Beginning in May, the City’s “Benchmarking” regulations will be expanded to include all
buildings over 25,000 square feet (under the earlier version of the law, buildings of less than 50,000 were not required to benchmark). As part of Local Law 133 of 2016, which expanded LL 84, owners must report water and energy consumption annually through the City’s online portal (https://www.energystar.gov/buildings/facility-owners-and-managers/existing-buildings/use-portfolio-manager). Failure to report can carry fines of up to $2000 per year. The City will use this information to create metrics to track and compare the energy efficiency of similar buildings, and ultimately will release a rating for each property, which will be available to the public.
A better rating will have a positive impact on property values, giving owners an incentive to take action to cut back on water and energy consumption, as part of the City’s goal to reduce greenhouse gas emissions by 80% between 2005 and 2050. We at DEPM care deeply about energy conservation and have instituted many improvements in our client buildings, including converting boilers from oil to gas, replacing incandescent lights with energy saving LED lights, installing new windows and more. Our managers are working with all their properties to implement conservation initiatives in the coming year. For more information on the City’s Benchmarking program, visit https://www1.nyc.gov/site/buildings/business/benchmarking.page
New York City’s Benchmarking program is part of the Greener, Greater Buildings Plan to reduce carbon emissions.
As you walk down the streets of New York, you probably notice the buildings that look well-tended; their perfect landscaping, crisp awnings, and beautiful architecture stand out in a City filled with lovely architecture. Many of these properties display elegant plaques indicated which company handles their management.
Douglas Elliman Property Management has cast brass plaques available to be mounted on your building’s facade or displayed in the lobby. These signs are custom made and can be created in whatever size and shape works best: 8″ x 10″ rectangle, 9″ x 9″ square, or similar. Let the world know that you have New York’s top property management company taking care of your building. Speak to your managing agent to get one today!
Speak to your Managing Agent to get a beautiful cast brass plaque to display on your building.
On August 28 2017, Mayor de Blasio signed Local Law 147/2017, requiring all multi-family properties in New York City to create a smoking policy for the building. The law does not dictate the contents of the policy, leaving it up to landlords, Boards and managers to do so. Once created, the written policy must be distributed annually to all residents. Building owners must comply with this new law within one year of the enactment date. Now is the time to discuss this issue with your property manager, so that the Board has plenty of opportunity to create and distribute the smoking policy by the August 28, 2018 deadline in order to avoid fines for noncompliance.
All multi-family buildings in NYC are required to distribute a smoking policy to all residents by next August.
NYC’s new Local law 69/2017, effective on November 6, requires multiple dwelling
property owners to obtain the bedbug infestation history from all tenants and unit
owners, including whether eradication measures were employed for a bedbug
infestation. Starting in December 2018, owners will be required to report information
for each unit to HPD for the previous year (from November 2017 through November
2018). Such reporting will be required every December for the previous year. Your property manager will be working to ensure that your building is in compliance by next year’s deadline.
For more information, visit: http://www1.nyc.gov/site/hpd/owners/Pests-owners.page
We are pleased to announce that DEPM has recently launched a new division, the “Individual Unit Management” program, offered exclusively to apartment owners in DEPM-managed buldings.
The “Individual Unit Management” program is a full-service apartment concierge designed for investor-owners. Our highly trained staff specializes in managing
properties for foreign or absentee owners, as well as local investors in the NYC
real estate market.
Our customized management services for investor-owners provide comprehensive
oversight to ensure the security of each unit, as well as the building community as a
whole. Our investment property managers oversee all operational aspects of the
investment, from applications and tenant screening to rent collections and procuring
insurance. Our staff will oversee leasing, provide cleaning, painting, and
repair services, and ensure that applicants submit the proper forms and meet building requirements. We coordinate any work performed inside the unit, and approve and
pay invoices for work done, and interface with building management if necessary. We
pay all bills related to the apartments, including common charges, mortgage payments, insurance premiums, and real estate taxes. Our financial package provides
monthly statements that include all income and expenses, and provide owner’s with
professional financial accountability. We also provide a year-end report that can be used for tax purposes. Our management fee is five percent of the annual gross rent of the
managed unit, billed monthly. For more information, contact Sara Morvay, Investor
Relations Manager, at email@example.com.
DEPM’s “Individual Unit Management” program is offered exclusively to apartment owners in DEPM-managed buildings.
• As the weather gets colder, pest sightings increase. Take full advantage of the
exterminating service programs in place in your building: Speak to your resident
manager/super for details.
• Daylight Savings Time ended Sunday, November 5th. This is a good annual reminder to change your Carbon Monoxide and Smoke Detector batteries!
• Starting this year, Local Law 86/2017 changes the City’s Heat Season temps.
