RULES FOR DORMERS, DUPLEXES AND BASEMENT ADDITIONS
The following rules pertaining to Dormers, Duplexes
and Basement additions were adopted unanimously by the Board of
Directors on 8/30/05.
DORMERS
1. Maintenance will be adjusted and a new stock certificate will
be issued to reflect a 2nd floor dormer. The new monthly maintenance
will be 25% higher than the pre-dormered unit. This means the
2nd floor dormered apartment's maintenance will be 125% of the
unit's regular (non-dormered) monthly maintenance. It is anticipated
that most dormered units will typically be smaller apartments
that need additional space.
2. All Dormer construction work requires an approved alteration
agreement and must conform to all applicable building codes. Construction
work cannot begin until separate and specific written authorization
by the board of directors is given granting you permission to
start your construction.
3. All construction is subject to all co-op house rules.
4. The approved dormer alteration agreement fee is $2000. This
fee is in addition to the standard alteration application fee
and is payable when the alteration agreement is approved for final
construction. This fee is to help the co-op recoup the large costs
associated with seeking NYC approval for its dormer variance.
5. A Dormer Escrow deposit of $5000 will be required and is payable
when the alteration agreement is approved for final construction.
This escrow deposit will be used to remedy any problems that may
arise and the Board of Directors will have full discretion on
the use of these funds. If you disagree with the board's decision
you will have an opportunity to appear at a board of directors
meeting to personally appeal the board's decision. However, by
signing your dormer alteration agreement you are agreeing to abide
by the board's final decision on the use of these escrow funds.
If problems arise from your construction that requires funds in
excess of your escrow deposit, you will be liable for those additional
costs. If there are no problems requiring use of these funds the
escrow deposit will be returned to you without interest at the
completion of the job.
6. It is the shareholders responsibility to provide 30 days advance
notice to all adjacent units before construction begins in order
to give them an opportunity to discuss this with you and the board
if they choose. This requirement is to provide consultation NOT
CONSENT. In other words we would not allow other shareholders
to deny the right of the upstairs shareholder from building a
dormer. However, we would provide them sufficient notification
in order to give them an opportunity to speak to the board prior
to final approval being granted for construction to commence
7. A dormered unit:
a. cannot be subdivided into more than one unit,
b. cannot be rented as more than one unit (no partial subletting),
c. can only have a single kitchen
d. can be occupied by a single family only.
8. Dormers must be hooked up to our existing heating system unless
otherwise requested by shareholder and approved by the board.
9. Electric must be wired properly so that the individual shareholder's
electric account is properly charged.
10. Newly issued stock certificate should specifically indicate
"DORMER APARTMENT".
11. All dormers should be built to maintain the character and
look of our buildings to the fullest extent possible. This means
the finished exterior dormer construction to be in the same color
brick and mortar, same color roof shingles, a sloped roof, white
windows including bay windows of equal or better quality, etc.
A second kitchen may not be installed.
DUPLEXES
1. For purposes of this resolution and all rules pertaining to
duplexes; Duplexes are defined as two non-divided connected units
(unfettered access between both units - no locking door between
units), a single kitchen, one family unit living in entire apartment,
no partial subletting of unit.
2. Maintenance will be adjusted and a new stock certificate will
be issued to reflect a duplex unit.. The new monthly Duplex maintenance
will be 75% of the pre-duplex combined unit cost. For example
if your duplex consists of two "A" units, your new monthly
maintenance will be 75% of the combined maintenance of both "A"
units.
3. If a unit is re-converted back to a non-duplex unit then a
new stock certificate will be issued to reflect the regular monthly
maintenance for the 2 stand alone units. (2/3 of all duplexes
are "A" units and with apartment prices being high and
dormers soon to be allowed we anticipate few additional duplexes).
4. Newly issued stock certificate should specifically indicate
"DUPLEX APARTMENT".
BASEMENT ADDITIONS
1. A basement addition alteration agreement will only be approved
for a bona-fide plan to do a complete renovation of the basement.
The board will not approve an alteration agreement to reclaim
a basement to simply take it over "as is" for personal
use.
2. GOVO will inspect all basements to see if they are suitable
to be reclaimed for a basement addition. Basements that require
regular maintenance access are not suitable for basement addition.
Many of these types of basements have meter rooms, sewer traps
and other equipment that requires regular access. If the basement
you wish to utilize is one of these, you should speak to your
architect or contractor to present a plan that segregates these
areas providing independent access so that they remain accessible
to the co-op.
3. An apartment that has a basement addition:
a. cannot be subdivided into more than one unit,
b. cannot be rented as more than one unit (no partial subletting),
c. can only have a single kitchen
d. can be occupied by a single family only
4. Maintenance will be adjusted and a new stock certificate will
be issued to reflect a basement addition to your unit. The new
monthly maintenance will be 15% more than the normal monthly maintenance
for a similar unit type. This means the new maintenance for the
unit with the basement addition will be 115% of the unit's regular
(non-basement addition) monthly maintenance.
5. Before approval will be given, any asbestos in basement must
be removed by a licensed asbestos abatement company. Shareholders
planning a basement addition will be responsible for the full
cost of all asbestos abatement. If asbestos has been abated in
the past by GOVO, then shareholder seeking the basement addition
will be required to reimburse GOVO for the costs of such abatement.
6. In case emergency access is necessary in a basement, you acknowledge
that GOVO reserves the right to enter the apartment to gain access
to such basement area.
7. Electric must be wired properly so that the individual shareholder's
electric account is properly charged. All common property electric
connections must be capped.
8. Basement heating may be hooked up to our existing heating
system. Any other hookup must be approved by the board of directors.
9. Newly issued stock certificate should specifically indicate
"BASEMENT ADDITION APARTMENT".
