARY 2014 WWW.HABITATMAG.COM Contents February 2014 Writers & Artists JACQUES BEAUChaMP is a Paris- based photographer. JaSON CaRPENTER is a freelance writer for The New York Post, Men’s Health, and This Old House. DALE J. DEGENSHEIN is a special counsel at the law firm of Stroock & Stroock & Lavan. 6 Project Co-op LIZA DONNELLY, a contributor A can-do board, a crack management to Habitat since 1982, is a team, and the secret of success. The gathering for cartoonist at The New Yorker. by Aparna Narayanan 30 The Mother of All MARCELLUS HALL is an artist whose work has appeared in The 14 The Carbon Challenge Repair Jobs New Yorker. Mission: Possible. Cutting greenhouse An ordinary sidewalk hides an MaitLAND MCDONAGH has written gas emissions by 30 percent. underground vault – as well as BUILDING OWNERS AND MANAGERS for The New York Times and by Bill Morris an extraordinary undertaking. Entertainment Weekly. by Bill Morris BILL MORRIS, a reporter for 34 TROUBLESOME TENANTS years, formerly worked for the Daily News and currently writes for The New York Times. 18 Nuclear Option When should a co-op kick out a RAY OCHS is a board member at his Forest Hills co-op. troublemaker? by Frank Lovece Discover the newest products & services to save money on your building from over 300 LISA PREVOST is the Mortgages vendors all in one place columnist for The New York Times 36 If You Can’t Beat It, and the author of Snob Zones: 19 Strange Bedfellows Fear, Prejudice and Real Estate. Sometimes you have to sleep with the Exempt It Learn about the latest emerging codes, laws and trends in NYC through our RICHARD SiEGLER is of counsel at enemy to get things done. Don’t flip over a new tax rule. comprehensive education program and networking events Stroock & Stroock & Lavan. by Jason Carpenter Here’s what you can do. STEPHEN TROUP is a partner in the by Lisa Prevost Solve problems and find solutions for all your building’s needs and more in just 2 days firm of Tarter Krinsky & Drogin. Columns New York’s Complete Buildings Event Projects Around Town 4 Publisher’s NOTE by Carol J. Ott 40 ASK THE AttORNEY The stuff of nightmares. marketing/ security/ back office/ design & disaster energy/ maintenance restoration environmental leasing Life safety building construction relief energy & operations & renovation by Stephen Troup automation management 43 CASE NOTES with the most new products Bamboo invasion. 54 SPOTLIGHT ON by Richard Siegler and Dale J. Degenshein 68-12 to 68-44 Burns Street 46 MY TURN 52 FROM THE EDITOR 50 MANAGEMENT TRANSITIONS THE BIGGEST BUILDINGS SHOW register now for free Looking up. Absurd is the word. 50 BUILDING LOANS by Ray Ochs by Tom Soter IN NEW YORK at www.buildingsny.com Like Us follow Us 51 ADVERTISER INDEX 47 BOARD TALK CROSSWORD PUZZLE 56 51 PLANNER Supported by: A conversation about meeting times. One tough clue. 55 RECENT SALES WWW.HABITATMAG.COM FEBRUARY 2014 HABITAT 3 Publisher’s Note Lots of activity around co-op/condo town this month: cogen being installed at the Brevoort East in Greenwich Village; a smart workaround with banks and a flip tax that will kick-start sales again at Brigham Park in Brooklyn; and a sidewalk vault rebuild that was anything but easy. Stuff doesn’t just happen without fingerpointing, and leadership – and, of course, a ton of work then – boom! – a and effort. That’s what makes these stories headache. You’ve so remarkable. Someone, or a group of got options, and we’ll help you sort through someones, steps up to the plate and pushes. them. The tools they use are unique to their tales, And, hey, are you up for the city’s but they can be copied. “Carbon Challenge”? It’s one of the final But on a dime, things can turn dark. When hurrahs of the Bloomberg era, and aims to a great board experience becomes bad, cut greenhouse gas emissions by up to 30 look for a troublesome tenant. Whining, percent over the next ten years. At press PUBLISHER AND EDITOR-IN-CHIEF SERVING NEW YORK BOARD MEMBERS & PROPERTY MANAGERS OF CO-OPS & CONDOS HABITAT® (ISSN-0745-0893; USPS 681- FEBRUARY 