From October 1 through May 31, nighttime interior temps must be a minimum of
62 degrees, regardless of the outdoor temperature. Daytime indoor temps remain
unchanged, at 68 degrees when outdoor temps drop below 55.
• Schedule year-end service for central AC and pre-season inspection of heat systems.
• Close, service and install insulation covers on through-wall and window A/C units.
• Secure all items on roofs and balconies to immobilize them in the event of a
• Inspect all-weather carpets and runners to ensure good condition.
• Check supplies of calcium chloride and snow shovels.
• Tune up snow blowers, check/insulate sections of plumbing that could be prone to freezing.
As temps drop, it’s time to take action to get your building ready for winter.
As budget time approaches, DEPM property managers are consulting with resident managers, superintendents, and our financial analysts to prepare the 2018 Operating Budget drafts for our client boards to review. Preliminary and general observations reflect that real estate taxes continue to outpace normal indexes of inflation. Utility costs have increased at a pace second only to taxes while, interestingly, labor and related costs are trending just above inflation indexes. Supplies and services have generally marked lower than inflation. DEPM unfailingly works its portfolio clout wherever possible for our clients’ financial benefit. We do our best to reduce the financial impact of our managed buildings’ supply purchasing, fuel and other utility charges, and contractor competitive bidding processes. Please reach out to your building’s Financial Analyst if you have any 2018 budget-related questions.
As budget time approaches, DEPM property managers are preparing the 2018 Operating Budget drafts for our client boards to review.
How many contracting jobs are underway each day in your building? There may be an
exterior maintenance company working on the façade, a unit owner renovating a kitchen, repairs being made on the boiler, an installation going in on a rooftop deck, and
potentially a host of others at any given time. Verifying that every vendor, contractor, sub-contractor, supplier and service provider working on your property has proper insurance certificates in place can be a non-stop task. Obtaining, filing and tracking these important documents is a time-consuming prospect, yet one that is essential in order to protect the property and all its residents from risk.
DEPM has begun working with Business Credentialing Service (BCS), a risk management company that screens vendors to ensure that they are in compliance with all of DEPM’s requirements BEFORE they begin any work. Requirements may include a
Certificate of Insurance detailing the compliant policies and limits, a Hold Harmless Agreement between the contractor and DEPM, a copy of the contractor’s W-9, a Contractor’s License if they are required to carry one in New York State, the company’s
Federal Employer Identification Number, and Office of Foreign Assets Control watch list
We are continuing to expand our database of vetted suppliers, contractors and vendors—all of whom pay an annual fee to BCS, so this service does not add to your
building’s expenses—and intend to require all businesses working in DEPM buildings to
be certified by BCS. Your property manager is working with our executive management
team as we continue to implement and expand this important new service.
Nick Zoppi of Building Credentialing Services addressed DEPM’s managers at our June in-house Seminar to explain how BCS can help protect client buildings when hiring contractors.
In our latest effort to make life easier for our boards, DEPM has teamed up with BoardPackager to provide you with a secure online system for processing apartment applications. BoardPackager uses encrypted file-sharing technology that allows
board members to review and vote on applications from purchases or renters. The system also facilitates communication between brokers, boards and property managers to streamline and expedite the process. Documents can be archived for future reference, reducing both paperwork and the need for storage space. All files are backed up daily and stored off site for additional security and peace of mind.
We are currently testing the system in several DEPM buildings, with plans to expand availability of the service to all our buildings over the coming year. If you are interested in learning more about this service or including your building in the initial implementation phase, please contact your Account Executive. For more information visit boardpackager.com.
The new BoardPackager program offers a secure online system for processing apartment applications.
Stop by and say hi at Booth 200 at The Cooperator’s Co-op & Condo Expo Wednesday, April 26th at the New York Hilton Hotel in Midtown Manhattan. Whether it’s a first-time introduction or a chance to reconnect, we’d love to see you. DEPM President Jim O’Connor will be stopping by, as well as CFO Harris Bornstein, Vice President + Architect Peter Lampen, and VP’s of Management John Janangelo, Jim Miller and Tom Usztoke, along with numerous other property managers and associates. It’s a great chance to talk about your property management needs and ask us questions about how we can help.
The Expo features a variety of co-op and condo service providers who are there to answer your questions, as well as a series of seminars addressing the important issues that Boards must face. It’s a great opportunity to learn more about how to run your building as efficiently and effectively as possible. Registration is free at coopexpo.com.
We look forward to seeing you at the New York Hilton, Sixth Avenue at 53rd Street, on Wednesday, April 26th.
DEPM President Jim O’Connor (second from left), along with many other DEPM managers, will be at the Co-op & Condo Expo on April 26th at the NY Hilton. Come by and say hi!