Jackson Heights Life

Get Connected => Real Estate & Home Improvement => Topic started by: Lilybell on March 29, 2016, 10:48:15 AM

Title: Washington Plaza
Post by: Lilybell on March 29, 2016, 10:48:15 AM
My building is undergoing a coop conversion and the prices they want are ridiculous. They are attempting to get historic district prices (even higher than that, actually) for a non-historic district building with no garden or parking.  We were first given notice about this close to two years ago - including the "insider" price for our apartments. Now that they are getting closer to the actual conversion, we received updated prices for our apartments. Mine increased by $130,000.



Moderator note: This is a new thread created from splitting some posts from another thread.
Title: Re: Washington Plaza
Post by: JH3525 on March 29, 2016, 11:08:32 AM
Lilybell:  I know the building you live in.  Sadly, those who don't purchase will be evicted once their lease expires.  I doubt if anyone will purchase considering the outrageous prices.  Those long term tenants with low rents are in trouble.
Title: Re: Washington Plaza
Post by: Lilybell on March 29, 2016, 01:18:02 PM
Quote
Lilybell:  I know the building you live in.  Sadly, those who don't purchase will be evicted once their lease expires.  I doubt if anyone will purchase considering the outrageous prices.  Those long term tenants with low rents are in trouble.

I'm not sure we are talking about the same building. We are rent stabilized and it's a non-eviction conversion. No one is getting evicted if they choose not to purchase, even after their lease is up. But they will likely have an unseen investor as a landlord. The non-purchasing tenants will remain rent-stabilized.
Title: Re: Washington Plaza
Post by: JH3525 on March 29, 2016, 02:33:49 PM
Lilybell, since your building is non eviction it's not the same building.  The building that I'm familiar with is eviction.  I'm happy for you since you won't be forced out. 
Title: Re: Washington Plaza
Post by: Lilybell on March 29, 2016, 02:54:17 PM
That's good!  I don't mind saying the building - it's Washington Plaza at 73rd/35th.
Title: Re: Washington Plaza
Post by: dssjh on March 29, 2016, 03:13:34 PM
i've noticed a huge uptick in solicitation mailings from brokers with the standard "if you're thinking of selling" notes. a couple of the more aggressive ones have quoted prices that are off the chart -- even knowing that apartments in our building have certainly appreciated in value over the past couple of years.
Title: Re: Washington Plaza
Post by: theplanesland on March 29, 2016, 07:54:59 PM
That's good!  I don't mind saying the building - it's Washington Plaza at 73rd/35th.

Ha! I saw the ad at Washington Plaza (I live nearby) and emailed the realtor. The prices being charged for those apartments blew my mind. I had to explain that there's no way I could afford one, and I own an apartment a block away. I don't get how they're so much more expensive than the value of my place. I guess they're cheap for people coming from MN/BK.
Title: Re: Washington Plaza
Post by: Shelby2 on March 29, 2016, 08:13:11 PM
That's good!  I don't mind saying the building - it's Washington Plaza at 73rd/35th.

Ha! I saw the ad at Washington Plaza (I live nearby) and emailed the realtor. The prices being charged for those apartments blew my mind. I had to explain that there's no way I could afford one, and I own an apartment a block away. I don't get how they're so much more expensive than the value of my place. I guess they're cheap for people coming from MN/BK.

Are the prices listed anywhere online? 
Title: Re: Washington Plaza
Post by: NYC Peromyscus on March 29, 2016, 08:17:40 PM
The website for those Washington Plaza coops is here:

http://wplazanyc.com/

Unfortunately no prices listed...just a contact form.

Would be very interested to hear...we live a few blocks away and are seeing 2 br in our building now easily go for more than half a million (considerably more than even just a few years ago).  How high are the initial listings?
Title: Re: Washington Plaza
Post by: theplanesland on March 29, 2016, 09:06:03 PM
The website for those Washington Plaza coops is here:

http://wplazanyc.com/

Unfortunately no prices listed...just a contact form.

Would be very interested to hear...we live a few blocks away and are seeing 2 br in our building now easily go for more than half a million (considerably more than even just a few years ago).  How high are the initial listings?

560 to 640 for 2-bedrooms.
Title: Re: Washington Plaza
Post by: Simka on March 30, 2016, 12:10:09 AM
They have set up apartment C53 as the sales office. That's a renovated 2 BR 1 BA apartment with an outsider price of $567,800 (according to the black book). On the same floor, there's a renovated 3 BR 2 BA apartment that is priced at $929,050.

The sign out front advertises "Private Garden, Fitness Center, Stately P/T Attended Gatehouse." Which is quite a distortion. The central courtyard is nice--I love the fountains--but it's hardly private in the way that the historic buildings' gardens are private; it's private because it's on private property. There's no fitness center yet, as far as I know, but when it does arrive, I'm sure it will be in the basement. Prospective buyers: If you're imagining you'd use the fitness center in the evening, you'd better ask how late it's going to be open. (Currently the basement is locked down by 8:00 every night.) And I wouldn't deny that the gatehouse is stately, but if there's rarely anyone in it, it's not a big sales feature.
Title: Re: Washington Plaza
Post by: Simka on March 30, 2016, 12:18:00 AM
Oh, and about that locked-down basement: If you use a wheelchair, you can only enter through the basement. So unless the basement hours are changed, you'll have a heck of a time getting in (or out) of the building after 8:00 p.m.

If the managing agent and landlord are smart, they'll go ahead and change the hours and keep the basement open later. Otherwise they might get pesky questions about what made them start locking it down so early....
Title: Re: Washington Plaza
Post by: jh_coop_buyer on March 30, 2016, 04:07:11 AM
The apartment C53 is a junior 4, the second bedroom is has entrances to the kitchen and to the living room and is quite small. $567.000 is probably 30-50% overpriced, as compared with another Junior 4 apartment that was sold within a block of Washington Plaza.

When I lived in Washington Plaza for about one year and a half, in the beginning I always made the mistake of trying to use the basement entrance when I came back from work late at night. Later somehow there was flooding in the basement and there was a strong smell and I had to make a detour to the main entrance at 35th ave regardless of time. My guess is that basement smell problem should have been fixed now,

Title: Re: Washington Plaza
Post by: NYC Peromyscus on March 30, 2016, 07:16:49 AM
If these 2 BRs are newly renovated and the building is accepting 10% down, it would not be surprising for them to fetch $550-600.

