On January 19th, 2018, the New York City Council passed Local Law 55 of 2018, the “Asthma-Free Housing Act.” The bill was created to fight rising asthma rates and to improve the quality of life for the more than one million asthmatic New Yorkers.

Local Law 55 will take effect in just a few days, on January 19^th, 2019.

Let’s take a look at some of the key components of Local Law 55 and review your responsibilities and obligations for compliance.

What is Local Law 55?

Local Law 55 requires all multiple-dwelling property owners in NYC to investigate and remove all indoor health hazards which trigger asthma, like mold, rodents, and cockroaches. Landlords must also apply safe and successful measures to ensure that their properties remain free of indoor health hazards.

What do I need to do now?

As a landlord, you have two primary calls to action for compliance with Local Law 55: investigate and remediate.

Let’s explore what each of these steps entails.

1. You’ll need to initiate an investigation by a licensed professional for all indoor allergen hazards in occupied units and in common areas of your building(s), as well as conditions that are conducive to allergen hazards. Indoor allergen hazards include indoor infestations of cockroaches, mice or rats; or conditions that are vulnerable to infestations of these pests. It also includes mold that is growing on an indoor surface, building structure, ventilation system, or within wall cavities; and mold that is hidden behind interior obstructions and furniture.

2. You must take responsible measures to keep your property free from indoor allergen hazards and pests, and from conditions that are conducive to indoor allergen hazards. You will also need to eradicate any existing indoor allergen hazards or conditions that are conducive to indoor allergen hazards.

How often do I need to investigate for indoor allergen hazards?

According to Local Law 55, you are required to initiate an investigation once a year. You must also perform an investigation whenever it is deemed necessary, such as when an occupant complains about a condition that may cause an indoor allergen hazard, when an occupant requests an inspection, or when the DOB issues a notice of violation or violation order.

Do I need to inform my tenants about the specifications of Local Law 55?

When the new law takes effect, you will need to include a notice about your obligations for compliance with Local Law 55 in all tenant leases. This notice must be approved by the DOB and must be available in multiple languages.

How can I protect my property from pests?

To comply with Local Law 55, your building(s) must be effectively sealed from pests, including rodents and cockroaches.

Here’s how to ensure your property stays pest-free:

• Repair and seal any existing holes, gaps or cracks in walls, ceilings, floors, moldings, base boards, around pipes and conduits, or around and within cabinets. To effectively remove these possible points of entry for pests, use durable materials such as sealants, plaster, cement, wood or escutcheon plates.
• Attach door sweeps to doors leading to a hallway, basement, or outside the building to reduce gaps to no more than one-quarter inch.

Violations for noncompliance

The DOB is cracking down hard on landlords who are not compliant with Local Law 55.

The presence of visible mold that is less than 10 square feet in a single room of a dwelling will constitute an indoor mold hazard violation. Mold that measures between 10 square feet and 30 square feet in a single room will constitute a hazardous violation.

Penalties for violations vary according to incidence and can be as steep as $10,000 per violation. As mentioned, any incidence of indoor allergen hazards must be corrected. Certification of Correction by licensed professionals must be obtained and promptly submitted to the DOB.

How can I correct a mold violation?

If your inspection reveals the existence of mold in your building, you’ll need to take immediate steps to correct it so that you’re not issued a violation. But you can’t just call down any mold specialist to zap that stuff off your walls; the HPD has very specific criteria for who can perform a remediation for mold.

According to Local Law 55, a mold hazard must be assessed and remediated by both a NYS licensed Mold Assessor and a NYS licensed Mold Remediator.

You will need to perform an investigation annually and you may need to remediate several times a year as well. It is therefore a good idea to have one or more of your maintenance staff receive certification as a Mold Assessor and a Mold Remediator.

How can I prevent mold from growing in my building?

Local Law 55 is especially challenging for landlords. After all, they’re expected to control the growth and spread of mold, an allergen hazard that often grows out of sight.

