Curbed NY - A roommate and tenant guide to NYCLove where you live2020-01-09T14:09:29-05:00http://ny.curbed.com/rss/stream/159870912020-01-09T14:09:29-05:002020-01-09T14:09:29-05:00What to do if your NYC apartment doesn’t have heat or hot water
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<p>New Year’s resolution: Keep your place warm</p> <p id="Tqaqla">Winter, and its occasional brutal cold snaps, has officially arrived, which may have you wondering when the heat in your apartment is going to come on, if it hasn’t already. </p>
<p id="fRP265">According to the Department of Housing Preservation and Development (HPD), <a href="https://www1.nyc.gov/site/hpd/renters/important-safety-issues-heat-hot-water.page">“heat season”</a> has been here for quite some time: Between October 1 and May 31, New York City landlords are required to ensure that apartments are reasonably heated. Here’s the official word: </p>
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<p id="zpPm6l"><strong>Day: </strong>Between the hours of 6:00am and 10:00pm, if the outside temperature falls below 55 degrees, the inside temperature is required to be at least 68 degrees Fahrenheit.</p>
<p id="pXQW5H"><strong>Night: </strong>Between the hours of 10:00pm and 6:00am, the inside temperature is required to be at least 62 degrees Fahrenheit.</p>
</blockquote>
<p id="i5TAQG">Landlords must also provide hot water, “365 days per year at a constant minimum temperature of 120 degrees Fahrenheit.”</p>
<p id="VtKizc">Of course, that’s not always the case: Every year, there were tens of thousands of heat complaints, including <a href="https://ny.curbed.com/2018/5/21/17377534/nyc-buildings-heat-regulations-city-council-bill">a whopping 21,894</a> in one week in 2018 (and there’s regularly a <a href="https://ny.curbed.com/2018/12/20/18150375/new-york-hpd-heat-complaints-map">backlog of complaints</a> that HPD has not yet addressed). </p>
<p id="HgVe7X">If your heat isn’t working, you may be tempted to ride the deep freeze out under a big blanket, but <a href="https://ny.curbed.com/2017/6/15/15810614/new-york-city-landlord-tenant-law-rights">you <em>do </em>have rights</a>—here’s what you need to know. </p>
<h3 id="ITlIOs">My heat isn’t working—what should I do?</h3>
<p id="ikMxXf">If you think you’re not being provided with adequate heat, the first thing to do is call your landlord and make sure they know what’s going on. That may well be enough to get the problem fixed, but if not, there are other steps you can take. </p>
<p id="br2iop">It’s useful to record the temperature in your apartment using an indoor/outdoor thermometer. (You can find plenty on <a href="https://www.amazon.com/Best-Sellers-Garden-Outdoor-Weather-Thermometers/zgbs/lawn-garden/397436011">Amazon</a>.) If you find that it’s consistently below the required temperature, be sure to 1) <a href="https://portal.311.nyc.gov/report-problems/">lodge a 311 complaint</a>, and 2) write it down! </p>
<p id="1AXWcF">The Met Council on Housing has a <a href="https://metcouncilonhousing.info/wp-content/uploads/2010/12/Met_Council_on_Housing_Heat_and_Hot_Water_Sheet-1.pdf">handy sheet</a> that you can use to track your history of complaints, temperature changes, and any witnesses to those two things. HPD also has a database where you can see the complaints made against landlords. </p>
<p id="ZLogcM">The Met Council also <a href="http://metcouncilonhousing.org/help_and_answers/heat_and_hot_water">recommends</a> the following: </p>
<ul>
<li id="IBNoUj">Get other tenants in your building to <a href="https://www1.nyc.gov/nyc-resources/service/1813/heat-or-hot-water-complaint">lodge 311 compla</a><a href="https://portal.311.nyc.gov/report-problems/">i</a><a href="https://www1.nyc.gov/nyc-resources/service/1813/heat-or-hot-water-complaint">nts</a>, because there’s strength in numbers! </li>
<li id="mXVOay">If your landlord isn’t responding to phone calls, send them a certified letter (and request a return receipt) noting the problem; that way, you have official proof of your complaint. </li>
</ul>
<p id="Pr8ld3">The Met Council notes that the city <em>can, </em>in theory, provide heat if landlords will not, but don’t count on it: </p>
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<p id="Dcoy45">The city’s Emergency Repair Department may supply your heat if the landlord does not. But don’t wait for this! It’s rare for the city to intervene in this manner, but <a href="http://www.lwvnyc.org/TRY_find.html">assistance from your local elected officials</a> can help in this process.</p>
