INTRODUCTION
This information was compiled from the Proprietary Lease, including the House Rules; from the minutes of Board of Directors meetings, whenever there have been new co-op policies or policy changes; from the procedures followed by our managing agent; and from New York City and New York State laws pertaining to residential cooperative buildings.
This website mentions many of the legal rights and responsibilities of our co-op, its shareholders, and its sublessees and renters, which are governed by the terms of the Proprietary Lease and by city and state laws. However, the information provided here is not exhaustive, and it is therefore not intended to replace those rights and responsibilities. Instead, this website is offered as a collection of guidelines that will help preserve a degree of excellence in our residents’ lifestyles and ensure that our co-op is run in an efficient and effective manner.
IMPORTANT RECENT AMENDMENTS
Sub-letting
A shareholder may only sublet an apartment with the express approval in writing from the Board of Directors or the Managing Agent, and provided the shareholder has been resident for at least one year. The maximum period of the sublet shall be for one year. Applications to extend the sublet for subsequent periods beyond the initial one year shall be subject to a re-application process and fee. Any shareholder wishing to sublet their unit shall pay the Cooperative a Sublet Fee. That fee shall be the equivalent of one month’s maintenance for the said unit for each period of sublet. (Adopted by a resolution of the Board on 12 September 2005).
Moving Times
Moves in and out shall take place only on Mondays to Fridays, except public holidays, between the hours of 9:00 a.m. to 6:00 p.m.
HOUSE RULES
1. Creation and Purpose of House Rules.
In addition to its proprietary lease, 515 Edgecombe Avenue Corp. (hereinafter the Lessor) has adopted the House Rules (as amended by a resolution of the Board of Directors on 23rd May 2005) set forth hereinafter for the safety, care, cleanliness and appearance of the Building and for the common good of all lessees.
(a) The Lessee has covenanted by the proprietary lease to comply with the House Rules of the Lessor and to see that they are faithfully observed by the Lessee’s invitees, licensees, employees, agents, contractors and subtenants and others as are permitted to co-reside in the Apartment with the Lessee hereunder. Breach of a House Rule by any of these parties shall be a default under the Lease.
(b) The Lessor shall not be responsible or liable to the Lessee for the non-observance or violation of these House Rules by any other lessee or person.
© The Board of Directors (hereinafter the Board) may set such fees as it deems reasonable and proper, and such fines as it deems reasonable and proper, to further the observance of the House Rules.
(d) The Board may, from time to time, in its discretion alter, amend or repeal any of these House Rules. Any such change shall take effect upon the Lessor’s giving the Lessee written notice of the same.
2. Emergency Contact Information; Keys.
The Lessee shall provide the Lessor or Lessor’s Managing Agent (hereinafter the Managing Agent) with a telephone number where the Lessee may be reached at home and at the Lessee’s place of business. The Lessee also shall provide the Lessor or Managing Agent with an emergency contact name and telephone number. The Lessor and its agents and their authorized workmen shall have right of entry into the Lessee’s apartment or any storage space assigned in accordance with paragraph (25) of the proprietary lease.
3. No Obstruction of Public Spaces and Passageways.
(a) The Lessee shall not obstruct the front stoop and entrance, stairways, public halls, lobbies, vestibules, entrances, side- and backyards, sidewalks, walkways, passages, driveways or other public spaces in the Building (hereinafter referred as “Public Spaces”). The Public Spaces shall be used only for ingress to and egress from the apartments in the Building. No trash receptacles, bicycles, carriages, shopping carts or similar objects shall be placed or left unattended in the Public Spaces. No Lessee, other resident, or invitee shall sit on the front stoop of the Building.
(b) No person shall loiter in the Public Spaces, and no person shall play in them except in the designated areas and in accord with rules and regulations specified in the House Rules or by the Board or the Managing Agent.
© No article shall be kept or stored in the Public Spaces except in designated storage areas, nor shall anything be hung or shaken from the doors, windows, terraces or balconies, or placed upon the exterior sills or ledges of the Buildings.
4. Roofs. No person shall be permitted access to roofs of the Building, except in the case of fire. The Lessor shall have the right to erect equipment on the roof, including radio and television aerials and antennas, for its use and the use of the lessees in the Building and shall have the right of access to the Apartment for such installations and for the repairs thereof.
5. Messengers and Trades people. All messengers and trades people shall use such means of ingress and egress, and shall comply with such rules and regulations, as shall be prescribed by the Lessor, the Managing Agent or the Board.
6 . Moves and Large Deliveries. Moves in or out and large deliveries shall take place only on such days and times, and in accord with such rules and regulations, as are prescribed by the Board or Managing Agent. The Lessor reserves the right, in addition to other remedies, to prevent or halt any delivery or move which violates said rules and regulations.
7. Trash and Garbage. The Lessee shall be responsible for placing garbage and non-recyclable trash into the receptacles provided for garbage and non-recyclable trash disposal. Recyclable, hazardous and oversized trash shall be separated by the Lessee and disposed of in such manner as the Board or Managing Agent may prescribe. The Lessee shall be responsible for placing recyclable trash into the receptacles provided for recyclable trash disposal.
(a) The Lessee will faithfully observe the following procedures with respect to the use of the receptacles for trash disposal: (i) wrap dust, floor and powdered waste in compact packages before depositing the same; (ii) thoroughly drain and wrap in paper all garbage before depositing the same; (iii) refrain from forcing large bundles into the receptacles; (iv) crush into tight bundles all loose papers before placing the same in the receptacles; (v) large trash items should not be left in the vicinity of the trash receptacles but placed in the designated area in the backyard; (vi) refrain from depositing waste of an explosive or inflammable nature therein; (vii) no trash disposal should take place between the hours of 10 p.m. and 8 a.m. on weekdays and between the hours of 10 p.m. and 9 a.m. on Saturdays, Sundays and public holidays.