I don't know about the price on the 3 BR...but then again I don't know anybody who is looking in the $900K+ market in JH!
Title: Re: Washington Plaza
Post by: Simka on March 30, 2016, 09:22:17 AM
The apartment C53 is a junior 4, the second bedroom is has entrances to the kitchen and to the living room and is quite small. $567.000 is probably 30-50% overpriced, as compared with another Junior 4 apartment that was sold within a block of Washington Plaza.

When I lived in Washington Plaza for about one year and a half, in the beginning I always made the mistake of trying to use the basement entrance when I came back from work late at night. Later somehow there was flooding in the basement and there was a strong smell and I had to make a detour to the main entrance at 35th ave regardless of time. My guess is that basement smell problem should have been fixed now,
I have finally trained myself not to believe the supposed closing time of 8:00. You can get in the basement doors as late as 7:55, but then the elevator is already set to not come to the basement and you have to go back out. (I haven't noticed the smell being too bad down there, usually. Sometimes it's a little garbagey.)

I've been watching coop prices in Jackson Heights for a few years, and I think the apartments are overpriced for the location. Yes, it's very convenient to the train station. But it's also noisier and close to some seedier blocks. And while the apartments are being renovated, much of the original character is being torn out. I don't know--I suppose there are buyers who don't care about prewar details. But I do, so I'm sad that they're being obliterated.

Title: Re: Washington Plaza
Post by: theplanesland on March 30, 2016, 09:46:30 AM
The apartment C53 is a junior 4, the second bedroom is has entrances to the kitchen and to the living room and is quite small. $567.000 is probably 30-50% overpriced, as compared with another Junior 4 apartment that was sold within a block of Washington Plaza.

I've been watching coop prices in Jackson Heights for a few years, and I think the apartments are overpriced for the location. Yes, it's very convenient to the train station. But it's also noisier and close to some seedier blocks. And while the apartments are being renovated, much of the original character is being torn out. I don't know--I suppose there are buyers who don't care about prewar details. But I do, so I'm sad that they're being obliterated.

Well yeah - that's what's boggling me. I'm Zillowing right now and seeing that comparable 2brs in our area are generally 400-500. This 600 seems like a real stretch. And I know 1brs on the surrounding blocks are generally sub 300, still.
Title: Re: Washington Plaza
Post by: Lilybell on March 30, 2016, 10:49:58 AM
They want $412K for my one-bedroom. That's the "insider" price.  The outsider price is $456K, which is hilariously overpriced considering the state of the building and apartment (needs a lot of work). It faces 73rd and is extremely loud and we get tons of plane noise on the weekends the planes are routed over JH.  The electricity sucks. The basement closing at 8pm is an annoyance.  I like the idea of a fitness room!  The garden is not private and there are no benches.

The gut renos they are doing for the vacant apartments are in the 50-75K range. People who already live there won't get renovated apartments, and when you look at the prices, we aren't really getting an insider discount at all - new buyers are basically getting the same price with the cost of the reno tacked on.

Simka - I never thought about the lack of wheelchair access after 8pm - that can't be ADA compliant. I'm surprised that it's allowed. And it's such a pain not to be able to get to the laundry room at night.
Title: Re: Washington Plaza
Post by: JH3525 on March 30, 2016, 11:25:58 AM
Lilybell, I read a few weeks ago here on JH's Life that the sponsor/owner has 62 empty apartments.  Since none of these will sell at the outrageous asking price he can rent them at full market rent and sell sometime in the future.  Considering your location being so close to the 74 street subway they'll rent quickly especially if they're renovated. 

Title: Re: Washington Plaza
Post by: eddie on March 30, 2016, 12:41:46 PM
Lilybell, I read a few weeks ago here on JH's Life that the sponsor/owner has 62 empty apartments.  Since none of these will sell at the outrageous asking price he can rent them at full market rent and sell sometime in the future.  Considering your location being so close to the 74 street subway they'll rent quickly especially if they're renovated.

I wouldn't be so quick to say they won't sell... I feel like I always say something is overpriced and not only does it sell but then it looks cheap 2 years later.

I imagine they will make a lot of improvements to the building and common areas. Alot of people will value the amenities, subway proximity, and already done renovations more than they would an old pre war apartment. Stratford Hall is a condo but it gets some outrageous prices for apartment's that look very average. I would be curious to see what the floorplans look like also. Are they are large open apartments?

The Continental conversion in Elmhurst was fetching about half a million for 2 bedrooms, and over 300k for 1 bed's last year and JH certainly has more appeal than Elmhurst.

starting so high gives them room to negotiate some also, but I could see them getting close to asking depending on the floorplans and how they renovated the apts and building.
Title: Re: Washington Plaza
Post by: NYC Peromyscus on March 30, 2016, 04:21:12 PM
This same realtor, Nu Place Realty, handled the sponsor units that were sold in the Birchwood House in 2008. Same MO of slick advertising and office set up on site. Couldn't tell if they did the Continental in Elmhurst, but the sponsor was the same as the Birchwood.

Nu-place sold dozens of apartments in the Birchwood in a month. The Continental also sold. These guys know what they're doing, so don't be surprised if they make a killing on this building also!
Title: Re: Washington Plaza
Post by: Simka on March 30, 2016, 05:20:08 PM
Simka - I never thought about the lack of wheelchair access after 8pm - that can't be ADA compliant. I'm surprised that it's allowed. And it's such a pain not to be able to get to the laundry room at night.
Yes, I agree about the laundry room! I've been told by a few people that the early closing time had to do with safety concerns, but I don't think keeping the basement open till 9:00 (or even 10) would increase the risk significantly.
Title: Re: Washington Plaza
Post by: Simka on March 30, 2016, 05:22:42 PM
The Continental conversion in Elmhurst was fetching about half a million for 2 bedrooms, and over 300k for 1 bed's last year and JH certainly has more appeal than Elmhurst.
That's interesting to know. I heard a lot of negative talk about the Continental, but I had no idea how well the sales had gone.
Title: Re: Washington Plaza
Post by: Simka on March 30, 2016, 05:41:28 PM
Oh, look at this!

