The Thrill of Hills and Valleys of Apartment, Co-op Living in New You-rk!

 I don't know if I made up this  'reciprocal' saying, but I think I did. "The People Make the Place...and The Place Makes the People."

How does that resonate with your experience of where you have lived over your life? How about now? Currently the face of Brooklyn is changing....as are many neighborhoods in cities and towns across America and other parts of the world.

Please consider these points as insights to concerns people explore before, during and after buying a share in a co-operative apartment complex or other multi-dwelling building or campus.

Ideally a website exploring the domains of 'shareholders, tenants, renters and so on along with the management companies roles and responsibilities --and response abilities-- and the boards could be posted. Bigger community and state factors also come into play. See Realdata.com for  books and programs on ways to 'crunch the numbers' and understand the 'hidden costs and potential  expenses to maintain a property whether for personal or investment use.

Downtown the onward and upward trend is looming large, even threatening to shade the Brooklyn Botanic Gardens and other areas. In the lovely historic area of Brooklyn (which I won't name just now but likely folks can guess...this is about these types of issues more than just one community) more is changing on the inside and big buildings thankfully are not shooting up like Jack's beanstalk.

Still there are some 'giant problems' that are creeping into people's lives as though the beanstalk were growing horizontally and not just vertically, nudging people out of their comfort zones and even out of their beds and apartments.

This 'giant beanstalk with ever-growing tentacles' is more formally called Gentrification. The money it costs to rent, buy and maintain properties is what is going sky-high now compared to a couple decades ago or further in the past.

As an example there is a  fairly large co-operative apartment complex in Brooklyn which may prove helpful to more areas to know about as an option to address housing needs. They house a few thousand people in 1200 units (mostly 1 and 2-bedrooms, many which look onto a court yard or neighborhood street but others that have a grander view of the city.)

There are many 'human needs or inputs' as well as outputs to be addressed in such a 'natural community', and likely people could benefit from ideas from permaculture such as on gaia.org and touched upon in other posts here (and worth googling places like Dancing Rabbit or urban permaculture.) With $80K in consults for addressing the grounds (and separately the need to fix some irrigation in one or both courtyards) there are likely good principles to use to create some natural landscaping and ways to enjoy the land around the buildings and in the court yards.

A key piece of any 'design process' is consulting with the people who are using and own the space, to work with nature not against it, ,to conserve energy use and resources, and to present schematic designs before implementing parts of it. Even that process could benefit from having more hands-on or other input from the people using the space. Some of this is covered in the Turtle Garden Permaculture Game. In terms of building networks and hopefully using the community rooms that exist if not the court yards more regularly, the posts on The Turtle Garden Circle of Friends ideas.

Eventually creating more alliances and coalitions in a neighborhood that still has the feel of a friendly, pedestrian area with outdoor cafes, shops and many other basic services within walking distance to residential areas are big pluses that more businesses, agencies and individuals and groups (faith and otherwise) could pursue together.Now back to the buildings and issues of housing in the ever-growing city....

The co-op apartment complex is run by a Board of Directors who hire a management company. Not all such outfits are created equally (or competently). But the current one is dong Much Better than one used in the past. That means managing many millions in Operating Costs to heat, maintain and upgrade the buildings and grounds, they need to take in the same amount of  many millions from mortgage and rental and maintenance fees each year to keep the big boat (or fleet of boats) afloat.

In a sense they are a microcosm of the larger city in which they live and a 'city unto themselves.' A group of advocates proposed a dozen recommendations to improve matters to the board  of this large co-op recently and were met with many reasons why many would not be feasible to implement. The manner in which the Board 'listened' and responded to the advocates and larger group of concerned citizens (hundreds of whom went on to sign a petition for more discussion on certain matters) is as important as the actual messages being  posted or answered.  Such dynamics often play out in small towns (in CT anyway and likely elsewhere) over funding and priorities, policies and boudaries about the roles and duties of board members.

The advocacy process annd communication sessions are dynamics for more people to consider about 'the medium is a message' in part. HOW one engages with a topic, a person, a larger group or business entity is a key factor into HOW negotiations go.

Transformative Mediation (such as in The Promise of Mediation book and online) is  a format used by many who choose that format such as the US Postal Service. Facilitative mediation is another format and both kinds can be entered with a flexible, voluntary consultant status. No MOU (Memorandum of Understanding) would need to be written formally or considered binding. Representatives of various issues could meet or communicate by e-mail (even anonymously write letters etc) to a 'mediator' or third party who could then summarize the information. That person or ideally others such as the parties themselves and others they would invite into the solution brainstorming could be done as a a next step. Resource people could be suggested by various parties and found online, etc.