(b) All liability, expenses, costs and fees incurred by the Lessor in connection with any damage or injury or in connection with any violation issued against Lessor or the Building, by reason of the Lessee’s failure to abide by this House Rule, shall be the responsibility of the Lessee and payable to the Lessor on demand.
8. Falling or Thrown Objects and Refuse. The Lessee shall not allow anything whatever to fall from the windows, doors, balconies or terraces of the Apartment, nor shall the Lessee permit any dirt or other substance to be swept or thrown into any of the corridors or halls, elevators or any other Public Spaces in the Building. All liability, expenses, costs and fees incurred by the Lessor in connection with any damage or injury or in connection with any violation issued against Lessor or the Building, by reason of the Lessee’s failure to abide by this House Rule, shall be the responsibility of the Lessee and payable to the Lessor on demand.
9. Awnings, Projections and Signs.
(a) No awnings, window air conditioning units, ventilators or any other object shall be attached to the outside walls of the Buildings, nor shall any such object be hung or allowed to project from windows or the exterior of the Buildings or the perimeter of terraces or balconies, without the prior written consent of the Lessor. Clotheslines are not permitted to be strung on terraces or balconies or in Public Spaces.
(b) No sign, notice, illumination or advertisement shall be exposed on or at any window or other part of the Building, or placed on or in any terrace or balcony, without the prior written consent of the Lessor.
© No awnings, blinds, shades or screens shall be attached to, or hung in, or used in connection with any door of the Apartment without the Lessor’s prior written consent.
(d) The Lessee shall not utilize any terrace or balcony for storage of boxes, furniture or other items that in Lessor’s judgment are hazardous or create a hazardous condition or present an unsightly appearance to neighbours or passers-by.
10. TV Antenna. No radio or television aerial, antenna, dish or cable shall be installed by the Lessee on the roof, terrace, exterior window sill or ledge, balcony or exterior walls of the Building.
11 . Appliances.
(a) The Lessee shall install all major appliances (such as stoves, refrigerators, dishwashers and air conditioners) in accordance with all applicable provisions of the lease, including the Lessor’s consent if and when required, and of law, and shall notify the Managing Agent in advance of all such installations. All work required to be done by a person licensed to perform the work, such as plumbing and electrical work, shall be performed only by duly licensed persons.
(b) The Lessor shall have the right to conduct periodic audits of the Lessee’s appliances. At its discretion, the Board may levy a charge with respect to appliances, and may levy that charge retroactively on appliances later discovered to have been installed without the Lessee giving the required notification or without the Lessor’s consent if and when such consent is required.
© The Lessee shall be responsible for promptly correcting and fully stopping any leak or drip coming from any appliance in the Lessee’s apartment, particularly as the same applies to air conditioners.
(d) Lessee shall pay a cartage fee as set from time to time by the Board for the removal and disposal of broken or unwanted large appliances such as refrigerators, stoves and air-conditioners and large items of furniture. Neither the Lessee nor anyone in the Lessee’s household or employ shall dispose of any appliance or other property in the hallways, basement or other Public Spaces, or store any such appliance in the Lessor’s storage rooms, unless and until written permission is obtained from the Managing Agent and the Lessee pays the cartage fee to the Lessor.
12. Decorations in Hallways. No public hallway of any Building, including the apartment door and other doors opening into the public hallway, may be decorated, furnished or painted by any Lessee without the consent of the Lessor and of all the lessees to whose apartments such hallway serves as the means of ingress and egress. In the event of disagreement among such lessees, the Board shall decide and such decision shall be conclusive.
13. Co-Residents and Sub-letting. A Lessee or joint Lessees are permitted to share their Apartment with an additional resident or residents only to the extent expressly permitted in this lease, and subject to the Lessor’s maximum occupancy requirements as the same are determined from time to time by the Board. At no time shall maximum occupancy exceed standards set by the housing maintenance code or any other governing authority.
(a) Authorized co-resident(s) may occupy the Apartment as their residence, provided the Lessee or joint Lessees continue to occupy the Apartment, and provided the co-resident(s) occupy the apartment concurrently with the Lessee(s). Otherwise, the arrangement shall constitute a sublet, not a co-residency and must be applied for as a sublet, subject to the provisions of paragraph (15) of the proprietary lease. Any co-residents must vacate the Apartment promptly when the Lessee(s) cease to occupy it, for any reason;
(b) A domestic or personal employee of the Lessee, such as a nurse or housekeeper, may reside in the Apartment, provided that the Lessee is also in occupancy at the same time, unless the Lessor shall otherwise approve in writing;
© Lessees who share their apartment with a co-resident or co-residents are fully responsible for the conduct of the co-resident(s) within the Apartment and the Building and for any violations by said co-resident(s) of the lease or of policies and rules adopted by the Board;
(d) Within thirty (30) days after a co-resident begins to occupy an apartment in the Building, or as soon thereafter as the Lessor may request it, the Lessee shall provide the Lessor with the co-resident’s name and other reasonable information. A formal application is required. The Lessor further reserves the right to require that both the co-resident and the Lessee(s) be interviewed by the Lessor’s resident selection committee, the Managing Agent and/or other delegate of the Board. A basic background check will be conducted at the expense of the lessee, and the Lessor reserves the right to reject for cause any co-resident.
14. Guests. The right of Lessee to have guests in the Apartment shall not include paying guests (which constitutes a sublet subject to the provisions of paragraph (15) of the proprietary lease) and shall not entitle Lessee to operate a boarding house, rooming house or bed-and-breakfast or any similar enterprise in the Apartment.