"The conversion of this pre-war Art Deco gem in Jackson Heights will bring spacious one- to three-bedroom apartments asking from $375,000 to the market. The conversion's selling points are its proximity to Manhattan (a 12 minute subway ride from Midtown), the building's architect Sylvan Bien who also designed The Carlyle Hotel, and private landscaped gardens for residents."
http://ny.curbed.com/maps/new-nyc-developments-for-sale-rent/washington-plaza

I would not call Washington Plaza an Art Deco gem. It's got some nice period touches but isn't quintessential Deco style, like the great Deco buildings on the Grand Concourse. And unfortunately any Deco touches that ever existed inside the renovated apartments will be long gone by the time they're ready for sale.
Title: Re: Washington Plaza
Post by: jh_coop_buyer on March 30, 2016, 07:10:42 PM
I presumed that the conversion was to a coop. If the plan was to convert to a condo, the sponsor can definitely get more money as more buyers would be willing to pay a higher price for a condo. Why wasn't the landlord converting to a condo?
Title: Re: Washington Plaza
Post by: CaptainFlannel on March 31, 2016, 07:54:05 AM

Simka - I never thought about the lack of wheelchair access after 8pm - that can't be ADA compliant. I'm surprised that it's allowed. And it's such a pain not to be able to get to the laundry room at night.

ADA compliance applies to multi-unit dwellings built after March 1991. So in a build after 1991 shouldn't have steps in to the lobby, or to the elevator, or a basement ramp with an incline that would be dangerous for wheelchair use and you should find doors that are wide enough to accommodate a wheelchair. But owners of older building can't be forced to bankrupt themselves retrofitting to be ADA compliant.
Title: Re: Washington Plaza
Post by: iqtsarah on March 31, 2016, 11:41:07 AM
This same realtor, Nu Place Realty, handled the sponsor units that were sold in the Birchwood House in 2008. Same MO of slick advertising and office set up on site. Couldn't tell if they did the Continental in Elmhurst, but the sponsor was the same as the Birchwood.

Nu-place sold dozens of apartments in the Birchwood in a month. The Continental also sold. These guys know what they're doing, so don't be surprised if they make a killing on this building also!

Yes, Nu-place did sold out many of the Birchwood apartments in 2008. However Birchwood was a really nice building and sponsor owns most of these units. I think it's different story than Washington Plaza, where most of them still rent stabilized tenant. And buyers need to think about if they want to buy in a building that is mostly owner occupied or renters. It matters a lot when it's a co-op. Especially if the compelx has a hundred something units and they don't even own more then half of these units. However, if they are offering 10% downpayment and fully move in ready renovation. I think that's the catch people are willing to go for. It's not easy to save up 20% down payment with the recent sales prices plus a extra 50-60k cash side aside to renovate a unit.

The same thing happen to Birchwood house, a studio apartment range from 187,500+. And that was 8 years ago's price. It's actually pretty expensive for a studio apartment. However it was renovated and required only 10% down and no board approval.

Title: Re: Washington Plaza
Post by: Lilybell on March 31, 2016, 12:42:45 PM
Quote
Lilybell, I read a few weeks ago here on JH's Life that the sponsor/owner has 62 empty apartments.  Since none of these will sell at the outrageous asking price he can rent them at full market rent and sell sometime in the future.  Considering your location being so close to the 74 street subway they'll rent quickly especially if they're renovated. 

They purposely warehoused those apartments to keep them vacant - the reasoning is because they need 15% bona fide purchasers who will actually live full time in the building. They have more of a chance of selling vacant apartments than selling to existing tenants -which is why they haven't rented any apartments for over three years. Our attorney said he thinks they are going to sell blocks of apartments to foreign investors. My main concern is that if some unseen entity purchases a number of apartments, that they will be used as Air bnb short-term rentals. Regular leases will be rent-stabilized, not market rate.

I also think the prices were purposely inflated and that they plan to negotiate with current tenants who plan to purchase - so that if they lower the price by 50/100K we will think we are getting a great deal instead of being upset about how much the red herring prospectus price differs from the black book price.

Oh, and they increased the number of rooms in a lot of apartments without making any changes to the floor plan.  The red herring book had my apartment at 3 rooms and now it's considered 3.5 but absolutely nothing has changed.

simka, I had to laugh at "art-deco gem". Washington Plaza is about as art-deco as my butt (except for the fountains).
Title: Re: Washington Plaza
Post by: Simka on March 31, 2016, 09:13:31 PM
They purposely warehoused those apartments to keep them vacant - the reasoning is because they need 15% bona fide purchasers who will actually live full time in the building. They have more of a chance of selling vacant apartments than selling to existing tenants -which is why they haven't rented any apartments for over three years. Our attorney said he thinks they are going to sell blocks of apartments to foreign investors. My main concern is that if some unseen entity purchases a number of apartments, that they will be used as Air bnb short-term rentals. Regular leases will be rent-stabilized, not market rate.

I also think the prices were purposely inflated and that they plan to negotiate with current tenants who plan to purchase - so that if they lower the price by 50/100K we will think we are getting a great deal instead of being upset about how much the red herring prospectus price differs from the black book price.
I've wondered about that. It would be an interesting strategy, considering how inflated the red herring prices were. I suppose there are people who are starting to think the red herring prices weren't so bad now.

My suspicion is that the landlord and management are confident they can get outsiders to pay the black book prices or pretty close to them and couldn't care less about whether tenants can buy theirs. I think they want to attract higher-income buyers and consider most of the renters riff-raff.

Quote
simka, I had to laugh at "art-deco gem". Washington Plaza is about as art-deco as my butt (except for the fountains).
LOL! I don't know if I'd even call the fountains Art Deco. I love them, but all those stones (and the stones that are no longer there) seem a little more rustic.  :D
Title: Re: Washington Plaza
Post by: Shelby2 on April 03, 2016, 12:44:58 AM
A listing at Washington Plaza is now on Streeteasy.  http://streeteasy.com/building/73_12-35-avenue-queens/b35
Title: Re: Washington Plaza
Post by: hum@njukebox1 on April 03, 2016, 09:22:18 AM
Does the beautiful furniture come with the apartment? Anyone know the name of the company doing the renovations?  Looks very nice to me. 
Title: Re: Washington Plaza
Post by: Simka on April 03, 2016, 09:37:13 AM
Does the beautiful furniture come with the apartment? Anyone know the name of the company doing the renovations?  Looks very nice to me.
Those photos are "renderings," not real photos. I love how they've pasted Manhattan views into photos that are meant to represent second, third, and fourth-floor apartments.  ::)  (Does even the top floor on the 73rd Street side get Manhattan views?)

