Weird Apartments? I’d say Wonderful…

Urban Cactus Apartments, AmsterdamAnother blog has done their list of the “20 weirdest apartments” around the world. Thing is, I wouldn’t call them weird at all. Most of them are pretty wonderful. They’ve got apartments done by top notch architects on the list – Antoni Gaudi and Frank Gehry to name just two. How they can call great architecture “wierd” is beyond me. I mean these are types of buildings you study in Architectural History courses (I know, ’cause I remember at least one of them from the one Architectural History course I took many moons ago).

So what do you think? Weird or Wonderful?

To me the question is which one would I most want to live in? I think my favorite would be the Urban Cactus high rise apartments in Amsterdam (see pic to the left). It’s wonderful – huge terraces, great foliage… Who wouldn’t want to live there?

Too much of architecture is just dull and boring. I’m fine with preserving the character of some neighborhoods by doing “predictable” buildings, but too often those buildings aren’t all that well done and they just fail to make the neighborhood a better place. The apartment buildings on the 20 weirdest list are pretty much all ones that capture the imagination and give back to the community. That should be applauded, not laughed at…

259 West 139th Is An SRO, Not 2 Family…

I really don’t get real estate brokers sometimes. They get listings and just never try to understand them. In this case a broker for Sotheby’s is telling our broker that 259 West 139th Street (in Harlem’s prestigious Strivers’ Row) is a 2 family home when it’s actually an SRO (a Single Room Occupancy boarding house). In fact they even state the lie inaccurate information clearly on their own website (click the quote below to see an image of the full page it comes from)…

Quote from Sotheby's web site showing inaccurate information

If you know anything about townhouses in New York that statement looks very suspicious… A two-family “currently configured as a rooming house”? Rooming houses are never “zoned” two family. And zoning has nothing to do with the number of families anyway – zoning has to do with the height, bulk and general use of the building.

So what exactly is 259 West 139th?

Let’s start with what the NYC Department of Buildings says… The DOB’s property profile for the building says it is “SRO Restricted”. If you follow the link on that page to see the certificate of occupancy for the building you see there is a C of O for the garage that was issued in January 1950, but no C of O for the main building (which is typical of older townhouses). There is one other C of O linked to that property, but it’s an error – a temporary C of O for a completely different building.

Next, let’s look at what the Department of Housing, Preservation and Development (HPD) says…

HPD's classification for 259 West 139th Street / Strivers' Row

The key thing to notice there is 0 “A Units”, 14 “B Units”. “A Units” are normal apartments, “B Units” are rooming house rooms. So 259 West 139th Street has no legal apartments and instead has 14 rooming house units. That means Sothebys is suggesting a illegal use of the space – you can’t rent an apartment that isn’t registered in some way with the City and DOB and HPD are the two ways to make an apartment legal.

So both DOB and HPD say the place is an SRO, ergo it’s an SRO.

When you head over to the Department of Finance you see a different story. There you see it’s building class C3 which stands for a 5-6 family home.

Department of Finance's classification of 259 W 139

Now, it’s typical for Department of Finance to get it wrong and in this particular situation it doesn’t make much of a difference since 5-6 family homes and SROs pay the same amount in taxes. But the point is if it were a 2 family home the owner would have it classified correctly with DOF since 4+ family homes pay 7 times the property tax as 1-3 family homes. That’s not an error you’d let slide for very long.

259 West 139 - Strivers' RowI am SO tired of real estate agents giving false and inaccurate information on their listings. It’s really not that hard to find out the truth. But it’s common for real estate agents to answer the question “Is there a certificate of no harassment in place?” with “the building can be delivered vacant”.

If you’re outside New York you’ll be excused for not knowing the absurdity of that answer but in the 1980s New York City went through a real estate boom and low income people were being evicted from their apartments and becoming homeless. Rooming houses are where the poorest people in New York live. If you lose your place at a rooming house there just aren’t any cheaper options and you wind up homeless. So in 1985 a moratorium was placed on conversions of rooming houses (SROs). A year or two later that was reworked so landlords who wanted to do an SRO conversion were required to get a “certificate of no harassment” where the City verified that the landlord didn’t force out or intimidate any tenants in the prior 3 years. You could also be turned down if there was an open violation for an illegal conversion.

Certificates of no harassment are vital for anyone buying an SRO and wanting to use it for something other than an SRO. It really doesn’t matter if it’s vacant and any licensed broker selling a townhouse should know that. And lying and saying it has a C of O that it clearly doesn’t have is completely inexcusable.

Thank god Property Shark and the City of New York put all the info online and make it easy to tell brokers they’re lying. It’s amazing how quickly their story changes when you say you’ve looked up the property up on Property Shark. Still, it’s a huge hassle that is completely avoidable. I feel sorry for the poor buyers who don’t understand how to find the information and learn the truth. If you don’t do your due diligence and you have a crappy lawyer who doesn’t do it either, it can devastate you financially.

Dan Savage On Marriage

This is one of those “I couldn’t have said it better myself” moments… Dan Savage goes point by point showing that straight people, not gay people, have redefined marriage. Traditional marriage was about passing property (a female) from one male to another (a father to a husband). Needless to say that’s not the case any more, so we no longer have traditional marriage and no one wants to go back to it. Instead we have the union of two equals now and marriage is defined by the people in it, not externally. If it’s about anything it’s about commitment and companionship.