15. Maximum Occupancy Standards. The Board may establish and vary, from time to time, and the Lessee shall comply with, maximum occupancy standards for the apartments in the Building. At no time may they exceed the standard set by the New York City housing maintenance code or any other governing authority.
16. Noise and Playing of Music; Smoking in Public Spaces
(a) No Lessee, other resident, or invitee shall (i) make any disturbing noises or sounds that will interfere with the rights, comforts or convenience of other occupants of the Building; (ii) operate audio or other such equipment in a manner as to disturb or annoy any other occupant or occupants of the Building; or (iii) play any musical instrument or conduct vocal or instrumental practice between the hours of 10 p.m. and 9 a.m. or at any time if the same disturbs or annoys any other occupant or occupants of the Building. Vocal or instrumental instruction may not be given at any time in the Apartment except as lessons to authorized residents of the Apartment, subject to the foregoing restrictions.
(b) No work shall be done, except between the hours of 8 a.m. and 5 p.m., Saturdays, Sundays and holidays excluded, provided, however, that any work which can produce noise that might be disturbing to building occupants, shall not be done before 10 a.m.
© The Lessor may require the Lessee to provide carpeting or equally effective noise reducing material in the Apartment in accord with rules and regulations adopted by the Board; provided that such requirement shall be imposed on the Lessee only if the same requirement is imposed on all lessees in the Building, or if the Lessor has determined that the conduct of the Lessee or his or her invitees, licensees or co-residents requires such carpeting.
(d) No one may smoke in the public halls, stairways, elevators, laundry rooms or other Public Spaces of the Building
17. Work by Lessor’s Employees. No employee of the Lessor shall perform any private work or services for the Lessee, or the Permitted Occupants, or the Lessee’s employees, invitees or contractors unless the Lessor has authorized its employees to perform such work and only at such times and in accord with such regulations as the Lessor may prescribe from time to time. The Lessor shall have no responsibility or liability whatsoever with respect to any private work or services performed by its employees regardless of whether or not such work was authorized.
18. Home improvement. To ensure the overall protection of the physical and structural integrity of the building, and as a courtesy to all shareholders, all construction or alterations undertaken in an apartment (with the exception of decorative work) must be approved in writing by the Board or the Managing Agent prior to the commencement of such work. Approval by the Board will require the Lessee to fully comply with the following conditions:
(a) The Lessee must provide a copy of the written estimate/contract with the vendor. The contract must include the vendor’s full name, address, license number, insurance certificate, cancellation clause, a clause stating that the vendor will secure any necessary permits, and a Workers Compensation clause. Target completion dates should be included and the listing of work-related items should be clear and as detailed as possible.
(b) Any renovations or alterations of an apartment involving the floors or walls and ceilings will require that the Lessee seal and soundproof those areas adjacent to the apartment below, above, or adjoining to the apartment that is being renovated.
© Disposal of demolition debris, construction materials, and any refuse associated to and arising from the said construction, renovation or alteration is the responsibility of the Lessee and their contractor. The disposal of such materials must be performed in compliance with New York City dust and debris management and lead laws, and undertaken outside of the building’s refuse removal system. The Lessee and their contractor must ensure that all public spaces of the building are clean of debris, dust, construction tools, materials and/or equipment at the end of each work day.
(d) The Lessee must report all problems arising from the defined construction work to the contractor in writing (Certified Mail preferred) with photocopies given to the Board of the Lessor and/or its designated Managing Agent.
19. Water Closets. Water closets and other water apparatus in the Apartment shall not be used for any purposes other than those for which they were constructed, nor shall any sweepings, rubbish, rags or any other article be thrown into the water closets. The cost of repairing any damage resulting from misuse of any water closets or other apparatus shall be paid for by the Lessee in whose Apartment it shall have been caused.
20. Broken Windows. The Lessee shall be responsible for replacing broken windows unless the Lessor determines that the breakage was caused by the negligence or wilful misconduct of the Lessor’s employees.
21. Clean Windows; Displays. The Lessee shall keep the windows of the Apartment clean. In case of refusal or neglect of the Lessee during ten (10) days after notice in writing from the Lessor or the Managing Agent to clean the windows, such cleaning may be done by the Lessor, which shall have the right, by its officers or authorized agents, to enter the Apartment for the purpose and to charge the costs of such cleaning to the Lessee. Window displays shall be subject to the Lessor’s regulations regarding hours, lighting and the like.
22. Vermin. The Lessor or its designated agents, and any contractor or worker authorized by the Lessor, may enter any Apartment at any reasonable hour of the day for the purpose of inspecting such Apartment to ascertain whether measures are necessary or desirable to control or exterminate any vermin, insect or other pests and for the purpose of taking such measures as may be necessary to control or exterminate any such vermin, insects or other pests. If the condition requiring such control or extermination was caused by the Lessee, then the costs thereof shall be payable by the Lessee to the Lessor on demand.
23. Dogs and Other Animals. The Lessee agrees to comply with the provisions hereof on the harbouring of dogs or other animals or pets. No bird or animal shall be kept or harboured in the building unless the same in each instance has been expressly permitted in writing by the Lessor, Managing Agent or Board. Such permission shall be revocable by the Lessor. The Lessee hereby further agrees that these provisions on the harbouring of dogs or other animals or pets in this lease shall be deemed a substantial obligation of the Lessee’s tenancy.
(a) Dogs must be licensed by the New York City Department of Health. Cats must be spayed or neutered and must have received all required vaccinations and immunizations. Pet owners are required to provide the Lessor with documentation of compliance with the requirements of this house rule. In no event shall dogs be permitted in any public space of the building unless carried or on leash.