I find it interesting that on the Nu-Place site, they claim that the building is wheelchair accessible. As I mentioned before, it's only accessible by wheelchair if the basement isn't locked. Also, I don't know for sure that the ramp on 73rd meets the standards for accessibility in terms of width, etc.

http://www.nuplacerealty.com/JacksonHeights/Coop/73-12-35th-Ave-JACKSON-HEIGHTS-NY/1035

P.S. Shelby2, would it be okay to start a new topic on Washington Plaza?

Title: Re: Washington Plaza
Post by: petster on April 03, 2016, 10:21:59 AM
I remember quite a few years ago looking at an apartment in WP.  I know several people who live there and really like it.  It is NOT Art Deco, but beautiful in its own right.  I love passing and seeing the interior garden and water feature.  It's a little oasis. It sure is close to the subway.  You would certainly "NOT" see a city view from all floors and streets.  This is true anywhere.  If you go to LIC, they show spectacular waterfront views, but not every apartment has that. When they do, you can bet they are paying a premium for it.  In WP, the fact remains that there are several apartments where the view of the Manhattan skyline is really great. Interior renderings are just that.  They are renderings and so personal taste accounts for the pictures they are presenting. The apartment is the canvass and you can decorate as much or as little as you'd like. I had always thought that this was already a coop. Did they attempt a conversion before? Whatever the case,  you'd be hard lucked to find an apartment with such square footage at a lower price and it is not out of line with what apartments are going for especially when one considers pricing in  Brooklyn and Manhattan. Yes they are expensive. Yes, it is  all an exaggeration, but that would be true in almost any conversion or "sale" as the object is to sell.
Title: Re: Washington Plaza
Post by: hum@njukebox1 on April 03, 2016, 11:17:25 AM
As I look more closely at the photos and the floor plan, the kitchen, as well as the living room do not seem to match the floor plan.  In particular, the photos appear to show a beautiful "open" kitchen, while the floor plan suggests otherwise.  (I thought they had pasted in a beautiful view of Manhattan.  Only to disappoint the prospective buyer once they arrived.)  Still, curious to see one.
Title: Re: Washington Plaza
Post by: Simka on April 03, 2016, 11:36:44 AM
As I look more closely at the photos and the floor plan, the kitchen, as well as the living room do not seem to match the floor plan.  In particular, the photos appear to show a beautiful "open" kitchen, while the floor plan suggests otherwise.  (I thought they had pasted in a beautiful view of Manhattan.  Only to disappoint the prospective buyer once they arrived.)  Still, curious to see one.
I'm sure they'd love to have you come look. They have staged at least one apartment for showing.

The renderings are hilariously out of touch with reality. Anyone notice the smiling "doorman" in the gatehouse? He's out of scale and also mostly fictional. And the gate by the gatehouse isn't there, and the lobby image doesn't jibe, structurally, with any of the actual lobbies. (Speaking of the floor plan, I'm surprised that the curved dining area wall is shown. I was told those are being eliminated.)

P.S. Thanks to Shelby2 for rejiggering the thread so we have one specifically about WP.
Title: Re: Washington Plaza
Post by: hum@njukebox1 on April 03, 2016, 12:14:22 PM
Do they at least have a doorman with a frown?
Title: Re: Washington Plaza
Post by: hfm on April 03, 2016, 12:37:36 PM
Man I came to bash the renderings, specifically the view and completely fantasy doorman. Glad to see I'm not alone.

I will say, just looking at the facts, 914sqft is a pretty big 1bd/1ba. It doesn't seem completely out of whack for present day given the growing popularity of the neighborhood, bit then again it is a coop not a condo.
Title: Re: Washington Plaza
Post by: Simka on April 03, 2016, 08:43:09 PM
Do they at least have a doorman with a frown?
Lol. No, not that either! They have part-time gatehouse attendants, so during certain hours, someone is on-duty. But they don't sit at the window (as depicted); they're doing things, like monitoring camera feeds or delivering packages to residents or turning sprinklers on or off. Often there's a note on the gatehouse door saying "In the lobbies" or "In the basement." And I have no problem with that, because I was never told the guys would be sitting there all the time and greeting residents and screening nonresidents.

I guess the sponsor may be planning to increase the coverage of the gatehouse. If so, I hope that's already been allowed for in the maintenance, which is awfully high already.
Title: Re: Washington Plaza
Post by: eddie on April 03, 2016, 09:01:41 PM
there are probably plans to improve the building, common areas, and staff... so it's not fair to compare it to the current state as a rental.
Title: Re: Washington Plaza
Post by: Lilybell on April 04, 2016, 09:38:24 AM
These photos are hilarious.  I love the views outside of the windows, lol. I'll be psyched if they renovate our lobbies like in the photo, though. 

I do plan to purchase my unit and I'd kill for that bathroom reno. Maybe I can negotiate it somehow.
Title: Re: Washington Plaza
Post by: Simka on April 04, 2016, 09:30:20 PM
there are probably plans to improve the building, common areas, and staff... so it's not fair to compare it to the current state as a rental.
Oh, I think it's fair. Sure, it's not fair to say "There's no fitness center!" when Nu-Place claims there is one, because that could well be in the works. But it's absolutely fair to point out that the window views depicted in the "renderings" are impossible, no matter what improvements are made to the building. And it's fair to point out that the rendering of a lobby doesn't reflect the layout of any of the complex's six lobbies (which are not flexible spaces). And it's fair to point out that the smiling man in the gatehouse would have to be sitting in a chair with his knees crammed against the wall to get that close to the window. :D

I'm not saying this is illegal or immoral, I'm just saying it's laughable. They're presenting something so many light-years away from reality that people are bound to be disappointed when they come to look at the real thing. And there's even a model apartment, already staged, that could have been photographed. There are numerous other apartments that have been renovated that could have been photographed, too. But for some reason Nu-Place felt compelled to create shiny fictional images with Emerald City–like views of Manhattan.
Title: Re: Washington Plaza
Post by: iqtsarah on April 04, 2016, 10:20:34 PM
Here you can see the old floor plan of many apartments.
http://nyre.cul.columbia.edu/projects/view/26049
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 05, 2016, 08:16:00 AM
Looking at the floor plans, it looks like many of the apartments could easily have an open kitchen by taking down a wall. I just can't see much to get upset about by the renderings. It's a conversion, so it seems to me the renderings of the building and amenities are representing what's to come. And obviously a Manhattan view isn't guaranteed for every apartment (if any). You kind of have to be a giant sucker to think that's a possibility. If I were going to look at the model apartment, I'd have lots of questions about *when* the changes to the building where happening.

