Kahana Management's Blog

Hiring vendors for Condos and Coops

Thu, 25 Jun 2026 07:58:59 GMT

Hiring Vendors in NYC Condos and Co-ops

Key Takeaways:

• Many vendors charge a service call or inspection fee even if no work is ultimately performed
• Free estimates are uncommon for small repair jobs, troubleshooting, or maintenance calls
• Condo and co-op buildings often require board or management approval before work begins
• Most buildings require vendors to provide a Certificate of Insurance (COI)
• Missing or incorrect insurance documentation can delay projects
• Emergency repairs may follow different procedures than routine maintenance
• Owners should expect additional lead time compared to single-family homes
• Building access, scheduling restrictions, and move rules can affect project timelines
• Choosing the lowest quote is not always the most cost-effective option
• Understanding building requirements upfront can help avoid delays and extra costs

Understanding Vendor Work in Condos and Co-ops

Owners who are new to condos and co-ops are often surprised to learn that arranging repairs is different from hiring a contractor for a standalone house.

In many buildings, vendors cannot simply show up and begin work. Management companies, boards, superintendents, and building staff may all play a role in coordinating access and approving contractors.

As a result, even relatively simple projects can involve additional steps that homeowners may not expect.

Why Many Vendors Don't Offer Free Estimates

One of the most common misconceptions is that every contractor will provide a free quote.

While some vendors may offer free estimates for large renovation projects, many service providers charge for diagnostic visits, inspections, troubleshooting, or small repair requests.

Common examples include:

• Plumbing leak investigations
• Electrical troubleshooting
• Appliance diagnostics
• HVAC service calls
• Roofing or leak inspections

The reason is simple: determining the cause of a problem often requires professional expertise and time. Even if the owner decides not to proceed with repairs, the vendor has still provided a service.

For this reason, it is common for vendors to charge a trip fee, service fee, or inspection fee regardless of whether they are ultimately hired.

Board Approval and Building Requirements

Before scheduling work, owners should determine whether board approval is required. Many condo and co-op buildings require approval for:

• Alterations and renovations
• Plumbing modifications
• Electrical upgrades
• Flooring installations
• HVAC work
• Projects affecting common elements

Starting work without proper approval can lead to violations, fines, or demands to stop the project.

Even when approval is not required, management may still need advance notice to coordinate building access.

Certificates of Insurance (COIs)

Most condos and co-ops require vendors to submit a Certificate of Insurance before entering the property.

A COI confirms that the contractor carries appropriate insurance coverage and identifies any additional insured parties required by the building.

It is common for management to review and approve the COI before granting access.

If the insurance does not meet building requirements, work may be delayed until corrected documentation is provided.

This is one of the most common reasons projects are postponed, especially when owners hire vendors unfamiliar with condo or co-op procedures.

Practical Tips for Owners

Before calling vendors, consider the following:

• Confirm whether board approval is required
• Obtain building insurance requirements in advance
• Ask vendors whether they have worked in condos or co-ops before
• Expect service call fees for diagnostic visits
• Allow extra time for approvals and scheduling
• Verify that the vendor can provide a compliant COI

Taking these steps early can save significant time and frustration later.

Bottom Line for Condo and Co-op Owners

Hiring vendors in a condo or co-op is often more involved than hiring a contractor for a private home. Service call fees, building approvals, and insurance requirements are all normal parts of the process. Understanding these requirements upfront can help owners avoid delays, unexpected costs, and project disruptions.

Hiring vendors for 2-4 Family Homes

Thu, 25 Jun 2026 07:55:43 GMT

Hiring Vendors for NYC 2–4 Family Homes

Key Takeaways:

• Hiring vendors for a 2–4 family property is generally simpler than in a condo or co-op
• Most repairs do not require board approval, alteration agreements, or building permissions
• Many vendors charge service call fees even if no repair work is ultimately performed
• Free estimates are typically reserved for larger projects rather than maintenance issues or troubleshooting
• Owners should verify licensing and insurance before hiring contractors
• Obtaining multiple quotes can be worthwhile for larger repairs and capital improvements
• Emergency service calls often cost significantly more than scheduled appointments
• The cheapest quote is not always the best value
• Proper vendor selection can reduce repeat repairs and long-term maintenance costs

Understanding Vendor Costs Beyond the Repair Itself

Many small property owners are surprised when a vendor charges a fee simply to visit the property.