(b) The Lessee shall be responsible for eliminating any odour from the harbouring of dogs or other animals or pets. The Lessee shall promptly clean up any soiling of Public Spaces by their dogs or other pets, and will be responsible for any damage caused by the same.
© No pigeons or other birds or animals shall be fed from the window sills, terraces, balconies or in the yard, court or Public Spaces of the building, or on the sidewalks or streets adjacent to the building.
24. Plantings. The Lessee shall not install any plantings on the roofs of the Building, fire escapes, terrace or balcony without the prior written approval of the Lessor or, if the Lessor has issued rules regarding such plantings, the Lessee shall not install any plantings without complying with the rules. The Lessee shall be responsible for all damage or injury caused by any such plantings. All liability, expenses, costs and fees incurred by the Lessor in connection with any damage or injury or in connection with any violation issued against Lessor or the Building, by reason of the Lessee’s failure to abide by this House Rule, shall be the responsibility of the Lessee and payable to the Lessor on demand.
25. Clean up. Neither the Lessee, nor any person residing in the Apartment nor any employee, guest or invitee of the Lessee or of any person residing in Apartment shall intentionally spill, drop, scatter, place or leave dirt, debris or other unsightly or objectionable liquids or materials in any portion of the Public Spaces of the Building. Lessee shall promptly clean up all such dirt, debris or unsightly or objectionable materials or liquids intentionally or accidentally spilled, dropped, scattered, placed or left in any portion of the Public Spaces of the Building by the Lessee or by any person residing in the Apartment or any employee, guest or invitee of the Lessee or of any person residing in the Apartment.
26. Storage. If and to the extent that storage space is provided to Lessees in the basements at the Lessee’s risk, such storage shall be subject to rules and regulations adopted by the Board, and may be curtailed or withdrawn at any time by the Board without in any manner affecting the Lessee’s obligations. The Lessor shall have the right from time to time to curtail or relocate any space devoted to storage purposes. Storing hazardous or flammable material, such as paint, in a storage bin is not permitted.
27. Laundry Rooms. If and to the extent that laundry rooms are made available to Lessees, the laundry rooms shall be used only during hours designated by the Lessor. Use of the laundry facilities shall be limited to residents of the Building and their household employees. Use of the laundry rooms shall be subject to rules and regulations adopted by the Board, and may be curtailed or withdrawn without in any manner affecting the Lessee’s obligations.
28. Parking. If and to the extent parking in or at the Building is made available to Lessees, the same shall be in accordance with rules and regulations adopted by the Board. Violation of any such rule or regulation, or breach of any parking agreement by the Lessee, shall constitute a default under the lease. Violation of any provision under the lease shall constitute a default under the parking agreement. No vehicle belonging to the Lessee or to the Lessee’s invitees, licensees, employees, contractors, subtenants and co-residents shall be parked anywhere in the Building except in the designated parking areas, nor shall any such vehicles be parked in such manner as to impede or prevent ready access to any entrance of the Buildings by another vehicle or by pedestrians.
29. Community Rooms. If and to the extent Community Rooms are made available to Lessees in the Building, the same may be used by the Lessor, Lessees, other residents, and their invitees for meetings and social gatherings in accordance with rules and regulations and any fees established by the Lessor. Such use may be curtailed or withdrawn without in any manner affecting the Lessee’s obligations.
30. Open Houses, Group Tours, Exhibitions. No open house, group tour, exhibition of any Apartment or its contents shall be conducted by Lessees or agent(s) acting on their behalf, nor shall any auction sale be held in any Apartment or in Public Spaces, without the consent of the Lessor, Board or Managing Agent.
(a) On the day of an open house the Lessee(s) or their agents shall ensure that: (i) a typed or printed notice must be prominently displayed on the exterior door of the front entrance to the Building, clearly indicating the hours during which the open house will take place, the Apartment number and corresponding buzzer number; (ii) the exterior and interior doors of the front entrance to the Building are not left open and unlocked during the period of the open house; (iii) upon conclusion of the open house all signage, equipment, trash and other debris shall be removed and the area(s) restored to the original condition immediately before the commencement of preparations for the open house.
(b) Prospective buyers wishing to enter the Building must either be met at the front entrance by the Lessee(s) or their agent(s) or granted entry by the remote door security system from the Apartment.
© The Lessee(s) and their agent(s) are responsible for ensuring that all appropriate locks and doors in the Building are secured upon exit.
31. Conservation. The Lessee shall use best efforts to conserve consumption of water, electricity and gas in order to keep common costs down. The Lessee shall promptly report to the Lessor’s Managing Agent, or to emergency maintenance staff on weekends, any leaking faucets, running toilets or other problems relating to water, gas and electricity, so that repairs can be made with dispatch.
32. Complaints and Management Issues. Complaints and queries regarding the management and maintenance of the Building shall be made in writing to the Managing Agent. In case of emergencies, the Superintendent should be contacted in the first instance by telephone.
33. Home Owners Insurance. All Lessees must obtain comprehensive Home Owners Insurance Liability Coverage for any and all apartments or shares they own. A copy of the certificate of Home owners Insurance Liability must be submitted to the Board of the Lessor or designated Managing agent.
34. Revocable Consent. Any consent or approval given under the House Rules by the Lessor shall be revocable at any time.
35. Amendment of and Addition to the House Rules. These House Rules may be added to, amended or repealed at any time by resolution of the Board of the Lessor, and such addition, amendment or repeal shall become effective upon written notice thereof to the lessees of the Building.