You can help prevent the growth of mold with these simple steps:

• Educate your tenants about moisture intrusion and mold-related practices.
• Use a Relative Humidity (RH) meter and thermal imaging to assess the levels of RH in your building. Keep the RH below 60% as that is the point at which mold is likely to grow and spread.
• Repair any envelope leaks in your building promptly.

The latest amendment to the NYC compliance code means more obligations for you as a landlord, but don’t sweat it! Here at Jack Jaffa & Associates, we’ve got you covered. Call or stop by to learn how we can help you comply with Local Law 55.

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All property managers/landlords of a building with 3+ apartments must send yearly safety documentation and forms to tenants in order to ensure compliance with city agencies.

What are your requirements as a property manager/landlord?

You must:

• Hand deliver, mail first-class or send with January’s rent bill all required forms & information,
• Track and store responses and follow up on non-respondents,
• Inspect properties for lead paint and oversee any required window guard installations,
• Notify the Department of Health and Mental Hygiene (DOHMH) if you can’t determine if a child lives in a unit, and
• Keep records of sent mailings, follow-up efforts and tenant responses.

Pro-Tip: If you don’t receive responses from tenants, you need to inspect their apartments for proof of child(ren). If you can’t get into their apartments to do so, document and retain proof of your efforts for ten years to avoid criminal charges and liability.

What is included in the Annual Safety Documentation?

1. Fire & Emergency Preparedness (FEP) Guides – NEW to 2018!
2. Window Guard Notices
3. Lead Paint Notices
4. Forms inquiring about the ages of any children living in your tenants’ apartments, window guards and NEW to 2018, stove knob covers.

When must it be done?

• Notices must be delivered between December 15^th 2018, and January 16^th, 2019.
• Tenants must respond by February 15^th.

What are the penalties if you don’t do it?

The DOHMH and FDNY levy fines ranging from $500 to $5000 per violation for landlords who do not comply with this law.

If an accident occurs in one of your dwellings and you did not comply with this law, you may be charged with a crime, which can mean increased insurance rates, and/or prison time. To make it even worse, you can be hit with a lawsuit for negligence from the affected tenant.

How can you expedite your Annual Safety Documentation?

The Jaffa team can take care of the entire process for you. From mailing the forms to following up on any work that needs to be done as a result of your responses.

All you’ll need to do is fill out some basic information on our website and Jaffa will take care of the rest. Plus, we provide 5 easy ways for your tenants to respond ensuring a higher response rate, enabling your compliance.

Additionally, Jaffa can help you  keep tabs on the process by tracking the entire process online and viewing a scanned copy of the responses whenever you need them.

View a clip about it here or Contact Jaffa today for more details.

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As always, Jack Jaffa & Associates is here to bring you the inside scoop on anything and everything NYC landlord-related in the news. Read on for all you need to know about the recent rent hike.

How high was the increase?

The board voted to permit rent increases on stabilized apartments by 1.5% for all one-year leases and 2.5% for all two-year leases.  The increases will go into effect on October 1^st for all of the city’s rent-stabilized tenants who choose to renew their lease.

This vote marks the second year in a row that the RGB has approved rent increases following the historic freezes of 2015 and 2016.

The city’s landlords have seen some of the lowest rent increases under the Bill de Blasio administration. In 2014, during his first year as mayor, the RGB announced the lowest rent increase ever: 1% for one-year leases and 2.75% for two-year leases. The next year, the mayor supported the first rent freeze to go into effect since the board was founded in 1969.  The freeze was voted into effect again in 2016, and last year, the board ended the freeze with rent increases of 1.25% and 2%.

Who voted for this decision?

The RGB is comprised of nine members: five members from the public, two tenant representatives, and two owner/landlord representatives, all of whom are appointed by the mayor. In this important vote, four public members and one landlord member of the RGB voted in favor of the increase, sealing the vote’s outcome by the narrowest margin possible.

Why were landlords disappointed by this vote?

 Although gratified for any rent hike, NYC landlords and property owners found the increase to be woefully inadequate.

The Rent Stabilization Association, representing 25,000 owners of rent-stabilized apartments, called the rent hike “pathetically insufficient.”