<p id="BxWcjU">If a boiler’s fuel tank is empty, tenants have the right to buy their own fuel after 24 hours of no heat and no response from the landlord. However, this provision does not apply if the boiler is broken and needs both repairs and fuel.</p>
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<h3 id="6bU2gd">What happens after I make a 311 complaint? </h3>
<p id="s3tbAA">Here’s what <a href="https://www1.nyc.gov/site/hpd/owners/heat-hot-water.page">HPD says</a>: </p>
<blockquote><p id="k6L9rt">If a tenant files a 311 complaint related to heat or hot water, HPD attempts to notify the building owner or managing agent and may also attempt to contact the tenant to see whether service has been restored. If service has not been restored, an HPD inspector will go to the building to verify the complaint and issue the appropriate violation.</p></blockquote>
<p id="mT9HJf">Landlords may also be subject to fines (ranging from $250 to $1,000) if they do not respond to HPD violations, depending on how severe the violation and how long it has been since it was issued. </p>
<h3 id="hk3Zdm">I called 311, there are open violations, and nothing has happened—now what?</h3>
<p id="HGKlHJ">If the problem escalates to the point where you have to take legal action, your best bet is to find a lawyer who specializes in tenants’ rights, and go from there. </p>
<p id="dhcr">Per the Met Council, tenants who live in apartments that are rent-regulated—and thus, regulated by the New York State Division of Housing and Community Renewal—can also <a href="https://hcr.ny.gov/tenant-owner-forms#tenant-forms">lodge complaints through that agency</a>. </p>
<p id="eNwDoM">And remember: any action like withholding rent or going on a rent strike should be taken under the advisement of legal counsel. </p>
<aside id="B0i2dq"><div data-anthem-component="readmore" data-anthem-component-data='{"stories":[{"title":"How to fix anything in your NYC neighborhood","url":"https://ny.curbed.com/2019/8/19/20804293/new-york-city-311-noise-complaint-pothole-how-to-fix"},{"title":"10 NYC tenants’ rights your landlord doesn’t want you to know","url":"https://ny.curbed.com/2017/6/15/15810614/new-york-city-landlord-tenant-law-rights"}]}'></div></aside><aside id="rS2Nzd"><div data-anthem-component="newsletter" data-anthem-component-data='{"slug":"ny-curbed"}'></div></aside>
https://ny.curbed.com/2018/1/3/16845686/weather-nyc-311-heat-hot-water-complaintAmy Plitt2017-08-30T14:37:58-04:002017-08-30T14:37:58-04:00How to make cohabitation work in a NYC apartment
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<p>Moving in with a partner? These tips will help you maintain your sanity</p> <p id="ueoFqx">The first time I moved in with a partner, I was 18 years old. We’d only been dating for four months, but my youthful naivete and enthusiasm, combined with a desire to move off Columbia’s campus and get myself a grown-up apartment, convinced me that signing a lease so early into a relationship was an excellent idea.</p>
<p id="eJcFHU">It ended very badly. By the end of our three-year relationship, we hated each other so much we were willing to break a recently renewed lease just to get away from one another. Battered from the experience, I spent my 20s convinced cohabitation wasn’t for me.</p>
<p id="Sqfjdy">And then, at 30, I started dating someone I really, really liked; someone I felt connected to enough to reconsider my stance on shacking up. A year into our relationship—and just under a decade after my last cohabitation situation had imploded—we moved in together on the <a href="https://ny.curbed.com/neighborhood/1381/lower-east-side">Lower East Side</a>. Three and a half years later, we’re still doing well: No one’s threatened to dump the other over the garbage not getting taken out, I haven’t had to drain my bank account in order to break a lease, and the only one breaking dishes is our adorable, if badly behaved, cat. </p>
<p id="VcY2gd">What was the difference between my first stab at cohabitation and my current living situation? There’s certainly the fact that my taste in partners dramatically improved between the ages of 18 and 30, and the gains I made in emotional maturity in that intervening decade certainly didn’t hurt either. </p>