[Adopted by resolution of the Board of Directors on May 23rd .2005.]
HOUSE RULES This information was compiled from the Proprietary Lease, including the House Rules; from the minutes of Board of Directors meetings, whenever there have been new co-op policies or policy changes; from the procedures followed by our managing agent; and from New York City and New York State laws pertaining to residential cooperative buildings. This website mentions many of the legal rights and responsibilities of our co-op, its shareholders, and its sublessees and renters, which are governed by the terms of the Proprietary Lease and by city and state laws. However, the information provided here is not exhaustive, and it is therefore not intended to replace those rights and responsibilities. Instead, this website is offered as a collection of guidelines that will help preserve a degree of excellence in our residents’ lifestyles and ensure that our co-op is run in an efficient and effective manner. IMPORTANT RECENT AMENDMENTS Sub-letting A shareholder may only sublet an apartment with the express approval in writing from the Board of Directors or the Managing Agent, and provided the shareholder has been resident for at least one year. The maximum period of the sublet shall be for one year. Applications to extend the sublet for subsequent periods beyond the initial one year shall be subject to a re-application process and fee. Any shareholder wishing to sublet their unit shall pay the Cooperative a Sublet Fee. That fee shall be the equivalent of one month’s maintenance for the said unit for each period of sublet. (Adopted by a resolution of the Board on 12 September 2005). Moving Times
Moves in and out shall take place only on Mondays to Fridays, except public holidays, between the hours of 9:00 a.m. to 6:00 p.m.
HOUSE RULES 1. Creation and Purpose of House Rules. In addition to its proprietary lease, 515 Edgecombe Avenue Corp. (hereinafter the Lessor) has adopted the House Rules (as amended by a resolution of the Board of Directors on 23rd May 2005) set forth hereinafter for the safety, care, cleanliness and appearance of the Building and for the common good of all lessees. (a) The Lessee has covenanted by the proprietary lease to comply with the House Rules of the Lessor and to see that they are faithfully observed by the Lessee’s invitees, licensees, employees, agents, contractors and subtenants and others as are permitted to co-reside in the Apartment with the Lessee hereunder. Breach of a House Rule by any of these parties shall be a default under the Lease.(b) The Lessor shall not be responsible or liable to the Lessee for the non-observance or violation of these House Rules by any other lessee or person. © The Board of Directors (hereinafter the Board) may set such fees as it deems reasonable and proper, and such fines as it deems reasonable and proper, to further the observance of the House Rules. (d) The Board may, from time to time, in its discretion alter, amend or repeal any of these House Rules. Any such change shall take effect upon the Lessor’s giving the Lessee written notice of the same. 2. Emergency Contact Information; Keys. The Lessee shall provide the Lessor or Lessor’s Managing Agent (hereinafter the Managing Agent) with a telephone number where the Lessee may be reached at home and at the Lessee’s place of business. The Lessee also shall provide the Lessor or Managing Agent with an emergency contact name and telephone number. The Lessor and its agents and their authorized workmen shall have right of entry into the Lessee’s apartment or any storage space assigned in accordance with paragraph (25) of the proprietary lease. 3. No Obstruction of Public Spaces and Passageways.(a) The Lessee shall not obstruct the front stoop and entrance, stairways, public halls, lobbies, vestibules, entrances, side- and backyards, sidewalks, walkways, passages, driveways or other public spaces in the Building (hereinafter referred as “Public Spaces”). The Public Spaces shall be used only for ingress to and egress from the apartments in the Building. No trash receptacles, bicycles, carriages, shopping carts or similar objects shall be placed or left unattended in the Public Spaces. No Lessee, other resident, or invitee shall sit on the front stoop of the Building. (b) No person shall loiter in the Public Spaces, and no person shall play in them except in the designated areas and in accord with rules and regulations specified in the House Rules or by the Board or the Managing Agent. © No article shall be kept or stored in the Public Spaces except in designated storage areas, nor shall anything be hung or shaken from the doors, windows, terraces or balconies, or placed upon the exterior sills or ledges of the Buildings. 4. Roofs. No person shall be permitted access to roofs of the Building, except in the case of fire. The Lessor shall have the right to erect equipment on the roof, including radio and television aerials and antennas, for its use and the use of the lessees in the Building and shall have the right of access to the Apartment for such installations and for the repairs thereof. 5. Messengers and Trades people. All messengers and trades people shall use such means of ingress and egress, and shall comply with such rules and regulations, as shall be prescribed by the Lessor, the Managing Agent or the Board. 6 . Moves and Large Deliveries. Moves in or out and large deliveries shall take place only on such days and times, and in accord with such rules and regulations, as are prescribed by the Board or Managing Agent. The Lessor reserves the right, in addition to other remedies, to prevent or halt any delivery or move which violates said rules and regulations. 7. Trash and Garbage. The Lessee shall be responsible for placing garbage and non-recyclable trash into the receptacles provided for garbage and non-recyclable trash disposal. Recyclable, hazardous and oversized trash shall be separated by the Lessee and disposed of in such manner as the Board or Managing Agent may prescribe. The Lessee shall be responsible for placing recyclable trash into the receptacles provided for recyclable trash disposal. (a) The Lessee will faithfully observe the following procedures with respect to the use of the receptacles for trash disposal: (i) wrap dust, floor and powdered waste in compact packages before depositing the same; (ii) thoroughly drain and wrap in paper all garbage before depositing the same; (iii) refrain from forcing large bundles into the receptacles; (iv) crush into tight bundles all loose papers before placing the same in the receptacles; (v) large trash items should not be left in the vicinity of the trash receptacles but placed in the designated area in the backyard; (vi) refrain from depositing waste of an explosive or inflammable nature therein; (vii) no trash disposal should take place between the hours of 10 p.m. and 8 a.m. on weekdays and between the hours of 10 p.m. and 9 a.m. on Saturdays, Sundays and public holidays.