I knew someone who used to pick up hours working at the sales office of a new build going up some years ago in LIC. One thing he was never, ever supposed to tout was the view on the Manhattan side because there was no guarantee that view would remain forever.
Title: Re: Washington Plaza
Post by: eddie on April 05, 2016, 08:52:03 AM
there are probably plans to improve the building, common areas, and staff... so it's not fair to compare it to the current state as a rental.
Oh, I think it's fair. Sure, it's not fair to say "There's no fitness center!" when Nu-Place claims there is one, because that could well be in the works. But it's absolutely fair to point out that the window views depicted in the "renderings" are impossible, no matter what improvements are made to the building. And it's fair to point out that the rendering of a lobby doesn't reflect the layout of any of the complex's six lobbies (which are not flexible spaces). And it's fair to point out that the smiling man in the gatehouse would have to be sitting in a chair with his knees crammed against the wall to get that close to the window. :D

I'm not saying this is illegal or immoral, I'm just saying it's laughable. They're presenting something so many light-years away from reality that people are bound to be disappointed when they come to look at the real thing. And there's even a model apartment, already staged, that could have been photographed. There are numerous other apartments that have been renovated that could have been photographed, too. But for some reason Nu-Place felt compelled to create shiny fictional images with Emerald City–like views of Manhattan.

i guess i'm used to it, just about every conversion or new condo for sale i've seen has exaggerated renderings, they are after all trying to sell you something.
Title: Re: Washington Plaza
Post by: Simka on April 05, 2016, 10:05:09 AM
i guess i'm used to it, just about every conversion or new condo for sale i've seen has exaggerated renderings, they are after all trying to sell you something.
It's funny, but I've only seen it once before--in the ads for that conversion in Elmhurst (also, apparently, by Nu-Place). They were plastered all over the subway station. I was so amused by the bizarrely large leaves outside the apartment windows, I took a picture. I'll have to look for that. :)

When I've looked at coop listings, they've all been for single apartments in existing coops, so I've missed this sort of listing. But I know what you're saying, and I do realize they're trying to sell something. I'm just amazed that anyone can look at glossily rendered images and not immediately smell BS. And if I looked at something like that but still decided to go look at the actual building and apartment, I'd see how different they were from the renderings and that would make me have a very bad feeling about the honesty of the sponsor. But hey...that's me. I don't doubt that there are people who'd get all excited about how swankalicious this place is going to be in the not-too-distant future.
Title: Re: Washington Plaza
Post by: Simka on April 05, 2016, 10:10:09 AM
Looking at the floor plans, it looks like many of the apartments could easily have an open kitchen by taking down a wall. I just can't see much to get upset about by the renderings. It's a conversion, so it seems to me the renderings of the building and amenities are representing what's to come. And obviously a Manhattan view isn't guaranteed for every apartment (if any). You kind of have to be a giant sucker to think that's a possibility. If I were going to look at the model apartment, I'd have lots of questions about *when* the changes to the building where happening.
Really, I'm not upset. I think it's ridiculous, but I'm laughing, not whining. If anything bothers me, it's the fact that there are giant suckers, and there are others ready to take advantage of them. But that's everywhere, not just in this conversion.
Title: Re: Washington Plaza
Post by: Lilybell on April 05, 2016, 10:27:41 AM
Quote
Looking at the floor plans, it looks like many of the apartments could easily have an open kitchen by taking down a wall. I just can't see much to get upset about by the renderings.

No one is upset. We are just amused by the discrepancies. You sure do like to play devil's advocate.
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 05, 2016, 12:54:01 PM
^you do know what devil's advocate means, right?

Phrases like "The renderings are hilariously out of touch with reality" sound like its coming from someone who is upset enough to engage in hyperbole.
Title: Re: Washington Plaza
Post by: Lilybell on April 05, 2016, 01:37:46 PM
This is not hyperbole:  this site has become much less enjoyable since you started posting here.
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 05, 2016, 01:45:24 PM
^I'd suggest not engaging if the expression of a viewpoint you don't like bothers you so much. No one is forcing you to engage with me, so do yourself a favor and don't.
Title: Re: Washington Plaza
Post by: Simka on April 05, 2016, 10:53:26 PM
^you do know what devil's advocate means, right?

Phrases like "The renderings are hilariously out of touch with reality" sound like its coming from someone who is upset enough to engage in hyperbole.

So only people who are upset use hyperbole?  ???  Anyway. I didn't intended that as hyperbole, because the renderings are ridiculously out of touch with reality.
Title: Re: Washington Plaza
Post by: hfm on April 05, 2016, 11:12:39 PM
I'm starting my new Jackson Heights romance novel series with this one....

(http://i.imgur.com/T1d1Tni.png)
Title: Re: Washington Plaza
Post by: Simka on April 05, 2016, 11:26:45 PM
I'm starting my new Jackson Heights romance novel series with this one....

LOL! Thank you, hfm--you have made my night!  ;D
Title: Re: Washington Plaza
Post by: rbellber on April 17, 2016, 07:03:19 PM
Hello LillyBell, the tenants association have an Attorney who wrote a letter to the sponsors Attorney explaining that if the tenants were given a 30% discount on their insider price, many would be interested in purchasing their units. This letter went out last week and so far we have not received a response.
Jackson Heights as you know is the next it place and very in demand because of its many subways lines and relatively quick commute to midtown. Prices have been going up in the nabe so if we can obtain our discount I believe it would be a good opportunity. If you want more info on the status of our negotiations e-mail me anytime.
Thanks
Raf
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 17, 2016, 07:29:14 PM
The thing about renderings is that they are almost always out of touch with the current reality. Only a fool would think that every apartment is going to have a Manhattan view. Only a fool would think that every unit is going to match the rendering on a real estate listing for a new build or conversion. Renderings of new builds or new conversions is not terribly different from a model home. If one tours a model home and thinks the quartz counter tops, high end appliances, and hardwood floors aren't an upgrade, that person is either very naive and inexperienced, or the sales person did a fantastically horrible job at explaining what is standard and what is an upgrade.

I just don't think the market is that foolish or naive or comprised of that many giant suckers by and large. I mean, these renderings are so obviously computer generated, I just don't see how a modern buyer could miss it.
Title: Re: Washington Plaza
Post by: dssjh on April 17, 2016, 08:37:01 PM
Captain, regarding your comment that you "just don't think the market is that foolish or naive or comprised of that many giant suckers by and large" ... not being sarcastic when i ask, have you been in NYC for more than a decade or two?

i ask, because, for the past 30 or so, i've seen an endless line of suckers line up to have rings put through their noses when it comes to real estate purchases and next big things.