This reaction is largely due to the costs of maintaining rent-stabilized buildings which have been rising steadily since de Blasio was voted into office. In the last four years, owners’ costs rose by more than 11% and their taxes saw a 25% increase. This year alone, operating costs for rent-stabilized buildings rose by 4.5%.

The Rent Stabilization Association was calling for steeper increases to the tune of 4.5% and 7.25%.

It isn’t easy to turn the same profit when your costs are rising but your revenue is not.

What was the reaction of tenant groups?

The many groups representing tenants were naturally disappointed to see a rent increase for the second year in a row, no matter how modest.

One group, the Rent Justice Coalition, claimed NYC’s landlords had been “overcompensated for decades” while as much as 30% of rent-stabilized tenants spent more than half of their monthly paycheck on paying the rent.

There were a total of 966,000 rent-stabilized apartments in 2017, comprising 44% of all rental units in New York City. With a vacancy rate of these dwellings hovering at 3.63%, it’s difficult for tenants to find apartments. And with many rent-stabilized apartments renting at more than $2,000 a month, even a slight increase is significant for cash-strapped tenants.

In short, neither side is thrilled with last month’s vote to increase the rent on regulated apartments. Hopefully, though, this is the beginning of an upward trend on rent increases for NYC property owners like you.

The post All You Need to Know About the NY Rent Hike appeared first on Jack Jaffa & Associates.

Fill up those empty units by marketing your property the right way. You’ll need to go beyond the faded “For Rent” sign near your building in order to get the word out – and we’re here to help you do just that.

Read on for 8 fantastic marketing strategies that will help you fill up those vacancies fast!

1. Identify your target audience

If you try to appeal to everyone, you’ll end up appealing to no one. That’s why it’s crucial that you identify and understand your target audience before you market your rentals. Spend some time studying neighborhood trends and amenities. What kind of age group would be interested in your property? Is your location super-convenient for a specific profession or industry?  Once you’ve identified your target audience, you can speak their language when you market your property.

2. Market where your target renter hangs out

Now that you’ve identified your target audience, think about where they might like to spend their spare time and what kind of websites or apps they might be using. Advertise in these places to reach the people you’re trying to attract. Consider an ad in a local movie theater, on ridesharing apps like Uber, on popular neighborhood blogs, and in universities and coffee shops.

3. Get social

Social media is more than just an inane popularity contest; it’s one of the most effective ways to attract new tenants. Make sure you have an active social media presence and that you freshen up your platforms, blog and web page to keep those visitors coming. Use Instagram and Pinterest for posting updated photos of your properties, LinkedIn for a professional online presence, and Facebook for open correspondences with existing and prospective tenants.

4. Update your curb appeal

You don’t want to turn those renters down before they’ve even stepped inside your building. Make sure your property’s curb appeal is neat and inviting.

Try these suggestions for an updated look:

Slap a fresh coat of paint on the exterior of your property.
Spruce up the façade with outdoor planters full of vibrantly colored flowers.
Add a canopy for a charming touch.
Replace your ancient, dated signs with a newer, trendy one.

5. Use word of mouth

Word of mouth can be a tremendously rewarding marketing technique. Harness its power by encouraging a positive buzz about your properties. Offer your existing tenants rewards or bonuses for referring their friends and ask them to post positive reviews and recommendations on your online platforms. Treat them respectfully and kindly so that they’ll be more likely to recommend your building to their friends.

6. Advertise in the right places

In today’s digital world, the classified ad that announces a rental vacancy is completely passé. Instead, make sure your vacancy is listed on online forums like Craigslist.com, Zillow.com, HotPads.com, Rent.com, Apartments.com and similar sites.

7. Support local merchants in exchange for free advertising

Set up a bartering system with local businesses and you’ll both benefit from the deal. Include information about these merchants in your welcome packet for new tenants and offer them complimentary advertising on your online platforms in exchange for free advertising in their locations. You’ll reach a broader audience without spending a penny.