Take a listen…

Harlem Townhouses We’ve Seen In Our Search

We’ve seen a lot of townhouses in the quest for the place for us to buy. I may have missed a few, but it seems to be 27 and counting – most of which have been in Hamilton Heights / Sugar Hill. We have seen a little in Central Harlem, but have mixed feelings about that area. Central Harlem has more and better services, but the area is much more hit-and-miss / block-by-block.

The longer we search the more we see see what really makes places valuable…

  • Being in a large, established, historic district like Hamilton Heights / Sugar Hill
  • Having a certificate of no harassment, or not needing one at all.

If you click on the blue dots you get a quick synopsis of what we thought about each place.

View Townhouses We’ve Seen in a larger map

Manhattan Mini Storage Sends The 3 Stooges To Move Us

We should have known better… You get what you pay for and Manhattan Mini Storage‘s “free move” probably should have raised alarm bells, but we signed up for the free move anyway.

So these three guys show up. Manhattan Mini Storage had hired Moving Ahead for the job and it was obvious that Moving Ahead had sent their absolute worst team to do the move. It’s probably an instance of Manhattan Mini Storage buying the excess time of various moving companies and then the moving companies filling the order with the moving teams that are at the bottom of their list to send out on “real” jobs.

So these three guys show up. The leader was talking about how he’d been up until like 2am the night before. The fat guy on the team managed to rotate every box he picked up 90 degrees and then he’d drop it on the moving dolly. He was too lazy to do the bending required to set it down properly. They took out a bunch of boxes and Dan went outside to watch over them. I’m not exactly sure what he saw, but he had a bad enough reaction watching them that he called me. I was sitting in a chair exhausted praying we wouldn’t completely regret the move. As soon as he started with his misgivings I interrupted them and said I didn’t want them touching our stuff either and to stop them. Well, Dan is a feisty little thing when he gets mad and apparently he totally went off on them and everything ground to a halt.

I was already on my way down and then we had to get everything off the street and into the courtyard of our building to get the moving dollies back to the idiots doing the move. It was a huge amount of work on a morning that started with me waking up completely exhausted – so sorta a complete nightmare.

The team leader tried to justify their actions by saying he didn’t have any problems when he moved an art collection that one time. I told him Dan had run an art trucking company at one point and understood how to do moves properly. Then he went on about how he’s done moves for millionaires and not had a problem. There were a number of problems with that statement so I didn’t bother responding. But honestly, he should treat everyone like a millionaire and who was he to assume we weren’t millionaires? Plus, the one other time I heard a line like that was when a contractor was trying to justify putting greenboard in a shower by saying he’d done it in “million dollar homes”. People just don’t have a clue sometimes.

Needless to say I wanted nothing to do with Manhattan Mini Storage or Moving Ahead ever again. In fact, if it weren’t going to cost an arm and a leg I sorta wished we could get the stuff we have in storage with Manhattan Mini Storage out and to a different facility. In the end we’re going with Manor Moving who are recommended by our real estate agents and a neighbor. They’re going to pull everything from our place and Manhattan Mini Storage and put it in their warehouse. Their sales tactics are a little heavy handed for my tastes, but given their recommendations, I trust them a lot more than Manhattan Mini Storage.

And honestly, I should have known better about Manhattan Mini Storage was well. Last fall one of their owners was instrumental in having Animal Haven shut down two of their three locations which completely changed Animal Haven’s mission from animal rescue to a SoHo boutique pet store with a few “adoptable” animals available. The Manhattan Mini Storage person was on the board and one of the strongest advocates of the change (half the board resigned in protest over the change). That decision resulted in the killing of something like 50 or 60 cats and dogs many of whom were unadoptable and who Animal Haven donors had gladly supported for many years. In fact, the upstate sanctuary for unadoptable animals brought in more money than it cost to run – so there was no good reason to close it and sell when real estate prices were low.

On a more positive note, I’ll say Shleppers did our main move to our new apartment and they were wonderful. I’d highly recommend them.

I just want all this moving and selling stuff to be over. But it’s only the beginning… Hopefully soon we’ll find a townhouse in Harlem and then we’ve got a major renovation to do. Needless to say, a good contractor will be absolutely critical. And next move I’m hiring someone to do packing and starting the packing early. Unfortunately our personal assistant quit a month ago or so and we’ve been on our own through this whole ordeal.

UPDATE:

First, we had a very good move with Manor Moving. Given that we were in a rush they didn’t really understand how much they were moving and putting in storage they under bid the job. They could have messed with us once things were on the truck, but they were completely fair.

Second, Dan finally got to talk to Manhattan Mini Storage and they were really good about the situation. By that time we’d already moved everything out but they offered 8 months free on our current storage unit which was extremely generous and will actually come in handy since we’re short on closet space in our interim rental. So while I still have issues with their involvement in Animal Haven, they did handle the situation as well as they could. The fault then really lies with the movers – Moving Ahead – not so much with Manhattan Mini Storage.