2009 Operating Budget
The
Board determined that it was not necessary to increase common charges at this time.
The
2009 operating budget will be closely monitored by the Board and management as the year progresses. Should there be a need to make an adjustment you will be informed accordingly.
Hallway Renovation Project
The
Board is extremely pleased with the overall outcome of the project, which was completed well ahead of the initially projected
time frame. The entire project, originally estimated to take 24 months, was substantially
completed within one year. The project manager, contractor and management have
just completed all outstanding punch list items.
In order
to maintain a consistent standard throughout the complex and in order maximize the life of the renovation of the hallways,
the Board is asking all unit owners and residents to adhere to the following rules:
- Doormats are no longer permitted.
Please take in your doormat should you have one out in the hallway.
- Do not leave shoes, strollers, bikes or umbrellas in the hallway.
- All water bottle deliveries must be taken in on the same day of delivery.
- Decorating of apartment entrance doors is not permitted. Please refer to the unit entrance door rule adopted last year.
- If you see the hallway windows open when it is raining, please close them.
- Please inspect the grout around your bathroom tiles, tub and shower stalls for
cracks or missing grout. If you notice a problem, please have it addressed immediately
as it may cause damage to the hallway or the neighbor below you. If you are an
owner or sponsor rental tenant and notice a problem with your grout, please contact the maintenance department at (212) 534-7007
to schedule a repair. Unit Owners will be charged for this service as this is
a unit owner responsibility.
- Unit owners and residents are encouraged to report any stains or other deficiencies
you may see in the hallway to the maintenance department or the concierge.
Although
the work is substantially complete, the special assessment monthly billing will continue through May 2009 to recover the budgeted
cost of the work.
Real Estate Taxes and Assessed Values
The question by many
unit owners is how does the Dept. of Finance increase values resulting in an increase in real estate taxes in light of the
current economic conditions.
According to the press
release from Martha Stark, Commissioner of the Dept. of Finance the assessed values for all residential properties in the
City of New
York rose by 7.78%.
By law, the City must
assess condominiums as rental buildings, which means inputting rental values into the building. The data compiled by the Dept. of Finance resulted in an increase in rental values for buildings
of similar caliber to Ruppert Yorkville using 2007 income information.
Additionally, the Dept
of Finance increased the tax rate applicable to residential condominiums.
Condominium owners continue
to get the benefit of the cooperative and condominium abatement which is a 17.5% reduction off of your tax bill.
The condominium board
continues to annually engage counsel to protest the assessed value on behalf of all condominium unit owners. Counsel is engaged for this purpose on a contingency basis. They
are not paid if no reduction in assessed value is achieved.
Garbage Disposal
A reminder
to all unit owners and residents of the proper way to dispose of your trash:
1. All recyclable
material should be separated and brought down to the third floor laundry room and placed in the proper bins.
The
following are recyclable materials:
ˇ
newspapers, magazines, catalogs, paper, mail, and envelopes,
ˇ
telephone books and soft-cover books, paper bags,
ˇ
smooth cardboard (such as shoe boxes, cereal boxes
with liners removed, cardboard tubes)
ˇ
glass bottles and jars
ˇ
plastic bottles and jugs
ˇ
beverage cartons and drink boxes (milk and juice
cartons, juice boxes)
ˇ
metal cans
ˇ
aluminum foil wrap and trays
ˇ
household metal (such as wire hangers, pots and pans,
dried-out paint cans with lids removed)
2. Corrugated
cardboard boxes (flattened and tied in bundles), bulk metal (such as metal furniture, cabinets, and appliance), mattresses
and toys are to be brought down to the loading dock area, located on the “A” level.
3. All
other non-recyclable garbage should be placed down the compactor chute. Do not leave items on the floor of the compactor room.
92nd Street
and 90th Street Loading/Unloading
Zone
The
plans and drawings for the 92nd Street
loading/unloading zone were approved by the NYC Department of Transportation in October 2008.
The Board decided that it was best to hold the project off until this spring.
The 90th Street loading/unloading
zone will have to undergo a slight modification in order to conform to NYC DOT requirements.
We expect that this work will be done at the same time as the 92nd
Street work.
Reminder: Do not leave your car parked in the loading/unloading
zone on 90th Street. You will be ticketed by the NYC DOT and the rules and regulations of the Condominium prohibit it.
Yorkville Playground Equipment
The
Board has approved the installation of playground equipment and rubber matting in the Yorkville playground.
The
playground equipment will be geared toward children between the ages of 5 and 12 years.
The
Board is finalizing the selection of equipment and it will be installed as soon as the weather permits. The poured in place rubber matting cannot be installed until the weather is consistently 55°degrees and
above.
Both
the Ruppert and Yorkville playgrounds are open year round from 8:00 AM to dusk, weather permitting. The playgrounds are closed when there is snow or ice present.