<p id="RSCScT">But mostly, it was that I’d developed the ability to differentiate between sexual attraction and domestic compatibility—and figured out some important conflict-resolution strategies to smooth over areas where my partner and I aren’t 100 percent compatible. All of which I’m all too happy to share with you.</p>
<p id="jerWak"><strong>Really think about what moving in together means.</strong> <a href="http://www.nytimes.com/2012/04/15/opinion/sunday/the-downside-of-cohabiting-before-marriage.html">A years-old op-ed</a> from the<em> New York</em> <em>Times</em> examines the claim that couples who cohabitate before marriage are more likely to divorce; according to therapist Meg Jay, it’s not the cohabitation that’s the issue, but the way many couples thoughtlessly enter into a shared domestic environment. If you’re spending all your time together anyway, moving in together can seem like a logical next step. But moving into a shared living environment is a lot easier than moving <em>out</em> of one, and if you sign a lease at the height of infatuation, you may find yourself locked into a living situation with someone you don’t like once the passion in your relationship starts to cool.</p>
<p id="PpEitd">If I hadn’t cohabitated with my ex, there’s a good chance we would have broken up way sooner than we actually did. It was a pretty unhealthy relationship from the start, but our domestic situation gave me added incentive to overlook shitty behavior—especially since I really loved our apartment and didn’t want to leave (a refrain I’ve heard from other regretful cohabitators as well). Had I taken the time to truly think through what a serious commitment moving in with my partner was—and whether I really wanted to make that commitment to someone I’d only just met—I might have avoided years of heartache and hurt. </p>
<p id="HxZ4ES">True, I wouldn’t have been able to afford to live in an elevator building across from the Strand all by myself, but the sweet apartment, and financial savings, weren’t worth the happiness I sacrificed by staying in a toxic relationship.</p>
<p id="gNg5Mi"><strong>Plan an exit strategy before you move in together. </strong>It’s not romantic to talk about breaking up right when you’re about to embark on a serious commitment with someone, but it <em>is</em> essential. The more logistics you work out in advance, the easier a potential breakup will be—which you’ll be grateful for if you end up having to <a href="https://ny.curbed.com/2017/8/21/16179360/nyc-apartments-no-broker-fee-craigslist">scour Craigslist</a> and hire movers while still reeling from heartbreak.</p>
<p id="OdYreB">The second time I moved in with a partner, it was more for love than it was for financial savings (something I recognize puts me in a pretty privileged position). We opted to get a two-bedroom for a number of reasons (more on that in a sec), but for me, one of the side benefits was knowing that, should it all end badly, there’d be no need to break a lease: I’d be able to hold on to the apartment and get a roommate to split the rent. </p>
<p id="8ibUce">Your situation may be different, but it’s worth having a conversation about how things might go down if you decide to call it quits. Can one of you afford to pay the full rent all by yourself if the other moves out? Do you have a friend who can take over your lease? Worst-case scenario, I strongly advise setting up an emergency fund just in case you have to cover the cost of breaking a lease—an experience that can be especially difficult (and traumatizing!) in New York.</p>
<p id="AuIQio"><strong>Make sure you each have your own space.</strong> Assuming those first two tips didn’t put you off cohabitation completely, here’s one that’ll actually make living together easier: Figure out a way for each of you to have alone time within the apartment. This may seem like an impossible task if you’ve crammed two people into one tiny space (if you don’t even have a coat closet, how are you going to have space of your own?), but there are some aspects of New York living that make it easier than it might be in a smaller, more affordable city.</p>