 Many other 'auxillary exercises' in getting centered, speaking with a representative (on one's floor or building or other configuration such a neighborhood advocacy or faith group assistants) and even role playing (perhaps taking turns being a  tenant, a board member, a mediator, a consultant for instance, can help one clarify concerns and one's feelings, beliefs and experiences. I found the key skill of 'echoing back what one was hearing' as a very helpful skill to use in many situations.

Giving people a chance to 'tell their story or convey their experiences as well as their hopes and solutions' can be very helpful for both parties. Some of that could be done with a list (whether of grievances and concerns, questions, and suggestions) or with a second party interviewing them in a conversational manner then submitting a summary. Perhaps each building could have two representatives who would be open to consulting with people in that capacity as either volunteers or independent contractors.

These 'less obvious' factors can be addressed more readily when clarified for both the person having a concern and the governing or guiding bodies of management. Where personal concerns, residential apartment or other neighborhood dynamics intersect with the societal forces (police or even social service agencies, perhaps NGOs, non-governmental agencies and even online resources) could be shared online or in a handbook so more people could know the terrain and have a variety of ways to provide for timely low-level support and interventions before problems escalate and take on ' a life of their own.'

The finanical numbers should be shared regularly regarding overall capital improvement expenses, income and assets and reserves, and  operating costs (with the income and the expenses clearly listed as to their sources and which funds cover certain expenses or improvements) for any household, shared residence, set of apartments in a co-op or housing units in whatever shared residential area.  Do you get the picture? Everyone can appreciate what it costs to live in one's home and area by first learning the basics. Likely more youth and even adults would benefit from knowing this in advance of having to pay rent or think of buying.

  With inflation, most people plan for a basic level of increase, and yet if that is not included people may think expenses are going up  to suit someone's agenda. In a state like CT a state law required school budgets to maintain the current salaries even if class size diminished significantly and  grades were combined. Only recently is CT addressing the huge inequities among cities and towns  for their  high difference in school funding even though they are all in the same state.

Back to the housing in New York  now where the problem is too many people rather than too few (as many states and cities are experiencing with more leaving all the time,) In addition there is of course, the rising costs so moving to different neighborhoods More people are talking up the benefits and practical ways to try co-housing on some level (in these times across the country.) There are rules for subletting or doing an Air B and B. Some places, like a large co-op may have a formal policy of not renting to another person without living in the apartment unless approved and for not less than a full year.

 Another factor to consider is the 10-20 year history of any established co-op or housing entity that should be made clear to current tenants and shareholders (apartment owners.)  A previous board  in place for about a dozen years may have made very few changes, improvements, or communications to the shareholders.  If the  prior board of directors allowed for a poo-functioning management company  not meeting its fiduciary responsibilities, and therefore not provide for the best interests of the shareholders, lawsuits could be filed by the shareholders

High legal fees could be paid out (especially if the management company did not show up at court--footnote: Always Go To Court, especially Housing Court, Divorce Court or of course, Criminal Court, to Avoid being 'guilty or penalized or lose by default."  In the case of  poor management legal fees, those could be added to the expense of the co-op corporation. For particular case studies, this could all be better researched and included in summaries to current and future share holders.

 The corporation of shareholders of such size and history may have about 10 million  dollars in reserves. If many of the buildings need windows and updated heating improvements to address either excessive heat or lack of it during the year, funds will be needed and again costs and funds to cover them should be conveyed in writing to all living there. The current board has done a lot to reduce the occurence of delinquencies and evictions, yet the manner in which it proceeded in doing so is being called into question. Improvements such as a dozen proposals provided by an ad-hoc group of residents still need to be clearly processed so all understand where the board stands and what advocates need to pursue if possible through other venues.

These buildings in the large co-op example have been improved over the years. Nice apartments of a couple of rooms can come with a price tag of 300K to a smooth milllion dollars. The value has gone up substantially in recent years. Yet many have lived here for a decade or two, even almost 4 or 5 decades and got them at a more reasonable price. They will have a good investment if they sell.

Those people may have satisfied their mortgage (as in Paid the Full Sale Price) Yet there are still maintenance fees. Other people may pay rent and fees to a 'company called a sponsor' who owns their apartment. While those may be 'rent-controlled' apartments, the fees are related to maintenance and managing by the sponsor. They may be able to charge more than the co-op requires at times so can pocket the difference, make a profit as it were and 'do well in their business transactions.'.