Window Replacement Study
In response
to a request by many owners to replace their windows, the Board is reviewing three proposals received from engineers who have
past experience with window replacement projects.
The
Board estimates that it will take approximately one year from the time an engineer is chosen to actually present unit owners
with alternate window designs.
Upon
the finalization of the alternate window designs, unit owners will have the option to replace their windows, if they wish
to do so, with the alternate window design. The alternate window design will
also allow for window screens and will address the water infiltration issues some may still be experiencing.
Replacement
of the windows would be a direct unit owner expense.
Submetering Project
The
Board will begin an information and education campaign in connection with submetering in the next few months. As we previously advised in order to submeter for electricity it will require an amendment to the condominium
by-laws. The condominium by-laws may only be amended if 80% of the common interest
approve.
We wish
to reiterate some of the highlights of submetering which we previously advised all unit owners of.
How the community is currently charged for Electricity
Ruppert Yorkville Towers’ community main power supply is electricity. Currently all residential units (1257) and commercial
unit (health club, post office, professional offices etc.) are master metered. This means that the portion of electric expense paid in common charges by individual
unit owners and the sponsor for their residential units and commercial properties is based on a common share of interest,
not actual usage.
It is
important to note that we currently contract electricity through a major utility, an ESCO, affording the community a better
rate because we buy in bulk. It is a fact that the buying power of our current rate structure makes it more economical
for the community. The bonus is that
if sub-metering is implemented, we will continue to buy our electricity in bulk and be able to continue to shop for the best
rates to ensure that we receive the most economical supply available.
How common charges will be affected
Over
34% of the community’s common charges for 2008 relate to the cost of electricity. This percent also includes the residential
unit’s proportionate share of the common areas of the building (hallways and lobbies).
This year’s electric expense is budgeted at $4 million. It is estimated that approximately 45% of the total electric
used is attributable to the common areas and 55% is actual apartment usage. If
submetering is implemented, your common charges will still include your proportionate share for the common areas. You will be billed for your actual apartment usage on a separate line.
How Submetering works in your unit
Access
to your apartment will only be necessary to install a separate surface mounted submeter, which will be next to your circuit
breaker panel.
The
equipment installed to measure your electric usage will not cause you any further inconveniences after the installation. To
facilitate remote meter reading, the submeter will be equipped with the necessary communications interface with the building
central station for bill rendering. Rates and charges paid by the unit owners
will be based on the actual cost for the electric service, and billed on a monthly basis.
Information made available to the unit owner will be the billing period, the meter reading at the beginning and close
of the billing period, the amount consumed between present and previous readings and the total charge for the billing period.
Submetering Conclusions
Submetering
has been demonstrated to be an efficient method for conserving energy, reducing building operating costs and providing a more
equitable way of distributing the electric costs to unit owners.
Finally,
if we choose the submetering option, we will apply for incentives available from The New York State Energy Research and Development
Authority (NYSERDA) which will pay for a portion of the installation and equipment.
We will also be able to participate in other NYSERDA and New York State Independent Systems Operator (ISO) sponsored
conservation and incentive programs. In addition, and as mentioned earlier, we
will be able to maintain our negotiating power when dealing with alternative energy providers or ESCO’s, and continue
purchasing whatever electricity we will require at the master metered bulk rate.
REMINDERS
Exterminating
Services
Exterminating
service is available every Wednesday in all buildings. This is a service we highly
recommend you use. It is not necessary that someone be home. The only requirement is that you request service in advance and leave written authorization with the Concierge
that will allow access to your apartment.
If you
have an insect problem, it is important that you remove all items from the kitchen cabinets, in addition, do not line shelves
with any type of covering.
Management
will continue to make every effort to minimize the problem through regular extermination of common areas; however, resident
cooperation is most important.
If you
suspect that you might have a problem with bed bugs, you must address the issue immediately by contracting with an exterminator
to cure your problem. Additionally, you must inform management.
Common Areas of the Buildings
In the interest of safety, the buildings’ common areas, including the inner and main lobbies, must remain unobstructed
at all times. Use of these areas as play areas or for other unintended purposes can create a safety hazard
and is, therefore, prohibited. Please keep this in mind and, where
appropriate, communicate this to any employees that you may have. We appreciate
your cooperation.
Key System
We encourage residents to keep a set
of keys on file in our secure key system for lock-out and emergency purposes, or to allow authorized guests to access your
apartment. However, keys stored in the key system are not intended to be used
as residents’ “everyday” or primary keys, whether for themselves, their guests, their employees, or otherwise. We would appreciate it if you would refrain from using your stored keys in this manner.
Thank you for your cooperation.
No Smoking
Please
be reminded that in accordance with the law, there is no smoking in the hallways, stairwells, lobbies and all other residential
common areas.