<p id="q9xyMY">In my case, the second bedroom/home office offers a way for my partner and I to get away from each other even when we’re in the same space; if you’re sharing a smaller apartment, blocking out regular time for each of you to have the place to yourselves (while the other one hits up a coffee shop, bar, or takes advantage of the many cultural opportunities afforded by this great city) can be a great way to maintain your sanity. Even if you’re convinced you love your partner enough to want to be around them 24/7, absence always makes the heart grow fonder (and we all deserve some time to partake in some of our secret gross alone time habits).</p>
<p id="abV8e1"><strong>Divide domestic duties with an eye towards minimizing fights. </strong>One great tip I got before moving in with my current partner came from my best friend. A long time cohabitator herself, she advised against sharing chores or doing a chore wheel; instead, she said, the safest bet was for each partner to claim a couple of chores as their own and take full responsibility for them. In my home, I do the cooking while my partner does the laundry. I handle dishes, my partner takes out the trash. If something hasn’t been done, we know whose job it is to do it—and we avoid petty fights about who did what chore most recently, and whose turn it is to do it now.</p>
<p id="7c1Xn1">That exact system might not quite fit your needs, but the more friction you can remove from those daily domesticities, the more fights you’ll be able to avoid. (Also, if it’s in your budget, I strongly endorse occasionally bringing in a housecleaner.)</p>
<p id="4WtjGk"><strong>Openly, and honestly, talk about your problems.</strong> The best cohabitation advice I have is also my best relationship advice: If something’s bugging you, figure out a way to bring it up and hash it out with your partner in a respectful, honest way. Moving in with someone can be a rewarding, fulfilling experience, but it also amps up all your problems—especially when you’re crammed together in a 400-square-foot space. The longer you suppress something that’s bugging you, the worse the ultimate fight will be. The faster you’re able to address it, the easier it’ll be to resolve—and the sooner you’ll be able to go from uncomfortable conflict resolution to hot and heavy makeup sex.</p>
https://ny.curbed.com/2017/8/30/16216836/cohabitation-new-york-apartment-tipsLux Alptraum2017-08-30T12:15:02-04:002017-08-30T12:15:02-04:00What are landlords required to provide in New York apartments?
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<p>Know your rights</p> <p id="mgNC2c">Living in New York City is full of situations where you’re forced to do more with less, whether that means living a studio apartment that could better be described as a generously-sized walk-in closet, or having a “kitchen” that’s really just a mini-fridge and a tiny oven that’s barely functional. </p>
<p id="0cxFqc">But there are many basic necessities—things like heat, hot water, safety measures, and more—that your landlord is required to provide in a rental unit, no matter how small or quirky your apartment may be. </p>
<p id="QcBpIv">To get some insight on what you can reasonably expect a landlord to provide in your NYC rental, we turned to Geoffrey Wertime, a Skadden Fellow at Housing Works, Inc. Client Legal Services. (And the usual caveat applies: While we consulted a lawyer, this shouldn’t be taken as legal advice—if you need to find an actual tenants’ rights lawyer because of an issue with your landlord, we’ve got tips to help you do just that.) </p>
<p id="DtsnAx"> <strong>Heat</strong></p>
<p id="nvQHUc">“Landlords are required to provide heat for their tenants from October 1 through May 31,” says Wertime. The standard rule is that if the temperature outside is below 55 degrees, it must be at least 68 degrees in your apartment. If your landlord won’t turn on the heat, Wertime recommends this precaution: “Get a thermometer and mark down the temperature each day, along with the date, to prepare for any future actions.”</p>
<p id="qqRcHq"><strong>Water</strong></p>
<p id="7pg9hC">Landlords who operate multiple-dwelling units are required to provide running water at all times—no exceptions. (But it also shouldn’t be <em>boiling </em>water.) “For smaller buildings, landlords must provide hot water from 6 a.m. to midnight each day,” Wertime says. </p>
<p id="tMbBqP"><strong>Fire and carbon monoxide detectors</strong></p>