In reality, plumbers, electricians, HVAC technicians, appliance repair companies, and other service providers often charge for their time regardless of whether a repair is performed.

Diagnosing a leak, investigating an electrical issue, or determining why a boiler is malfunctioning requires expertise. Even if the owner chooses not to proceed with the repair, the vendor has still provided a professional service.

Why "Free Quotes" Are Often Misunderstood

One of the most common misconceptions among property owners is that every contractor offers free estimates.

For larger projects such as roof replacements, exterior renovations, boiler replacements, or major construction work, free estimates are common because contractors are competing for substantial jobs.

For smaller repairs, however, most vendors charge a service call or diagnostic fee.

Common examples include:

• Plumbing leak investigations
• Electrical troubleshooting
• Heating system diagnostics
• Appliance repairs
• Drain cleaning
• Water intrusion inspections

Owners should clarify potential charges before scheduling an appointment to avoid surprises.

Insurance Matters More Than Many Owners Realize

Unlike condos and co-ops, 2–4 family owners generally do not need board approval or building authorization before hiring a contractor. However, insurance remains important.

Before work begins, owners should verify that contractors carry appropriate liability insurance and, when applicable, workers' compensation coverage. Hiring uninsured vendors may expose property owners to unnecessary risk if an accident or property damage occurs during the project.

When Multiple Quotes Make Sense

Not every repair requires three estimates. For relatively straightforward service calls, obtaining multiple quotes may cost more in time and diagnostic fees than the potential savings.

However, competitive bidding is often worthwhile for:

• Roof replacements
• Boiler replacements
• Exterior renovations
• Waterproofing projects
• Major plumbing work
• Capital improvement projects

For larger jobs, comparing scope, warranty terms, and contractor experience is often more important than simply comparing price.

Bottom Line for Small Property Owners

Managing a 2–4 family property gives owners more flexibility than operating within a condo or co-op, but hiring vendors still requires planning. Service call fees are normal, free estimates are less common for small repairs, and verifying insurance is essential. Understanding how vendors price their services can help owners make better decisions and avoid unexpected costs.

NYC New Co-Op Application Timing Law

Tue, 23 Jun 2026 18:41:37 GMT

NYC Intro 1120-B and Co-op/Condo Application Delays

Key Takeaways:

• Intro 1120-B establishes deadlines for co-op and condo boards to review purchase applications
• The law is intended to reduce lengthy delays that can leave buyers and sellers in limbo
• Boards must generally acknowledge receipt of completed applications and make decisions within specified timeframes
• Applicants are entitled to greater transparency regarding application status
• The law applies to both co-op purchase applications and condo waiver or approval processes
• Boards can still approve or reject applications where permitted by governing documents and applicable law
• Incomplete application packages may delay review timelines
• Buyers, sellers, and brokers benefit from more predictable transaction schedules
• Properly prepared application packages remain critical for avoiding delays

Understanding Intro 1120-B Beyond the Headlines

One of the most common frustrations in NYC real estate transactions has been the uncertainty surrounding co-op and condo board review periods. Buyers often spend weeks—or even months—waiting for updates, while sellers face delayed closings and ongoing carrying costs.

Intro 1120-B was enacted to create greater predictability and transparency in the application process. Rather than allowing applications to remain pending indefinitely, the law establishes timelines intended to move transactions forward more efficiently.

For buyers and sellers alike, the goal is a more consistent and accountable review process.

What Does the Law Require?

Under Intro 1120-B, boards and managing agents must generally process applications within defined timeframes after receiving a complete package.

The law is designed to prevent unnecessary delays while still allowing boards sufficient time to conduct reviews, request interviews where applicable, and evaluate applicants.