Additionally,
do not throw your cigarette butts out the window. Wind currents adjacent to high-rise buildings can draw live butts into apartment
units on lower floors with open windows, creating a fire hazard. There have indeed
been several complaints over the past year from residents who come home to find a cigarette butt on their floor near their
open window. This is extremely dangerous.
Food Order Deliveries
Please
remember, when placing a food order delivery, to tell the retailer that the delivery entrances are 91st Street for Ruppert and 92nd
Street for Yorkville.
Additionally,
restaurant establishments that litter the buildings by placing menus under apartment doors are placed on a 30 day suspension
and a call is placed to the manager of the restaurant. The suspension does not
permit them to make deliveries to the apartments and their names are placed on the violators list. The list is posted on the bulletin boards located in the area of the Valets.
If they
should violate the rule twice, they are permanently barred from entering the building and residents will have to pick up their
food at the concierge desk.
This
may seem like the residents are being punished but that is not the intent here. Residents
will likely not order from restaurants that are not permitted to enter the building and will take their business elsewhere.
Package Rooms
We have
noticed that at times, packages are left in the package room for weeks.
The
package rooms are limited in space. If you are expecting a package, we would
appreciate it if you would pick it up promptly.
If you
are going away and know that you are expecting a package, please notify the concierge.
Packages
not picked up for more than 10 days will be returned.
Please
remember that we will not accept packages weighing more than 50 lbs.
Move in and Move out Policy
Move-ins
and Move-outs are no longer permitted on weekends or holidays to avoid inconveniences to residents.
Deliveries
are permitted on Saturdays.
To ensure all common areas: hallways, elevators etc., are protected from harm during moves into and out of the buildings,
a partially refundable $500 fee will be required two weeks in advance of a move-in or move-out.
Pending an inspection by Security personnel of the common areas when the move is completed, a $300 reimbursement will
be issued and sent to the resident.
Laundry Rooms
We continue to remind residents: please do not remove the laundry carts from the rooms.
Also, we continue to get complaints that housekeepers are monopolizing the machines during the late morning and early
afternoon hours.
We hope you can help the situation in the laundry rooms by taking into consideration the following:
- Machines should not be reserved
- Clothes should not be left in the machines once the cycle is over
- The laundry rooms are for the benefit of the residents and should
only be used for residents’ laundry.
Decorating and Alteration Agreements
To ensure the appropriate licensing and insurance coverage for contractors that perform work in apartments, the Board
has adopted a Decorating Agreement and an Alteration Agreement.
The Decorating Agreement will be required if you are planning decorative work or repairs in your apartment and using
an outside contractor. Decorative work is defined as: painting, refinishing floors, installing floors or tiles, replacing kitchen cabinets, replacing countertops,
installing closets/shelving, replacing window glass, installing a new toilet, sink or shower body (must be done by a licensed
plumber and coordinated with the Superintendent).
The Alteration Agreement is required if you are planning to combine two apartments, a complete renovation of your apartment,
a reconfiguration of the apartment, or a
complete renovation of the bathroom or kitchen. The Board will employ the services
of an outside engineer to review the plans and the unit owner is responsible for the $500 review fee.
Both of these documents are available online at www.rycondo.com under the “Planning a Renovation or Repair” tab. Copies can be picked
up in the management office also.
The Ruppert Yorkville
Towers Online Community
If you
haven’t already joined the online community of The Ruppert Yorkville Towers, please email info@LifeAt.com to receive your login information.
We have
teamed up with LifeAt and launched another website designed specifically and exclusively for the residents of the condominium. The site includes information about the local businesses and neighborhood attractions
as well as opportunities for you to post classified ads, create a personal profile, communicate with your neighbors, and much,
much more.
Contacting the Board and the Building Manager
The
management office is located at 1619 3rd Ave
on the lobby level. Diana Bosnjak,
a Vice President of RY Management is our building manager and she can be reached at 212-534-7771
ext 132 for questions, concerns or suggestions pertaining to our community. Diana keeps the Board apprised of all communication
relating to your calls or inquiries that are pertinent to Board involvement. You
may also visit the Condominium’s web site at www.rycondo.com for
building information, updates, and to review the summary of the Board meetings. Diana
and the Board can also be addressed by email through the website.
Important Telephone Numbers
19th Precinct
911 or (212) 452-0600
Fire Department 911 or (212) 628-2900
Management Office (212) 534-7771
Property Manager – Diana Bosnjak - Extension 132
Security Director – Dan McCaffrey – Extension
114
Maintenance Office (212) 534-7007
Director of Maintenance – Rosario (Russ) Amico – Extension 130
Ruppert Superintendent – Joe Portelli
Yorkville Superintendent – Morris Aimah
Ruppert Concierge Desk
(212) 534-1011
Ruppert Garage
(212) 722-9583
Ruppert Valet
(212) 348-4025
Yorkville Concierge Desk
(212) 348-9255
Yorkville Garage
(212) 410-2184
Yorkville Valet (212) 348-4970