8. Choose the right property management company

If you outsource your property management, make sure you are using a company that has excellent branding. The best kind of marketing a management company can do for you is to offer a specific “cool factor.” This can be something as simple as greener living for renters, complete with solar-powered electricity and recycling programs. Another “cool factor” is for your management company to brand you as offering pre-leasing. This tells prospective tenants that your apartments are so desirable that people want to sign leases for them even before they can move in.

Use our handy tips to fill up those vacancies and stop losing money on empty apartments!

The post 8 Marketing Strategies to Help You Rent Your Property appeared first on Jack Jaffa & Associates.

At each year’s end, those dreaded Annual Safety Notice Mailings need to go out, with all that entails.

NYC law requires landlords to send yearly safety documentation and forms to tenants in order to ensure compliance with city agencies. These documents include information on various safety aspects, as well as forms inquiring about the ages of any children living in your tenants’ apartments.

As with each of NYC’s compliance requirements, sending out your Annual Safety Notice Mailings is a process that involves multiple steps and strict adherence to the law.

Feeling overwhelmed? No worries; we’ll walk you right through the process!

Here’s everything you need to know about NYC’s mandatory Annual Safety Notice Mailings for landlords:

1) The law requirements

All tenants of residential buildings must receive the following annually:

A. Fire Safety Guides
B. Window Guard Notices
C. Lead Paint Notices

As a landlord or property manager of a dwelling that houses three apartments or more, you are responsible for:

• Ensuring that the required forms and information are sent to all tenants.
• Tracking and storing all tenant responses and following up on tenants who fail to respond.
• Inspecting for lead paint and any required window guard installations as responses are received.
• Notifying the Department of Health and Mental Hygiene (DOHMH) in the event that you are unable to determine if a child lives in a unit.
• Maintaining records of sent mailings, follow-up efforts and tenant responses for ten years.

2) Penalties for non-compliance

As always, there are consequences for failing to comply with the law. If you neglect to send out the Annual Safety Notice Mailings, do not take appropriate action when you receive the responses, or do not track the responses and follow up on those who haven’t returned the forms, you can be facing serious penalties.

If an accident occurs in one of your dwellings and you did not comply with this law, you may be looking at financial and criminal risks, which can mean increased insurance rates, and/or prison time. To make it even worse, you can be hit with a lawsuit for negligence from the affected tenant.

Aside from criminal charges and civil penalties, the DOHMH and FDNY levy fines ranging from $500 to $5000 per violation for landlords who do not comply with this law.

It just isn’t worth cutting corners and doing a quick job when it means paying for it later. You don’t want to mess with your annual mailings!

3) Sending out the mailings 

Your notices can be delivered via first-class mail, hand-delivered to your tenants, or sent out with the January rent bill, provided it’s sent out between December 15th 2017, and January 16th, 2018.

Once you’ve sent them out, you’ll need to wait for the responses and then take appropriate action where necessary.
Your tenants will have until February 15th to respond. If they fail to do so, you must make a reasonable attempt to inspect their apartment to determine if a child lives there. If you are unable to gain access to the dwelling despite making an effort to do so, it’s best to hold onto proofs of your efforts for ten years to avoid criminal charges and liability.

4) Preparing for your mailings 

To make your job simpler, start early. You can review your tenant rent rolls and verify that they are updated with the correct unit numbers, tenant names, phone numbers and email addresses. Meet with your team to determine who will be handling the follow-up lead inspections and window guard installations.

5) How to make your job even easier

It’s simple math really… Zero job for you = Zero headache for you So how do you make this annual headache as easy as possible? Just let Jaffa do the job for you!

All you’ll need to do is fill out some basic information on our website and Jack Jaffa Safety Notice Mailing Services will send the appropriate packets to your tenants.

Your tenants respond by filling in a simple form that gets sent back to us – not you.

All the responses get processed by our dedicated team and your account will be updated automatically with all the necessary information.

You can track the entire process online and view the scanned copy of the responses whenever you need them. All postage, processing, and uploading are included in our reasonable fee.

Contact us today for more details.

Whether you use our services or decide to do it yourself, remember to pay strict attention to every detail of your mailings to assure perfect compliance.

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