2014 VOLUME 33 NUMBER 306 510) The Magazine serving New York Co-op/ Condo Board Directors & Building Managers, is published monthly except for a combined issue FOUNDED 1982 in July/August by The Carol Group Ltd., 150 W. 30th St., Suite 902, New York, NY 10001. PUBLISHER AND EDITOR-IN-CHIEF CONTRIBUTING PHOTOGRAPHERS Periodical postage paid at New York, NY and at Carol J. Ott Jacques Beauchamp additional mailing offices. POST­MASTER: Send [email protected] Michael DiFonzo address changes to: Habitat, 150 W. 30th St., CONTRIBUTING WRITERS EDITORIAL DIRECTOR Tom Soter Suite 902, New York, NY 10001. Copyright Jason Carpenter Tom Soter Jennifer Wu © 2014 by The Carol Group Ltd. All rights Dale J. Degenshein [email protected] reserved. Reproduction in whole or in part WEB CONTENT EDITOR Jennifer V. Hughes without permission is prohibited. The editors ASSOCIATE EDITOR Frank Lovece Maitland McDonagh [email protected] assume no responsibility for unsolicited Aparna Narayanan Bill Morris manuscripts or photographs. Postage must [email protected] Ray Ochs ADVERTISING DIRECTOR accom pany all materials if return is requested. Stephen Hanks Lisa Prevost Editorial and Advertising Sales Offices: 150 EDITORIAL ASSISTANT [email protected] Kathryn Farrell Richard Siegler W. 30th St., Suite 902, New York, NY 10001; [email protected] Stephen Troup OPERATIONS MANAGER (212) 505-2030 fax: (212) 254-6795. Co- Jennifer Wu op/condo board corporate subscriptions are PROOFREADER ART DIRECTOR [email protected] $70.00 per association, entitling up to 4 board Dave Baker Michael Gentile directors to receive their own copies of each [email protected] COLLECTIONS SUPERVISOR issue. Additional board members’ subscription Bill Hoover rates can be found at www.habitatmag.com/ CONTRIBUTING ARTISTS subscribe. Individual subscriptions are $49.95 COVER PHOTOGRAPHS Liza Donnelly for one year. Canadian and foreign subscribers Jennifer Wu Marcellus Hall must contact Habitat for rates. Single copies of most issues are available prepaid at $5. 4 HABITAT FEBRUARY 2014 WWW.HABITATMAG.COM OUR PARTS COME WITH EXPERIENCE G.S. Dunham is your expert resource for all your steam heating systems and equipment needs providing sales, service and support. New Construction MEPCO (Dunham Bush), VentRite, Vari-Vac ® Existing Construction (any age) Local Laws 84/87 NYSERDA Partner Support Utility Energy Rebates ASHRAE Our focus is on helping co-op/condo boards & managers achieve energy effi ciency and occupant comfort. Yes, you can have both (in fact, they go hand-in-hand)! 718-886-4232 GSDUNHAM.COM [email protected] MANUFACTURERS R REPRESENTATIVE FOR: Vent-Rite WWW.HABITATMAG.COM FEBRUARY 2014 HABITAT 5 Habitat-FP-1113.indd 1 11/14/13 2:09 PM PROJECT CO-OP FIRING ON ALL CYLINDERS (clockwise from top left): Board member Silverzweig (hand in pocket) and his team inspect the basement; detail of cogen unit; building lobby; worker assembling equipment. By Aparna Narayanan/Photographs by Jennifer Wu N THE CAVERNOUS SUB-BASEMENT of the Brevoort East, a 26-story, 325-unit cooperative at 20 East 9th Street in Greenwich Village, workmen spent the past summer piecing together a giant metal jigsaw composed of the boilers, engines, generator shafts, catalytic converters,I and assorted pipes of a cogeneration system. The seed of the idea for this beast of neighborhood of Brooklyn. In 1950, a young Jay a machine lies in a formerly industrial Silverzweig, the owner of a plastics business, 6 HABITAT FEBRUARY 2014 WWW.HABITATMAG.COM watched electricity costs take a toll on his neighbors in Greenpoint. Two fellow entrepreneurs, who used steam to clean rags, finally decided to get off the electric grid. So, they fooled around with cogeneration (or CHP, i.e., “combined heat and power”), a system that uses natural gas to produce electrical and thermal power. More than 60 years later, those POOF early experiments in alternative energy were lurking somewhere in Silverzweig’s mind as he spearheaded Skyrocketing expenses.
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