Importantly, the clock typically begins when a complete application has been submitted. Missing financial documents, incomplete disclosures, or other deficiencies can still delay the process. As a result, applicants should continue to prepare thorough and accurate submission packages.

What This Means for Buyers and Sellers

For sellers, faster and more predictable application reviews can reduce the risk of deals stalling due to prolonged board review periods.

For buyers, the law provides greater visibility into the process and reduces uncertainty surrounding transaction timelines.

However, applicants should not assume approval is automatic. Co-op boards retain their authority to approve or reject applicants as permitted under existing laws and governing documents. The legislation primarily addresses timing and transparency rather than approval standards.

What This Means for Boards and Managing Agents

Boards and management companies may need to adjust internal procedures to ensure applications are reviewed within required deadlines.

Maintaining organized application tracking, timely communication, and efficient document review processes will become increasingly important.

Buildings that already process applications promptly may see little operational change, while those with historically lengthy review periods may need to update their procedures.

Bottom Line for NYC Co-op and Condo Owners

Intro 1120-B is intended to bring greater predictability to the co-op and condo application process by establishing review timelines and improving transparency. While boards retain their decision-making authority, applicants, buyers, and sellers should benefit from fewer unnecessary delays and a more structured review process. For a smoother transaction, complete and accurate application packages remain as important as ever.

NYC Bins Requirements for 2-4 Family Homes

Fri, 19 Jun 2026 12:32:09 GMT

NYC Trash Bin Requirements for 2–4 Family Homes

Key Takeaways:

• Most NYC residential buildings with 1–9 units, including many 2–4 family homes, must use approved trash containers for garbage setout
• Loose garbage bags placed directly on the curb are generally no longer permitted where containerization rules apply
• The rules are part of NYC's effort to reduce rats, litter, odors, and sidewalk clutter
• Property owners are responsible for providing and maintaining compliant containers
• Trash containers must meet Department of Sanitation (DSNY) requirements for size, durability, and secure lids
• NYC is transitioning toward standardized official NYC Bins for many smaller residential properties
• Failure to comply may result in sanitation violations and fines
• Recycling requirements remain separate and should continue to follow DSNY guidelines
• Most small landlords can comply with a simple one-time investment in approved bins

Understanding NYC's New Trash Bin Rules Beyond the Headlines

For decades, New Yorkers were accustomed to seeing piles of garbage bags lining sidewalks on collection days. The city is now moving toward a containerized waste system that requires trash to be stored and set out in approved bins rather than loose bags.

The goal is straightforward: reduce rodent activity, improve neighborhood cleanliness, minimize odors, and make waste collection more efficient.

While much of the attention has focused on large apartment buildings, many owners of 2–4 family homes are also affected by the new requirements. As a result, confusion remains common among small landlords who are unsure whether the rules apply to their properties.

Who Must Use Approved Trash Containers?

The containerization rules apply to most residential buildings with 1–9 units throughout New York City.

For owners of 2–4 family homes, this generally means garbage must be placed in approved containers with secure lids instead of being left on the curb in bags.

Containers must meet DSNY specifications and be capable of fully containing waste while remaining securely closed. The city has also been moving toward the use of standardized official NYC Bins for many smaller residential properties.

Property owners should verify current requirements for their building type and collection schedule through DSNY.

Deadlines and Enforcement

NYC has phased in its containerization requirements over time, with enforcement becoming increasingly strict.

Property owners who fail to use compliant containers may be subject to sanitation violations and monetary penalties. Enforcement efforts are expected to continue expanding as the city transitions toward broader use of standardized containers.

Because deadlines and implementation schedules may be updated, owners should review the latest DSNY guidance regarding approved bins, collection procedures, and enforcement timelines applicable to their property.

What This Means for Small Property Owners

For most 2–4 family landlords, compliance is relatively simple. The primary requirement is obtaining approved trash containers and ensuring garbage is stored properly between collection days and set out according to DSNY rules.

Although purchasing bins creates an upfront expense, many owners may benefit from cleaner sidewalks, fewer pest problems, and reduced complaints from tenants and neighbors.

The new requirements are generally much easier and less expensive to comply with than many other NYC property regulations.