(b) All liability, expenses, costs and fees incurred by the Lessor in connection with any damage or injury or in connection with any violation issued against Lessor or the Building, by reason of the Lessee’s failure to abide by this House Rule, shall be the responsibility of the Lessee and payable to the Lessor on demand. 8. Falling or Thrown Objects and Refuse. The Lessee shall not allow anything whatever to fall from the windows, doors, balconies or terraces of the Apartment, nor shall the Lessee permit any dirt or other substance to be swept or thrown into any of the corridors or halls, elevators or any other Public Spaces in the Building. All liability, expenses, costs and fees incurred by the Lessor in connection with any damage or injury or in connection with any violation issued against Lessor or the Building, by reason of the Lessee’s failure to abide by this House Rule, shall be the responsibility of the Lessee and payable to the Lessor on demand. 9. Awnings, Projections and Signs. (a) No awnings, window air conditioning units, ventilators or any other object shall be attached to the outside walls of the Buildings, nor shall any such object be hung or allowed to project from windows or the exterior of the Buildings or the perimeter of terraces or balconies, without the prior written consent of the Lessor. Clotheslines are not permitted to be strung on terraces or balconies or in Public Spaces. (b) No sign, notice, illumination or advertisement shall be exposed on or at any window or other part of the Building, or placed on or in any terrace or balcony, without the prior written consent of the Lessor. © No awnings, blinds, shades or screens shall be attached to, or hung in, or used in connection with any door of the Apartment without the Lessor’s prior written consent. (d) The Lessee shall not utilize any terrace or balcony for storage of boxes, furniture or other items that in Lessor’s judgment are hazardous or create a hazardous condition or present an unsightly appearance to neighbours or passers-by. 10. TV Antenna. No radio or television aerial, antenna, dish or cable shall be installed by the Lessee on the roof, terrace, exterior window sill or ledge, balcony or exterior walls of the Building. 11 . Appliances. (a) The Lessee shall install all major appliances (such as stoves, refrigerators, dishwashers and air conditioners) in accordance with all applicable provisions of the lease, including the Lessor’s consent if and when required, and of law, and shall notify the Managing Agent in advance of all such installations. All work required to be done by a person licensed to perform the work, such as plumbing and electrical work, shall be performed only by duly licensed persons. (b) The Lessor shall have the right to conduct periodic audits of the Lessee’s appliances. At its discretion, the Board may levy a charge with respect to appliances, and may levy that charge retroactively on appliances later discovered to have been installed without the Lessee giving the required notification or without the Lessor’s consent if and when such consent is required. © The Lessee shall be responsible for promptly correcting and fully stopping any leak or drip coming from any appliance in the Lessee’s apartment, particularly as the same applies to air conditioners. (d) Lessee shall pay a cartage fee as set from time to time by the Board for the removal and disposal of broken or unwanted large appliances such as refrigerators, stoves and air-conditioners and large items of furniture. Neither the Lessee nor anyone in the Lessee’s household or employ shall dispose of any appliance or other property in the hallways, basement or other Public Spaces, or store any such appliance in the Lessor’s storage rooms, unless and until written permission is obtained from the Managing Agent and the Lessee pays the cartage fee to the Lessor. 12. Decorations in Hallways. No public hallway of any Building, including the apartment door and other doors opening into the public hallway, may be decorated, furnished or painted by any Lessee without the consent of the Lessor and of all the lessees to whose apartments such hallway serves as the means of ingress and egress. In the event of disagreement among such lessees, the Board shall decide and such decision shall be conclusive. 13. Co-Residents and Sub-letting. A Lessee or joint Lessees are permitted to share their Apartment with an additional resident or residents only to the extent expressly permitted in this lease, and subject to the Lessor’s maximum occupancy requirements as the same are determined from time to time by the Board. At no time shall maximum occupancy exceed standards set by the housing maintenance code or any other governing authority. (a) Authorized co-resident(s) may occupy the Apartment as their residence, provided the Lessee or joint Lessees continue to occupy the Apartment, and provided the co-resident(s) occupy the apartment concurrently with the Lessee(s). Otherwise, the arrangement shall constitute a sublet, not a co-residency and must be applied for as a sublet, subject to the provisions of paragraph (15) of the proprietary lease. Any co-residents must vacate the Apartment promptly when the Lessee(s) cease to occupy it, for any reason;(b) A domestic or personal employee of the Lessee, such as a nurse or housekeeper, may reside in the Apartment, provided that the Lessee is also in occupancy at the same time, unless the Lessor shall otherwise approve in writing;© Lessees who share their apartment with a co-resident or co-residents are fully responsible for the conduct of the co-resident(s) within the Apartment and the Building and for any violations by said co-resident(s) of the lease or of policies and rules adopted by the Board;(d) Within thirty (30) days after a co-resident begins to occupy an apartment in the Building, or as soon thereafter as the Lessor may request it, the Lessee shall provide the Lessor with the co-resident’s name and other reasonable information. A formal application is required. The Lessor further reserves the right to require that both the co-resident and the Lessee(s) be interviewed by the Lessor’s resident selection committee, the Managing Agent and/or other delegate of the Board. A basic background check will be conducted at the expense of the lessee, and the Lessor reserves the right to reject for cause any co-resident. 14. Guests. The right of Lessee to have guests in the Apartment shall not include paying guests (which constitutes a sublet subject to the provisions of paragraph (15) of the proprietary lease) and shall not entitle Lessee to operate a boarding house, rooming house or bed-and-breakfast or any similar enterprise in the Apartment. 