<p id="jIXOlg">The rules for these important tools can vary by type of housing (multiple-dwelling vs. two-family, etc.) but basically: Landlords must provide tenants both carbon monoxide and smoke detectors that are approved and functional, and must also replace them if necessary. There are exceptions, though—tenants also have a responsibility with smoke and CO detectors, which <a href="http://www1.nyc.gov/site/hpd/owners/Smoke-carbon-monoxide-detectors.page">HPD outlines in full</a>. </p>
<p id="zt9ti8"><strong>Harassment</strong></p>
<p id="PK1xlX">“Landlords may never harass their tenants,” Wertime says. “[And] tenants have a right to organize to protect their rights.” HPD has <a href="http://www1.nyc.gov/site/hpd/owners/Smoke-carbon-monoxide-detectors.page">examples</a> of what harassment may entail—things like illegal lockouts or doing construction work when it’s not permitted—along with tips on how to fight back if necessary. </p>
<p id="g1VVAb"><strong>Locks</strong></p>
<p id="uQiAJo">If you want to install a lock on your apartment door in addition to what’s already there, you’re allowed to do so—and according to Wertime, landlords cannot charge an additional fee for it. And one thing to note: “A landlord may never change the locks to a tenant's apartment without going through the proper eviction process,” Wertime says. If that happens, be prepared to go to Housing Court to fight it. </p>
<p id="6MXWHx"><strong>Paint/wallpaper</strong></p>
<p id="uSaxGN">“Landlords must generally keep interior surfaces covered and sanitary, even if that requires repainting or new wallpaper,” says Wertime. Apartments in multiple-dwelling buildings must must be repainted every three years. </p>
<p id="88vdaF"><strong>Lead paint</strong></p>
<p id="LdpzqH">“Landlords face a host of obligations regarding lead paint abatement,” notes Wertime, and the HPD <a href="http://www1.nyc.gov/site/hpd/owners/Lead-Based-Paint.page">runs down</a> what that entails. If you suspect that your apartment has lead paint, lodge a complaint with the city via 311 or <a href="http://www1.nyc.gov/nyc-resources/service/1962/lead-paint">this website</a>. </p>
<p id="4tx5lJ"><strong>Pests</strong></p>
<p id="8L2sCL">If you’ve got roaches or mice—eek!—here’s <em>some </em>good news: your landlord is responsible for getting rid of ’em. “Landlords must promptly respond to tenant complaints of pests, and must take appropriate measures to exterminate bedbugs, rodents, and other pests,” explains Wertime. (And yes, that means paying to exterminate.)</p>
<p id="c1hWNa">Landlords are also required to tell potential tenants if their building has had bedbugs within the past year under the <a href="http://www1.nyc.gov/nyc-resources/service/1174/bed-bugs">NYC Bedbug Disclosure Act</a>. </p>
<p id="MnaCMY"><strong>Security</strong></p>
<p id="AR20Eo">“Landlords must provide basic security,” Wertime notes. That means locks on doors, working intercoms, and—in some cases—in-person security. “Older multiple dwellings must also have automatic self-locking doors, but only need intercoms if a majority of tenants request one, in which case the landlord can pass the cost onto the tenants,” says Wertime. Fascinating! </p>
<p id="yLc9dg"><strong>Waste</strong></p>
<p id="mjQupw">“Landlords must collect and remove waste from designated areas and provide janitorial services,” says Wertime. Your building should have a distinct area for trash and recycling, and if common areas are a mess, you can lodge a complaint with 311. </p>
<p id="uz3dGU"><strong>Window guards</strong></p>
<p id="OAk2tb">You’ve seen this notice when renting an apartment—if a child under the age of 11 lives in an apartment, a landlord must install window guards. (Other tenants can request them, too.) </p>
<p id="nQeG9C"><strong>Methods of payment</strong></p>
<p id="JbaQxz">Under the <a href="https://www1.nyc.gov/site/cchr/law/the-law.page">NYC Human Rights law</a>, landlords are required to accept all legal sources of income from their tenants. That includes Section 8 vouchers, and LINC or HASA subsidies (among others). “A stunning number of landlords continue to exclude public assistance recipients, which is a clear violation of the law and is called source of income discrimination,” says Wertime. “Anyone who encounters this kind of discrimination should contact an attorney or go to the New York City Commission on Human Rights to report it.”</p>
<p id="nuifWw"><strong>What about taking action?</strong></p>