Bottom Line for Small Property Owners

NYC's new trash container requirements represent a significant change for owners of 2–4 family homes and other small residential buildings. If your property falls under the rules, garbage should be placed in approved containers rather than loose bags. Staying compliant can help avoid fines, reduce pest issues, and keep your property aligned with the city's evolving sanitation standards.

HPD Registration for NYC 2-4 Family Homes

Thu, 18 Jun 2026 11:04:35 GMT

HPD Registration Requirements for NYC 2–4 Family Homes

Key Takeaways:

• Most NYC 2–4 family rental properties must be registered annually with HPD (Housing Preservation & Development)
• Registration is required even if the building is owner-managed
• Owners must provide current ownership and managing agent information
• Failure to register can result in violations and limit an owner's ability to enforce certain housing-related claims in court
• HPD registration must be updated whenever ownership or management information changes
• Owner-occupied buildings with rental units are often still required to register
• The registration requirement is separate from property taxes, permits, and other city filings
• Tenants, city agencies, and emergency personnel may rely on HPD registration records to identify responsible parties

Understanding HPD Registration Beyond the Headlines

Many small landlords assume HPD registration only applies to large apartment buildings or professionally managed properties. In reality, most NYC residential buildings containing rental units—including 2–4 family homes—must maintain a current registration with HPD.

The purpose is straightforward: the city wants accurate information about who owns and manages residential rental properties. This helps ensure there is a responsible contact when housing issues, emergencies, or violations arise.

Who Must Register?

In most cases, owners of 2–4 family properties with at least one rental unit are required to register with HPD.

The registration includes information such as:

• Property ownership details
• A mailing address for the owner
• Managing agent information, if applicable
• Emergency contact information

Even if you personally manage the property and live nearby, registration may still be required.

What Happens If You Don't Register?

Failure to maintain a valid HPD registration can create unnecessary problems for property owners.

Potential consequences include:

• HPD violations for failure to register
• Difficulty bringing certain housing-related cases in Housing Court
• Delays when dealing with tenant complaints or city agencies
• Outdated ownership records that create confusion during emergencies

Many owners discover registration issues only when they need to file a case or respond to a city notice.

Bottom Line for Small Property Owners

HPD registration is one of the most commonly overlooked requirements for NYC 2–4 family landlords. If your property contains rental units, maintaining an up-to-date registration is typically mandatory regardless of whether you use a management company. Keeping registration current helps avoid violations and ensures city agencies can reach the correct responsible party when needed.

NYC FARE Act & Broker Fees

Wed, 17 Jun 2026 14:44:58 GMT

Key Takeaways: NYC FARE Act (Fairness in Apartment Rental Expenses)

• The FARE Act requires the party who hires the broker to pay the broker fee in NYC rentals
• Landlords who use brokers for leasing are now typically responsible for paying commissions
• Tenants generally should not be charged broker fees when they did not hire the broker
• The law changes cost allocation, not whether brokers are used in rentals
• Small landlords may see higher upfront leasing costs when listing through agents
• Private rentals without brokers are usually unaffected
• “No-fee” listings increase for tenants, but fees still exist on the landlord side
• Misunderstanding is common because broker fees are not eliminated, just reassigned

Understanding the FARE Act Beyond the Headlines

The FARE Act in NYC addresses how broker fees are assigned in residential rentals. Historically, tenants often paid broker fees even when the broker was working for the landlord. That mismatch is what the law is trying to correct.

Instead of removing broker fees, the law ties payment responsibility to who actually hires the broker. In most standard rental listings, that means the landlord.

What This Means for Small Property Owners

For small landlords, especially owners of 2–4 family buildings, the practical change is financial timing. If you list a unit through a broker, you should expect to cover the broker’s commission rather than passing it to the tenant at lease signing.

If you handle leasing yourself, or rent without a broker, the law doesn’t really change your process.

Bottom Line for Small Property Owners

The FARE Act does not remove broker fees from NYC rentals. It shifts them. Small landlords using brokers will see higher upfront leasing costs, while tenants are generally no longer charged fees for brokers they did not hire.