15. Maximum Occupancy Standards. The Board may establish and vary, from time to time, and the Lessee shall comply with, maximum occupancy standards for the apartments in the Building. At no time may they exceed the standard set by the New York City housing maintenance code or any other governing authority. 16. Noise and Playing of Music; Smoking in Public Spaces (a) No Lessee, other resident, or invitee shall (i) make any disturbing noises or sounds that will interfere with the rights, comforts or convenience of other occupants of the Building; (ii) operate audio or other such equipment in a manner as to disturb or annoy any other occupant or occupants of the Building; or (iii) play any musical instrument or conduct vocal or instrumental practice between the hours of 10 p.m. and 9 a.m. or at any time if the same disturbs or annoys any other occupant or occupants of the Building. Vocal or instrumental instruction may not be given at any time in the Apartment except as lessons to authorized residents of the Apartment, subject to the foregoing restrictions. (b) No work shall be done, except between the hours of 8 a.m. and 5 p.m., Saturdays, Sundays and holidays excluded, provided, however, that any work which can produce noise that might be disturbing to building occupants, shall not be done before 10 a.m. © The Lessor may require the Lessee to provide carpeting or equally effective noise reducing material in the Apartment in accord with rules and regulations adopted by the Board; provided that such requirement shall be imposed on the Lessee only if the same requirement is imposed on all lessees in the Building, or if the Lessor has determined that the conduct of the Lessee or his or her invitees, licensees or co-residents requires such carpeting. (d) No one may smoke in the public halls, stairways, elevators, laundry rooms or other Public Spaces of the Building 17. Work by Lessor’s Employees. No employee of the Lessor shall perform any private work or services for the Lessee, or the Permitted Occupants, or the Lessee’s employees, invitees or contractors unless the Lessor has authorized its employees to perform such work and only at such times and in accord with such regulations as the Lessor may prescribe from time to time. The Lessor shall have no responsibility or liability whatsoever with respect to any private work or services performed by its employees regardless of whether or not such work was authorized. 18. Home improvement. To ensure the overall protection of the physical and structural integrity of the building, and as a courtesy to all shareholders, all construction or alterations undertaken in an apartment (with the exception of decorative work) must be approved in writing by the Board or the Managing Agent prior to the commencement of such work. Approval by the Board will require the Lessee to fully comply with the following conditions: (a) The Lessee must provide a copy of the written estimate/contract with the vendor. The contract must include the vendor’s full name, address, license number, insurance certificate, cancellation clause, a clause stating that the vendor will secure any necessary permits, and a Workers Compensation clause. Target completion dates should be included and the listing of work-related items should be clear and as detailed as possible. (b) Any renovations or alterations of an apartment involving the floors or walls and ceilings will require that the Lessee seal and soundproof those areas adjacent to the apartment below, above, or adjoining to the apartment that is being renovated.© Disposal of demolition debris, construction materials, and any refuse associated to and arising from the said construction, renovation or alteration is the responsibility of the Lessee and their contractor. The disposal of such materials must be performed in compliance with New York City dust and debris management and lead laws, and undertaken outside of the building’s refuse removal system. The Lessee and their contractor must ensure that all public spaces of the building are clean of debris, dust, construction tools, materials and/or equipment at the end of each work day.(d) The Lessee must report all problems arising from the defined construction work to the contractor in writing (Certified Mail preferred) with photocopies given to the Board of the Lessor and/or its designated Managing Agent. 19. Water Closets. Water closets and other water apparatus in the Apartment shall not be used for any purposes other than those for which they were constructed, nor shall any sweepings, rubbish, rags or any other article be thrown into the water closets. The cost of repairing any damage resulting from misuse of any water closets or other apparatus shall be paid for by the Lessee in whose Apartment it shall have been caused. 20. Broken Windows. The Lessee shall be responsible for replacing broken windows unless the Lessor determines that the breakage was caused by the negligence or wilful misconduct of the Lessor’s employees. 21. Clean Windows; Displays. The Lessee shall keep the windows of the Apartment clean. In case of refusal or neglect of the Lessee during ten (10) days after notice in writing from the Lessor or the Managing Agent to clean the windows, such cleaning may be done by the Lessor, which shall have the right, by its officers or authorized agents, to enter the Apartment for the purpose and to charge the costs of such cleaning to the Lessee. Window displays shall be subject to the Lessor’s regulations regarding hours, lighting and the like. 22. Vermin. The Lessor or its designated agents, and any contractor or worker authorized by the Lessor, may enter any Apartment at any reasonable hour of the day for the purpose of inspecting such Apartment to ascertain whether measures are necessary or desirable to control or exterminate any vermin, insect or other pests and for the purpose of taking such measures as may be necessary to control or exterminate any such vermin, insects or other pests. If the condition requiring such control or extermination was caused by the Lessee, then the costs thereof shall be payable by the Lessee to the Lessor on demand. 23. Dogs and Other Animals. The Lessee agrees to comply with the provisions hereof on the harbouring of dogs or other animals or pets. No bird or animal shall be kept or harboured in the building unless the same in each instance has been expressly permitted in writing by the Lessor, Managing Agent or Board. Such permission shall be revocable by the Lessor. The Lessee hereby further agrees that these provisions on the harbouring of dogs or other animals or pets in this lease shall be deemed a substantial obligation of the Lessee’s tenancy. (a) Dogs must be licensed by the New York City Department of Health. Cats must be spayed or neutered and must have received all required vaccinations and immunizations. Pet owners are required to provide the Lessor with documentation of compliance with the requirements of this house rule. In no event shall dogs be permitted in any public space of the building unless carried or on leash. (b) The Lessee shall be responsible for eliminating any odour from the harbouring of dogs or other animals or pets. The Lessee shall promptly clean up any soiling of Public Spaces by their dogs or other pets, and will be responsible for any damage caused by the same. © No pigeons or other birds or animals shall be fed from the window sills, terraces, balconies or in the yard, court or Public Spaces of the building, or on the sidewalks or streets adjacent to the building. 