Looks like someone from the Forté Condo is trying to explain monthly charges at the building, which are, for instance, $1,327 on a $995K, 2BR. Set Speed noted the Forté response on a long thread over at Brooklynian. First comes a defense of prices:
Last time I checked all of the two bedrooms at One Hanson Place were over a million dollars...I think a 30 story building in Park Slope, would be at least $400 / SF more. In fact many of our prospective buyers are coming from the Slope.Then comes the explanation of the fees, which boils down to having a union doorman, bigger staff, buying steam from the city and budgeting for high energy costs.
· Forte Condos Takes a Swing [Set Speed]
· Forte Condos in Fort Greene [Brooklynian]
· Forté Gets Big in a Hurry, Puts on Its Exterior [Curbed] UPDATE: So, a reader forwards an email from Forté that looks like it went out minutes ago, announcing "FREE MAINTENANCE FOR ONE YEAR!" Our tipster writes, "I guess Forte needs some help. So much about the TOTALLY hot market."
Here the full explanation of the fees:
Many have mentioned the maintenance fees. This has been a common concern that our purchasers have addressed. We have analyzed the competition’s budgets vs. Forte’s and found some interesting comparisons:
1. Our budget includes a 24 hour doorman that is union labor. 110 Livingston, J Condo, Beacon tower and 306 Gold have non-union labor. The Smith and Greenhouse don’t have a 24 hour doorman. Being in 32B-J means that they go through a criminal background check and are typically more professional than the rent-a-guard one can pick up anywhere but they cost more.
2. Today’s buyer should take a close look at how many people the competition is using to staff a building that is at least twice the size of Forte – for example - We have 108 apartments and 7 employees and a budget of $543,000 including fringes etc. the competition has 250 units, 10 employees and salaries of $368,000. Is it quality of life that these purchasers are willing to sacrifice or is the sponsor playing games in their offering plan?
3. Our operating expenses include steam from the city. Other buildings create their own steam with a boiler in the building. This saves the owner from paying higher electrical fees than other buildings with heat-pump units; so a correct analysis needs to include the individual home owner’s monthly estimated electricity payment. Many offering plans don’t give this detail. Why?
4. This budget was also created at a time where energy prices were at their peak. We are re-submitting our Schedule B to include a lower operating expense. This should lower expenses by almost $2.00 per square foot.