Title: Re: Washington Plaza
Post by: CaptainFlannel on April 17, 2016, 09:11:58 PM
^Indeed I have! There are always newbies who are going to fall for such nonsense. Then a quick dose of reality hits, and they aren't suckers next time around. I think those suckers are a small percentage of the market. A small percentage of the market looks like a lot in a place with a large population like NYC. If all one is looking at is the "suckers" and failing to notice everyone else who isn't fooled by an obviously computer generated rendering, of course one is going to come to the false conclusion that people are colossal morons in NYC when it comes to real estate.
Title: Re: Washington Plaza
Post by: abcdefghijk on April 18, 2016, 11:28:49 AM
Hey, do folks have any idea how much prices are for apartments in Manhattan and Brooklyn?

Up to double what is being asked here for the same square footage space.

I come from a city overseas where real estate property is now as expensive as Manhattan.

20 years ago only the "desirable" neighborhoods there were expensive.  And then, over a couple of decades, EVERY SINGLE NEIGHBORHOOD skyrocketed.

In the future, even those places in the Bronx (for say $100K at the moment)...will be a case of "if only I would've bought back in 2016."

So, perhaps look beyond our neighborhood (and even research globally) to get a bigger picture of the real estate landscape of NYC and Jackson Heights. 

A rising tide floats all boats. And that includes us in fascinating Jackson Heights.





Title: Re: Washington Plaza
Post by: Shelby2 on April 18, 2016, 06:12:17 PM
Article in the Real Deal about the Washington Plaza conversion.
http://therealdeal.com/2016/04/18/prices-jump-at-jackson-heights-rental-to-co-op-conversion/
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 18, 2016, 07:46:00 PM
A rising real estate tide floats all boats, except the ones of people who can't afford rent or have to save up until they are 40 to buy their first property. Or the couple who is ready to upgrade to a two bedroom, but find they can no longer afford the neighborhood they spent the last seven years in a one bedroom as owners.

Don't get me wrong, as an owner I'm thrilled my investment has appreciated considerably, and I'm happy that New York real estate suggests the value won't decrease. But, I'm not blind to the real problem of the lack of affordable housing in NYC. If we want the businesses and services that make our life nice - restaurants, hotels, schools, taxi drivers, etc. - there has to be a place for the employees of those businesses to live that doesn't involve a 60+ minute commute.
Title: Re: Washington Plaza
Post by: dssjh on April 18, 2016, 08:33:07 PM
thing is, you can't have it both ways. you can't have an unbroken expanse of expotentially more expensive condos from sea to shining sea, broken by pocket ghettos of servants and those who were born to "make things nice" for their rulers.

Title: Re: Washington Plaza
Post by: abcdefghijk on April 18, 2016, 10:32:54 PM
People...this isn't about rich folks buying condos...

It's a worldwide demographic trend.  A shift in fashion.

Young couples are no longer keen to move out "to the suburbs".  They want to remain in NYC.

And so the price of apartments "nearer the action" will increase due to demand.

But these are very middle class folks...nothing to do with being wealthy.

Also...I believe that old folks are no longer "retiring in Florida"...they are remaining in NYC...and that adds to the scarcity of apartments...and increase in prices.

After WW2...the fashion was to move to the suburbs...and that has now been reversing for the past 10 or so years. 

The "Levittown Experiment" is winding down after 75 years...

And the "City Living Lifestyle" is cranking up again.

That's what's behind it all.

In 75 years it may all turn around again...(or perhaps outer space will beckon?....)

But it's a worldwide urban phenomenon...definitely not limited to Jackson Heights...which just happens to be "kinda near the action" of Manhattan/Brooklyn... and our own action, of course.

Also, I believe old folks are no longer retiring in Florida in great numbers...they're remaining in NYC...adding to the scarcity of apartments...and pushing up prices.

Another upward force for real estate costs.





Title: Re: Washington Plaza
Post by: CaptainFlannel on April 19, 2016, 11:25:51 AM
I'm sorry, but $250K for a one-bedroom in a post war building is not middle class prices. That's a $50K down payment plus money in the back afterwards. And that's this neighborhood, not shiny new condos in LIC. And it's also not something that someone earning $45K a year, and also paying back student loan debt, is going to have saved up before the age of 40.

If we want to be a viable city, we have to actually have places for people earning $15/hour (or less) to live. Those people are the ones doing our laundry, preparing our food in restaurants, stocking the shelves at the stores we frequent, etc. And they aren't earning $45k a year, that's for sure.
Title: Re: Washington Plaza
Post by: queenskid2 on April 19, 2016, 12:36:02 PM
CaptainFlannel, you raise a good point: what does "middle class" mean in NYC?  You mention someone making $45,000 a year.  But is that middle class in a city like New York, or is it closer to lower middle class/poverty level.  Can someone making that much afford to by any condo or coop in the city?
Title: Re: Washington Plaza
Post by: dssjh on April 19, 2016, 05:36:06 PM
CaptainFlannel, you raise a good point: what does "middle class" mean in NYC?  You mention someone making $45,000 a year.  But is that middle class in a city like New York, or is it closer to lower middle class/poverty level.  Can someone making that much afford to by any condo or coop in the city?

 someone making $45,000 a year will net about $2400-$2500 per month. let's say that person wants to buy a one bedroom. taking a mortgage of $200,000 (about what you'd expect on a  $250,000 purchase) requires a monthly payment of just over $1000. add in $700 per month in maintenance and you're left with $700 per month.

that doesn't go very far.
Title: Re: Washington Plaza
Post by: jh_coop_buyer on April 19, 2016, 07:54:17 PM
In NYC, about 70% rental units and 30% owner occupied units.  There are some people, who can afford buying a coop but choose to rent by choice. It is reasonable to say that if one is able to afford to buy a coop, this person is probably the upper of the middle class for the people who are living in the neighborhood.
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 19, 2016, 09:09:35 PM
I think it's less of an issue of can they afford to buy in NYC, but can they afford to live in NYC, period.

Before most people buy, they have to rent, unless they are lucky enough to be able to live rent free with their parents. A rising tide raises all boats, except for the school teacher and cop earning $45k a year (and that's a typical starting salary for those solidly middle class professions), who have to shell out $1800 a month to rent a one-bedroom in Kew Gardens, that doesn't leave a lot left over to put in to savings to buy a down payment. And if one doesn't partner up, that person is almost guaranteed to be living with roommates well in to his or her 30s. Wages have been stagnant for decades, so the middle class actually isn't doing better than their parents and grandparents did a generation ago. The middle class is worse off.

