Rate Your Building’s Energy Efficiency

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

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New York City’s Benchmarking program is part of the Greener, Greater Buildings Plan to reduce carbon emissions.

A Brass Plaque Signifies A Great Manager

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!

DEPM sign

Speak to your Managing Agent to get a beautiful cast brass plaque to display on your building.

Mayor Passes New Smoking Policy Rule

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.

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All multi-family buildings in NYC are required to distribute a smoking policy to all residents by next August.

New Law Requires Bed Bug Reporting

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

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Business Credentialing Services Ensures Vendor Insurance Compliance

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.

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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.

Come See Us at the Co-op & Condo Expo!

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!

Douglas Elliman Property Managers Receive Awards from NYARM

The New York Association of Realty Managers (NYARM) has given top honors to two of Douglas Elliman’s managers: Declan Hennessy has been named Resident Manager of the Year, and Peter Rufli is being honored for his management of Emergency Response Teams. Both men will receive their awards at a reception on December 6th, following the NYARM Expo.

Declan Hennessy is Resident Manager at 1016 Fifth Avenue, a 55-unit co-op built in 1926, where he has worked for 23 years. Peter Rufli has been Resident Manager at 784 Park Avenue, a 65-unit co-op, since 2005, and teaches courses at the Community Emergency Response Team (CERT) organization.

“My Dad died in an accident when I was 11,” says Peter, who grew up in Ireland, and came to the States in 1985. The tragic event led him to begin emergency training at the age of 12, and by age 14, he had saved a life.

“I was on the beach in Ireland with my mother,” he explains. “A girl fell and hit her head and was drowning.” His mother rushed to get him, and he was able to resuscitate the girl. At 17, Peter saved a man injured in a motorcycle accident, who turned out to be one of his best friends. And he’s been an active first responder, search and rescue specialist, and emergency response instructor ever since.

After attaining the Irish championship in javelin and travelling the world with his team, Peter came to the US in his 20’s and started in the property management business as a super. Today he manages one of Manhattan’s premier properties.

In the courses he teaches, his students—who include property managers, NYC Parks Department employees, even Medical Doctors—are trained in medical response, search and rescue, personal safety, nuclear, chemical and biological weapons safety, and “cribbing”—how to safely remove heavy objects from on top of a person, and safely extricate them.

Peter credits DEPM Vice President Elly Pateras and Manager Casey O’Connor with ensuring that 784 Park Avenue receives top-notch management. “I enjoy helping the shareholders with any emergencies or even small tasks that they need assistance with 24/7,” he says. “It’s like being the Mayor of a small town: my staff are the service employees, police and security of the building; the shareholders are the constituents, and my board of directors are the oversight committee.”

When he’s not managing 784 Park Avenue or teaching at CERT, Peter spends time with his family; he has a daughter at the Berklee College of Music in Boston, and twin 15-year-old boys.


Peter Rufli, Resident Manager at 784 Park Avenue and Emergency Response Teams award winner, with elevator operator Irvin Torres and doorman Edward Keever.

Declan Hennessy also grew up in Ireland, raising cattle on a dairy farm in County Cork. He came to the US 29 years ago, and after working as a manager in Queens, moved to 1016 Fifth Avenue 23 years ago. Douglas Elliman came on as property managers at the same time, and they’ve been a team ever since.

“So much has changed in the management industry since then,” he says. “And they’re all good changes. Now, the Resident Manager is part of the management team, not just an on-site agent. We used to go to the office regularly, but now everything is done by email and on the computer.
“This is the best job in the world,” says Declan. “We have unbelievable residents. And our manager at Douglas Elliman, David Dreyfus, is the best in the business.” He also has high praise for the building, which was built in 1926, and features “one of the most beautiful lobbies in the City,” he says. Ornate wrought iron and brass doors flank the entryway, while elaborate marble lines the walls. The ceilings feature molded plaster designs, and the façade is hand-carved with statuary and architectural details.

Declan is a past president and active member of the Emerald Guild, a close-knit networking and support organization for supers, resident managers and other building employees. “When I came over from Ireland, the Guild was like a community. It’s a great organization, and they take care of their members.” He still has lots of family in Ireland, and continues to visit frequently. After five generations, they still maintain the dairy farm in Cork. He and his wife have a 19-year-old son attending college in Boston, and twin daughters aged 15.


Declan Hennessy, Resident Manager of the Year, at 1016 Fifth Avenue, with doorman Patrick Paradiso and Sean Mollahan.

Founded in 1911, Douglas Elliman Property Management is one of the oldest and most respected firms in New York, providing clients with the volume discounts only a large firm can offer, combined with personalized service and attention to detail. For more information about DEPM, visit ellimanpm.com or call 212-370-9200. For more information about NYARM’s property management education, information and peer networking programs, visit nyarm.org.