How Local Law 97 Affects 2–4 Family Properties in NYC

Fri, 06 Feb 2026 00:52:40 GMT

Key Takeaways: Local Law 97 & Small Residential Buildings (Article 321)

• Most 2–4 family properties in NYC are NOT subject to Local Law 97

• Buildings under 25,000 square feet are exempt from emissions caps, penalties, and reporting

• Article 321 explicitly excludes small residential buildings from compliance requirements

• No carbon limits, benchmarking, or annual filings apply to these properties

• Owners of 2–4 family homes do not need to retrofit to meet Local Law 97

• “Prescriptive Energy Conservation Measures” are not mandatory for exempt buildings

• Measures like pipe insulation or heat timers are optional, not legally required

• The law primarily targets large apartment buildings and commercial properties

• Small landlords face no fines now or in future compliance periods

• Energy upgrades may still reduce operating costs, but are voluntary

• Local Law 97 is often misunderstood because most coverage focuses on skyscrapers

• For typical 2–4 family owners, Local Law 97 is a non-issue from a legal standpoint

________________________________________

Understanding Local Law 97 Beyond the Headlines

Local Law 97 was enacted to reduce carbon emissions from New York City’s largest buildings, which account for the majority of energy use citywide. As a result, most media coverage focuses on high-rise apartments and commercial towers—leaving small property owners confused about whether the law applies to them.

For owners of 2–4 family homes, the answer is usually simple: it doesn’t.

Under Article 321, residential buildings under 25,000 square feet are exempt from Local Law 97’s emissions limits, reporting obligations, and financial penalties. This exemption covers the vast majority of 2–4 family properties in NYC.

________________________________________

What Are “Prescriptive Energy Conservation Measures”?

Prescriptive Energy Conservation Measures are a compliance option for covered buildings, allowing them to meet the law through basic energy upgrades instead of calculating emissions.

Common examples include:

• Insulating exposed hot water or steam pipes

• Installing boiler heat timers or outdoor temperature controls

• Using LED lighting and occupancy sensors in common areas

• Implementing temperature setbacks during low-use hours

These measures are often mentioned in Local Law 97 discussions—but they are not requirements for exempt buildings.

________________________________________

Do 2–4 Family Owners Need to Install These Measures?

No.

If your building is under 25,000 square feet, these upgrades are not required, not inspected, and not reported to the city.

Some owners still choose to install them to reduce fuel costs or improve comfort, but that decision is purely optional.

________________________________________

Bottom Line for Small Property Owners

Local Law 97 was not designed with small residential landlords in mind. For most 2–4 family properties, it creates no legal obligations, no penalties, and no compliance burden.

Understanding this distinction can save owners unnecessary stress—and unnecessary spending.

Maximizing Your Building's Potential: The Importance of Budgeting

Wed, 31 Jan 2024 23:20:00 GMT

Creating and maintaining a proper budget is critical for success when managing a property. Having a well-thought-out budget provides you with a financial roadmap that will help to efficiently allocate your resources, resulting in the development of more accurate timelines for projects, a better handle on a buildings overall health, and assist with peak day-to-day performance. When you create a budget, you will break up your general ledger into specific categories or classifications – based on expenses and income – and monitor those categories throughout the fiscal year. A few things you want to focus on when budgeting are the benefits of Accruals , Reclasses , and Variances .

What are Accruals?

Accruals allow for a property owner to have a forward-thinking strategy when it comes to financial planning and management. Instead of realizing expenses when paid, they are accounted for when they incur (e.g., when a contractor performs a repair). By accounting for money that will be paid, you are able to have a more precise representation of a building's financial health. This allows you to make informed decisions as to whether you need to cut any upcoming projects, add any new projects, or if you may need an injection of cash. Accounting this way ensures that you are as prepared as possible for any financial surprises.

Why are Reclasses important?