When it becomes impossible for the people who educate our children and serve us in law enforcement to afford living in the city, let alone the people prepping your food at the restaurants we frequent, it's apparent there's a problem. I don't have the answers, but affordable housing is a must. A city simply can't function if only the upper middle class and rich can afford to live in it. Someone has to clean the streets.
Title: Re: Washington Plaza
Post by: Palermo on April 19, 2016, 10:43:04 PM
I'll add to what abcdefghijk said.  It's only a matter of time before we hit peak oil and raising energy cost will make living in a city with a well developed transit system even more desirable.

The median household income of Brooklyn in 2000 was $31,315.  In 2014, the income increased to $44,850, but when adjusted for inflation, the increase was negligible ($44,178 is the amount $31,315 becomes after inflation).  So its not that there is more wealth in the borough, its just more inequitably distributed.  That's an issue bigger than what they city can fully address.   Its population increased by 130,000 people (5% of the whole borough), putting further pressure on a relatively static inventory.  Supply and demand.
Title: Re: Washington Plaza
Post by: abcdefghijk on April 19, 2016, 11:40:13 PM
My guess for affordability is that the suburbs will become less expensive.

And the inner city neighborhoods will continue to rise in price.

So folks with less money will be able to afford houses with yards. (The American Dream!) While the middle class live in apartments "nearer the action".

These are lifestyle choices and exactly the opposite of the case 25 years ago.  When folks fled to the suburbs and the inner city was cheap.

It's simply fashion and demographic trends, that's all.

I think this situation is already reflected in the prices of homes on Long Island.

I am confused as to why folks are worried about it.

It's the spirit of the times.  The Zeitgeist.

And folks with less money might be laughing and luxuriating in their space in the suburbs (living THE AMERICAN DREAM of a generation ago)...and scratching their heads as to why the middle class pays big for cramped conditions and less square footage in apartments... and hanging out in cafes. (Which is kinda THE EUROPEAN DREAM)...

 






Title: Re: Washington Plaza
Post by: dssjh on April 19, 2016, 11:58:45 PM
that's definitely an interesting hypothesis, abc, though i'm not sure we're near that tipping point just yet.

the suburbs of nyc are still showing year-over-year increases that are well outstripping typical pay raises (and overall inflation), according to recent figures....but who knows what the next decade will bring.

http://www.newsday.com/business/home-prices-up-7-7-percent-in-nassau-5-percent-in-suffolk-1.10438867
Title: Re: Washington Plaza
Post by: abcdefghijk on April 20, 2016, 12:29:43 AM
This article below is from a year ago...

It says LONG ISLAND is the second slowest market in the country.

It's obvious what is happening, a person just needs to talk to younger folks...they'll tell you the future. After all, it's in their hands!
Title: Re: Washington Plaza
Post by: Simka on April 20, 2016, 12:56:20 AM
Article in the Real Deal about the Washington Plaza conversion.
http://therealdeal.com/2016/04/18/prices-jump-at-jackson-heights-rental-to-co-op-conversion/
"Existing tenants can buy a pad at the 190-unit building for 10 percent less than market rate, but units have appreciated in value by as much as $160,000, and many of the residents who agreed to convert the complex in 2014 are now on the outside looking in."

That contains incorrect information. No residents "agreed to convert the complex in 2014." There was nothing to agree to at that point, and besides, agreeing to the conversion was never an option, since the tenants' agreement was neither sought nor needed. It's more like "many of the residents who expressed interest in purchasing in 2014 are now unable to afford the current insider prices for their apartments."
Title: Re: Washington Plaza
Post by: Simka on April 20, 2016, 01:20:14 AM
Also...I believe that old folks are no longer "retiring in Florida"...they are remaining in NYC...and that adds to the scarcity of apartments...and increase in prices.
It's mind-boggling that there's a scarcity of apartment units in New York City. Of course, I know there's a scarcity of available affordable apartments, no question about that. But for years now (except for a slowdown after 2008), developers have been building luxury high-rises all over Manhattan and in Williamsburg, Long Island City, Park Slope along Fourth Avenue, and other areas. Are they really all completely filled up? And who buys or rents them? I make an unarguably middle-class salary, but I wouldn't even be able to afford a 400-square-foot studio in one of those buildings. And the rentals in them are just as out of my reach.

You'd think that with all this massive luxury construction, regular old buildings would start to have more vacancies and prices in them would start to come down, but I don't see that happening. I always hear about wealthy foreigners buying condos in NYC to use when they come to visit, so maybe they account for some of it.

My guess for affordability is that the suburbs will become less expensive.

And the inner city neighborhoods will continue to rise in price.

So folks with less money will be able to afford houses with yards. (The American Dream!)

That's great--people who can't afford to live in the city will have to move to the suburbs, and will have to pay to commute into the city to their low-paying jobs!

As others have said above, the dearth of affordable housing in the city is a serious problem. Unless you're upper middle class or above, finding a place you can afford is a huge challenge. And nothing is being done about it, not even by De Blasio, who made so many promises on that front.  :P
Title: Re: Washington Plaza
Post by: NYC Peromyscus on April 20, 2016, 06:51:12 AM
A lot of those luxury apartments are bought by overseas investors parking their (often shady) money, or by people that are new residents in the city, so don't do much to alleviate the short supply.

The only way you could create more affordable housing in NYC would be to build tens of thousands (maybe a few hundred thousand) of new units. But NIMBYism is strong and current residents will oppose most such developments. This recent NYTimes article about San Francisco is interesting:

http://www.nytimes.com/2016/04/17/business/economy/san-francisco-housing-tech-boom-sf-barf.html

The Northern Boulevard corridor and Sunnyside Yards could likely support such a building boom.  Would likely require massive rezoning so housing could be built on commercial space (i.e. all those crappy car dealerships). The M / R stations in that corridor are much less crowded than others in Queens and could support the increase.
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 20, 2016, 08:32:09 AM
I think this situation is already reflected in the prices of homes on Long Island.

I am confused as to why folks are worried about it.

And folks with less money might be laughing and luxuriating in their space in the suburbs (living THE AMERICAN DREAM of a generation ago)...and scratching their heads as to why the middle class pays big for cramped conditions and less square footage in apartments... and hanging out in cafes. (Which is kinda THE EUROPEAN DREAM)...