<p id="jpReM4">“Tenants should complain about any problems in writing, and keep a written record of when they complained, who they spoke to, and what was said,” Wertime explains. “If a landlord refuses to fix a problem, tenants can call 311 or go to the <a href="http://www1.nyc.gov/311/index.page">311 website</a> to make a complaint, or they can contact an attorney or even go to Housing Court on their own.” And it goes without saying—getting your own lawyer who specializes in tenants’ rights is also a smart move. </p>
https://ny.curbed.com/2017/8/30/16223330/new-york-landlord-tenant-rightsEvan Bindelglass2017-08-09T16:08:38-04:002017-08-09T16:08:38-04:00Tenants will get vast new protections against unscrupulous landlords
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<p>The City Council approved a package of 18 bills offering tenants greater protections</p> <p id="eoU8Eu"><em>Editor’s Note: This post was originally published on August 9, 2017 at 10:00 a.m. It has been updated with the most up to date information.</em></p>
<p id="3ByZCm"><strong>UPDATE 8/9/17:</strong> The City Council swiftly approved a package of bills—The Stand for Tenant Safety—at a full Council meeting on Wednesday. Several tenant rights groups and advocates had been protesting on the City Hall steps prior to the vote, and celebrated the City Council’s vote late in the afternoon.</p>
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<p lang="en" dir="ltr">Today we had a City Hall victory for tenants across NYC! Thank you to all who made <a href="https://twitter.com/hashtag/passSTS?src=hash">#passSTS</a> possible! <a href="https://t.co/t2vyKhYtjl">pic.twitter.com/t2vyKhYtjl</a></p>— St. Nicks Alliance (@stnicksalliance) <a href="https://twitter.com/stnicksalliance/status/895368751964708864">August 9, 2017</a>
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<p id="w5wi95">A package of 18 bills looking to provide tenants greater protection from landlord harassment and unsafe conditions is just one vote away from passing. The set of bills, which <a href="https://ny.curbed.com/2017/4/9/15235930/nyc-anti-harassment-bills-proposed">were first introduced in April</a> this year, will come before the full City Council later today.</p>
<p id="7I2EL2">Yesterday, the Council’s Committee on Housing and Buildings passed all 18 bills, paving the way for the vote later today. Among the protections tenants will receive if the package of bills is passed today includes:</p>
<ul>
<li id="f2ci8t">An office of the Tenant Advocate within the Department of Buildings; this will monitor various protection plans for tenants and respond to complaints from tenants about construction problems.</li>
<li id="8FrD63">One of the bills would impose penalties on construction work carried out without permits; some landlords have started construction on the pretext of making repairs, only to then <a href="https://ny.curbed.com/2017/6/6/15746082/steve-croman-jail-fine-slumlord">make the building uninhabitable</a> in an effort to drive out rent-stabilized tenants.</li>
<li id="O6uhoE">Another would classify visits or phone calls from landlords at odd hours as intimidation.</li>
</ul>
<p id="ZOsn0u">This package of bills was pushed forward by City Council Speaker Melissa Mark-Viverito, along with council members Mark Levine, Carlos Menchaca, Ritchie Torres, Helen Rosenthal and Jumaane Williams. </p>
<p id="mJPnJB">“This legislation represents a sweeping reform to the Department of Buildings, and it will make a major impact in the lives of tenants across the city,” Rosenthal said in a statement.</p>
<p id="WG4U8G">If passed later today, this legislation will follow the bill passed <a href="http://amsterdamnews.com/news/2017/jul/27/city-council-votes-favor-tenants-legal-representat/">last month</a>, that guarantees legal representation to low-income tenants in housing court.</p>
<ul>
<li id="bKvjNJ">
<a href="https://ny.curbed.com/2017/4/9/15235930/nyc-anti-harassment-bills-proposed">City council introduces anti-harassment bills to protect tenants</a> [Curbed]</li>
<li id="q3mv4n">
<a href="https://ny.curbed.com/2017/7/13/15964514/city-council-eviction-legal-protection">City Council close to guaranteeing legal protection for tenants facing eviction</a> [Curbed]</li>
</ul>
<p id="exzYaN"></p>
https://ny.curbed.com/2017/8/9/16118032/tenant-protection-city-council-billTanay Warerkar