While sometimes tedious, reclassifying items in a budget is extremely important for the accuracy of revenue and expenses. Reclasses not only help to keep track of what is happening in the building, but also allows for a property owner to correctly budget year over year. When you realize an expense, it should be classified on your general ledger. Sometimes, these items may be classified incorrectly, or perhaps a different category might suit the repair better. For example, if your budget has separate line items for apartment plumbing repairs and building plumbing repairs, a leak could inadvertently be misclassified on the ledger. When you Reclass correctly, you have an exact cost basis for a building repair. This creates a situation where you can analyze all expenses and accurately align the budget with financial realities; it will also create a starting point for the following year’s budget. Reclassifying expenses or revenues may also be necessary due to unforeseen circumstances, changes in project scope, or adjustments in market conditions. Regularly reviewing and updating reclasses ensures that the budget remains a dynamic and accurate tool for financial management, helping organizations adapt to changing circumstances and avoid potential discrepancies.

Who cares about Variances?

We instantly ask “why” when something goes over budget, but coming in under budget oftentimes receives no particular attention. This should not be the case. Monitoring variances is quite possibly the most crucial element for evaluating the income and expenses of a property against its budget. Variances are the difference between budgeted or forecasted, and actual costs or income, giving you a detailed analysis of financial performance. Favorable variances mean that costs are lower than expected, while unfavorable variances show that costs may have exceeded projections. Identifying the root cause of a variance (usually in each accounting period) enables building managers to promptly put corrective measures in place. Variance reports contain a wealth of knowledge that help property owners by indicating upgrades that may be needed, or by providing a clear representation of the ROI for a completed project. Variances will also help to refine future budgets by optimizing resource allocation and enhancing overall financial control.

Budgeting seems like an extremely tough task looking in – and it can be, at first – but with the above measures considered, you will find that each budget becomes easier to create and work with as they become more accurate over time. When you implement a comprehensive budget into your management routine, you will find the ability to control costs, make sure funds are allocated correctly, mitigate risk, and make informed decisions resulting in a more financially sustainable building.

If you would like a consultation for management, please click the below and fill out the form. Someone from our team will reach out ASAP.

How Effective Preventative Maintenance Can Boost Your Bottom Line

Thu, 25 Jan 2024 05:00:00 GMT

Maintaining a building is the most important part of property oversight. Whether you are a building owner, manager, or an individual unit owner, you can never escape the ongoing cycle of maintenance. There is definitely temptation to cut costs and say “I’ll deal with it when it becomes a problem”, however, consistent, preventative maintenance can save the “problem” from occurring in the first place. Being proactive and having the right maintenance plan in place may not only extend the lifespan of a building but can also significantly outweigh the upfront expenses of projects.

How can I do this while still saving money?

But won’t I need to replace these systems anyway?

This all seems great, but how can spending more money grow my profits?

Can I save money anywhere else?

Energy efficiency

When preventative maintenance becomes a daily part of a buildings upkeep, building systems will be running at peak efficiency and you will find that structures such as windows and doors will be better sealed resulting in a more insulated building. This will result in reduced energy consumption, ultimately lowering your utility bill.

Compliance with city and state regulations

If you are constantly inspecting and maintaining your building, this will include the implementation and adherence to any new state or city requirements for a property. Making sure you are in compliance will prevent any violations from being filed and save you money on any potential fines. If fined, you will have to pay to correct the violation anyway, so why not be proactive and save the fine?

Potential tenant concession savings

Should a building experience numerous and ongoing system failures, tenants might lose patience. If this occurs, you may find yourself offering compensation to tenants to prevent things like tenants moving out, or worse, a lawsuit. Compensation could be a one-time concession for the loss of use of a system or overall inconvenience or could be offered on a renewal as a lower rent, month free, or more.

There is a reason that the most successful properties remain consistent with their preventative maintenance programs. The reason is it works!

As you can see, the pros to spending the up-front cost, significantly outweigh any cons. Yes, it is a higher cost monthly, but the costs can be offset through other savings, and it can help to build the value of an asset. It is not just an expense, but an investment in the longevity, efficiency, and overall success of a building.

If you would like to learn more about how we can assist with maximizing your property, click on the below and one of our associates will contact you as soon as possible.