The point that the maintenance fees for the buildings and grounds (which include lawns, wide sidewalks in the co-op complex and on the streets as well as some plantings that are changed seasonally) can go Up even if the rent or mortgage stays the same or is already paid in full can be a problem for people who are retired or on a fixed income. These are issues that concern over 500 people who have signed a petition to discuss these matters and more about how any delinquencies or eviction notifications and legal actions are taken.

One person was woken up by a server banging hard on his family's door at 6:30 am.

Once served a paper saying he had not paid, he realized he had paid those fees. He considered that to be harassment (and while not part of the Board's policy to monitor How Papers are Served, perhaps more awareness and better communication could be made to prevent such an experience.

When he inquired, the man learned that his check was received but had not cleared or been fully processed. Other concerns were brought up during a series of about a half dozen meetings of concerned residents.

They got the board to respond publicly to their concerns and present all residents with a summary of procedures for addressing delinquency and eviction which were developed in 2016. That was shortly after a new management company was hired by one board and before the newly elected board took office. About 30 people met to discuss the last meeting on May 20, 2017 where the board and their attorney often said that their primary concern was their 'fiduciary responsibilities' to maintain the co-op and to be acting in the best interest of the shareholders.

They said they were willing to hear from people if they were having a hard time and could often work out some arrangement that was mutually agreeable. While some people were hearing or seeing notices that over a hundred or even two hundred people were facing housing court fees and ongoing challenges, the Board was clarifying that there was a much smaller number of actual evictions. Some people were chronically late and may not have even lived in the apartments.

Some other people shared with me that if an original deed could not be produced in a very short time period then that would be grounds for possible eviction. The apartments often have been in a family's hands for a few generations or has been passed legally from one owner to the next. The owner keeps the deed, one person offered tonight. Likely we could design a program to help people understand many aspects and responsibilities and ways to keep track of Important Papers.

/The anit-eviction co-op residents noted the unique, friendly and historical nature of having the co-ops be diverse and reflect the many people who have lived there for decades. Discovering the root cause of the 2016  policy tonight highlighted the need for better activism on the part of residents and ideally better communication from the board. Clarifying the need to place a clear notification of a plan to address delinquency and eviction seems to have been an optional path they did not pursue.

Now people, many of whom pay about 600 dollars twice or risk the fines if not responding and maybe lose their house altogether were points touched upon tonight. Another elderly woman said she knows often people of low-income could have a judge or non-profit that helps people say they Can Stay in their homes. Many agencies have funding but it can take up to 45 days to get approval for some.

The call to housing court is delivered to a resident after a certain number of days (55 I believe) with about 500 in fees. The second notice comes at 65 days with another 700 in fees. Those legal fees make it much harder for someone who works to find time and money to addres Those unplanned expenses. 

I will share a bit more in the next few days. Meanwhile thinking of each buidling having 'team support' with a couple of captains or coordinators could prove very productive and helpful. Maybe a FB page would make sense too, even if people used a 'code name' and just kept some basic information about housing, community life in the co-ops and beyond.

The overall points about who and how money can be handled comes with a suggestion to let all residents have a building coordinator of residents be contacted if someone is not paying their bills. That person could help them find an advocate. The board members cannot do that or give money directly, but maybe it we had fundraisers and could help provide a cushion for someone with a short-term issue, things could get back on track.

 Residents want to know if The Board needs to clarify how they have permission to set policies such as the delinquency and eviction requirements Without Consenting the Shareholders and having input if not a vote on major changes. What other policies and fees can be set without prior input and approval from residents.

Looking over the Proprietary Agreement was discussed as important ground work. Having meetings and a website to assist people with many basics and ways to plan for a safety cushion (with agencies, circles of friends and families or others loaning or assisting in some way, figuring out housing options--short term housemates, fundraisers etc, could all prove valuable.)

Keeping the character of a community and honoring the legacy of families who have been in the area and part of the co-ops were also expressed values. The many 'secret facets' of gentrification could also be explored and addressed by residents and perhaps the wider community.

The other ideas pitched briefly were to have 'building or team captains representing each building (at least if not lower and upper halves of each building or even each floor with a floor rep simply as a voluntary measure separate from the mandates of the board. These people ideally would work with board members at optional meetings, perhaps monthly or quarterly. 

It's easier to live in an apartment if Someone Else is paying the bills. Of course there can be trade-offs and ideally there'd be housing counselors to think about the bigger picture.