24. Plantings. The Lessee shall not install any plantings on the roofs of the Building, fire escapes, terrace or balcony without the prior written approval of the Lessor or, if the Lessor has issued rules regarding such plantings, the Lessee shall not install any plantings without complying with the rules. The Lessee shall be responsible for all damage or injury caused by any such plantings. All liability, expenses, costs and fees incurred by the Lessor in connection with any damage or injury or in connection with any violation issued against Lessor or the Building, by reason of the Lessee’s failure to abide by this House Rule, shall be the responsibility of the Lessee and payable to the Lessor on demand. 25. Clean up. Neither the Lessee, nor any person residing in the Apartment nor any employee, guest or invitee of the Lessee or of any person residing in Apartment shall intentionally spill, drop, scatter, place or leave dirt, debris or other unsightly or objectionable liquids or materials in any portion of the Public Spaces of the Building. Lessee shall promptly clean up all such dirt, debris or unsightly or objectionable materials or liquids intentionally or accidentally spilled, dropped, scattered, placed or left in any portion of the Public Spaces of the Building by the Lessee or by any person residing in the Apartment or any employee, guest or invitee of the Lessee or of any person residing in the Apartment. 26. Storage. If and to the extent that storage space is provided to Lessees in the basements at the Lessee’s risk, such storage shall be subject to rules and regulations adopted by the Board, and may be curtailed or withdrawn at any time by the Board without in any manner affecting the Lessee’s obligations. The Lessor shall have the right from time to time to curtail or relocate any space devoted to storage purposes. Storing hazardous or flammable material, such as paint, in a storage bin is not permitted. 27. Laundry Rooms. If and to the extent that laundry rooms are made available to Lessees, the laundry rooms shall be used only during hours designated by the Lessor. Use of the laundry facilities shall be limited to residents of the Building and their household employees. Use of the laundry rooms shall be subject to rules and regulations adopted by the Board, and may be curtailed or withdrawn without in any manner affecting the Lessee’s obligations. 28. Parking. If and to the extent parking in or at the Building is made available to Lessees, the same shall be in accordance with rules and regulations adopted by the Board. Violation of any such rule or regulation, or breach of any parking agreement by the Lessee, shall constitute a default under the lease. Violation of any provision under the lease shall constitute a default under the parking agreement. No vehicle belonging to the Lessee or to the Lessee’s invitees, licensees, employees, contractors, subtenants and co-residents shall be parked anywhere in the Building except in the designated parking areas, nor shall any such vehicles be parked in such manner as to impede or prevent ready access to any entrance of the Buildings by another vehicle or by pedestrians. 29. Community Rooms. If and to the extent Community Rooms are made available to Lessees in the Building, the same may be used by the Lessor, Lessees, other residents, and their invitees for meetings and social gatherings in accordance with rules and regulations and any fees established by the Lessor. Such use may be curtailed or withdrawn without in any manner affecting the Lessee’s obligations. 30. Open Houses, Group Tours, Exhibitions. No open house, group tour, exhibition of any Apartment or its contents shall be conducted by Lessees or agent(s) acting on their behalf, nor shall any auction sale be held in any Apartment or in Public Spaces, without the consent of the Lessor, Board or Managing Agent. (a) On the day of an open house the Lessee(s) or their agents shall ensure that: (i) a typed or printed notice must be prominently displayed on the exterior door of the front entrance to the Building, clearly indicating the hours during which the open house will take place, the Apartment number and corresponding buzzer number; (ii) the exterior and interior doors of the front entrance to the Building are not left open and unlocked during the period of the open house; (iii) upon conclusion of the open house all signage, equipment, trash and other debris shall be removed and the area(s) restored to the original condition immediately before the commencement of preparations for the open house.(b) Prospective buyers wishing to enter the Building must either be met at the front entrance by the Lessee(s) or their agent(s) or granted entry by the remote door security system from the Apartment.© The Lessee(s) and their agent(s) are responsible for ensuring that all appropriate locks and doors in the Building are secured upon exit. 31. Conservation. The Lessee shall use best efforts to conserve consumption of water, electricity and gas in order to keep common costs down. The Lessee shall promptly report to the Lessor’s Managing Agent, or to emergency maintenance staff on weekends, any leaking faucets, running toilets or other problems relating to water, gas and electricity, so that repairs can be made with dispatch. 32. Complaints and Management Issues. Complaints and queries regarding the management and maintenance of the Building shall be made in writing to the Managing Agent. In case of emergencies, the Superintendent should be contacted in the first instance by telephone.
33. Home Owners Insurance. All Lessees must obtain comprehensive Home Owners Insurance Liability Coverage for any and all apartments or shares they own. A copy of the certificate of Home owners Insurance Liability must be submitted to the Board of the Lessor or designated Managing agent. 34. Revocable Consent. Any consent or approval given under the House Rules by the Lessor shall be revocable at any time. 35. Amendment of and Addition to the House Rules. These House Rules may be added to, amended or repealed at any time by resolution of the Board of the Lessor, and such addition, amendment or repeal shall become effective upon written notice thereof to the lessees of the Building.[Adopted by resolution of the Board of Directors on May 23rd .2005.]