Unlocking Success: The Key Benefits of Using a Property Management Company

Thu, 18 Jan 2024 01:42:00 GMT

Owning and managing rental properties can be a lucrative venture but can also come with its own set of challenges. It can be commonplace for property owners to find themselves juggling multiple responsibilities, sometimes along with having another full-time job. While the idea of saving money from not paying a management company can be very appealing, it is extremely important to consider the level of involvement needed from you to make the decision as to what is best for your property.

While tenant relations and property maintenance are often the main items an owner will think about when it comes to self-managing, compliance, legal, and accounting are examples of other crucial components. Keeping up with all of these tasks can be worrisome if you are not a person experienced in them.

Before making the decision if a property management company is right for you, it is important to look at the following key points.

1. Tenant Retention and Rent Maximization.

2. Asset management and maintenance.

3. Overall ROI goals.

As you can see, the specialized knowledge needed to run a successful property can be a daunting task, but is doable if you are up to the challenge or have the experience. If not, it is important to remember that property management companies bring industry expertise to the table. They are constantly staying up to date on local and national trends, legal requirements, and best practices. This knowledge is invaluable in making informed decisions that protect your interests and enhance the profitability of your property. It becomes more than just paying a monthly fee.

What is the right decision for you?

Court finds Albany’s Good Cause Eviction Law to be invalid

Wed, 15 Feb 2023 22:19:00 GMT

The Good Cause Eviction law of the City of Albany (Local Law F of 2021) was in direct conflict with and preempted by New York State law, as ruled by the Supreme Court of Albany County. The plaintiffs argued that the law was attempting to regulate rental rates and tenant evictions at the local level, which was not allowed by State law. The court found that Local Law F was in direct conflict with New York State's Real Property Law (RPL) and Real Property Actions and Proceedings Law (RPAPL). The court emphasized that the RPAPL did not require a landlord to show "good cause" to evict a tenant after a lease had expired. The court also stated that Local Law F added "good cause" requirements that did not exist under New York State law and restricted a landlord's right to evict a tenant even when there was no written lease. The court also found that the law was in direct conflict with RPL Section 228, which permitted a landlord to end a month-to-month tenancy on 30 days' notice to the tenant without demonstrating good cause. Finally, the court mentioned that Section 226-c allowed a landlord to raise rents by 5 percent or more provided that the tenant was given adequate written notice at the time of renewal for those with written leases and upon sufficient notice for those under month-to-month tenancies.

The court ultimately held that since Sections 30-327 and 30-328 of Local Law F “altered substantive provisions and procedures of existing state law by imposing limitations and prerequisites to the commencement of an eviction proceeding that are not required under state law,” they were deemed null and void. The court further held that since the remaining provisions of Local Law F were enacted solely to support Sections 30-327 and 30-328, the

entire law was held to be invalid.

DHCR issues updated lease renewal form

Wed, 15 Feb 2023 21:38:00 GMT

The NYC Renewal Lease Form (RTP-8) has been updated by DHCR to include the guidelines specified in Rent Guidelines Board Order #54. The updated order allows for a 3.25% increase on one-year renewal leases and a 5% increase on two-year renewal leases. This latest DHCR Renewal Lease Form must be used for all renewal leases from now on. You can find the form at https://hcr.ny.gov/system/files/documents/2022/07/rtp-8-07-2022-fillable.pdf.

The lease renewal process for rent-stabilized apartments requires landlords to offer renewal leases for one or two years at a rate determined by the Rent Guidelines Board. The offer must be made on a DHCR Renewal Lease Form (RTP-8) through electronic means, mail, or personal delivery, between 150 and 90 days before the existing lease expires. If the tenant does not respond within 60 days, the landlord can refuse to renew the lease and start eviction proceedings. Once the tenant signs and returns the lease form, the landlord must provide a fully signed copy within 30 days. The lease and any rent increase cannot start retroactively, and the renewal lease must maintain the same terms as the expiring lease unless required by law. Additionally, the New York City Lease Rider For Rent Stabilized Tenants, which explains the computation of the proposed rent and the rights and obligations of tenants and landlords under the Rent Stabilization Law, must be attached to the renewal lease form.