You mean the price of homes in Long Island where people who grew up there can't afford to buy there?

You are seriously confused about why people are worried about affordable housing for the middle class and lower middle class? Or those who are scraping by on $15 an hour or less? I believe the reason you are looking for is called empathy, compassion, being a decent human being.

Do you suppose the prep cook or wait staff at that cafe you are talking about can realistically pay the train or bus pass to live in Long Island, upstate, or the Poconos and commute 3-4 hours round trip each day? You can't expect a world class city with all the amenities, and then fail to provide affordable housing for the people who actually provide those amenities. Think.
Title: Re: Washington Plaza
Post by: abcdefghijk on April 20, 2016, 08:41:13 AM
Hah.

I was brought up in a migrant family.

Poor migrants.

I don't think ever, in the history of humankind, has it been easy to be poor.

But even though my childhood definitely had almost zero materialistic things...it was fine.
We simply found other creative ways to have fun. And cherished different values.

So I guess I am not as frightened of poverty as you guys.

Because I know, with the right positive attitudes, you can transcend it.

And not end up bitter! Hah.







Title: Re: Washington Plaza
Post by: CaptainFlannel on April 20, 2016, 08:53:25 AM
^no body is talking about how people who don't have much money can find ways to have fun. What is being discussed is people who provide the services that you want in your city being able to afford to live in the city and how completely out of touch with reality it is to suggest they can just live in the suburbs (which they already can't afford) and commute a couple hours each day to serve the upper middle class and rich. Care to address that?
Title: Re: Washington Plaza
Post by: abcdefghijk on April 20, 2016, 08:56:15 AM
But that is exactly how it is in places like Paris.

And the city functions.
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 20, 2016, 01:11:39 PM
You mean in Paris where there are periodic riots in the suburbs? That Paris?
Title: Re: Washington Plaza
Post by: abcdefghijk on April 20, 2016, 02:26:17 PM
Yes.  That Paris. Much like the unrest in the boroughs of New York.  Our New York. Where 9/11 happened.

If you want no unrest, maybe try Portland, Maine.
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 20, 2016, 02:31:56 PM
^Comparing the riots in the suburbs of Paris to the 9/11 terrorist attack is profoundly ridiculous (and quite disrespectful to the people who lost loved ones in coordinated attacks that killed over 2000 people) Just stop. The suburban riots of Paris are tied to a number of things, two of which is economic disparity, and immigrant population that is discriminated against and feel marginalized. That you see this as a model for how cities should function speaks volumes. None of it is good.
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 20, 2016, 03:20:39 PM
This, by the way, is what is being described as Paris working just fine. http://www.theguardian.com/world/2015/oct/22/nothings-changed-10-years-after-french-riots-banlieues-remain-in-crisis (http://www.theguardian.com/world/2015/oct/22/nothings-changed-10-years-after-french-riots-banlieues-remain-in-crisis):

More than 4.4 million people live in the toughest parts of the banlieues classed as priority zones, where, segregated along race and class lines, they face what Hollande has called “unbearable discrimination”. Grigny, a town of more than 27,000 people in Essonne, south of Paris, is at the sharp end. Three in five children live below the poverty line, unemployment – at 22% – is twice the national average, rising to more than 40% among young people. Almost 90% of the population live on two notorious estates: La Grande Borne, where a large refurbishment project is under way, and the high-rise “Grigny 2”, where private slum landlords have been taken to court for housing people in fetid conditions. Like in Clichy-sous-Bois, where the riots started, most feel that building renovation alone – though much needed – will not solve the problems of unemployment, education and the lack of a proper social mix on so-called ghetto estates.
Title: Re: Washington Plaza
Post by: abcdefghijk on April 20, 2016, 03:35:40 PM
New York City has the same reputation overseas.

It's only when you live in a city you discover its beauty and delight.

Which apply both to Paris and New York.

Both are jewels of cities.

As is Jackson Heights.

And inside your crankiness Capt Flannel, somewhere, so are you.
You just need to search for your beauty and delight...They are I am sure only misplaced.
And not lost.

Title: Re: Washington Plaza
Post by: CaptainFlannel on April 20, 2016, 04:02:22 PM
We may have the same reputation, but it is categorically false to say that NYC has experienced the kinds of recent periodic riots fueled by economic disparity and racial discrimination that have occurred in the Parisian suburbs.

If your argument about how awesome the city would be if we just had everyone who doesn't have money live in the suburbs (which are already expensive) and commute several hours a day for the privilege of serving you coffee at your favorite cafe relies upon falsehoods (e.g. It works just fine in Paris! And hey, the Paris riots are just like riots in NYC), then your argument is clearly nonsense.
Title: Re: Washington Plaza
Post by: abcdefghijk on April 20, 2016, 04:13:58 PM
But Capt Flannel, you seem to have missed the point of my post.

I'm simply not interested in arguing with you.

Only the best,
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 20, 2016, 04:24:01 PM
The point of your posts are these:

I am confused as to why folks are worried about it. -- You don't understand why people are concerned about affordability for the middle class and those who don't make enough money to be considered middle class

And folks with less money might be laughing and luxuriating in their space in the suburbs (living THE AMERICAN DREAM of a generation ago)...and scratching their heads as to why the middle class pays big for cramped conditions and less square footage in apartments... and hanging out in cafes. (Which is kinda THE EUROPEAN DREAM).-- You don't understand that it is extremely problematic to expect people who earn $15/hour and less to clean your dishes at a neighborhood restaurant to commute hours a day -- and pay for the monthly pass to do so.

But that is exactly how it is in places like Paris....And the city functions. -- you don't understand that when the suburbs, where people aren't as wealthy and have to commute in to the city to work, erupt in to riots due to economic disparities, and discrimination, that's an example of what you are suggesting is no big deal actually not working.
Title: Re: Washington Plaza
Post by: abcdefghijk on April 20, 2016, 04:33:51 PM


I'm simply not interested in arguing with you.

Only the best,

Title: Re: Washington Plaza
Post by: Simka on April 25, 2016, 12:57:42 AM
Well...getting back to Washington Plaza, I noticed that on the NuPlace site, all mentions of the "gym" are gone from the listings. I thought perhaps they were tired of fielding disappointed feedback from potential buyers who wanted to take a look at the facilities, and decided it was better to hold off on mentioning that particular amenity. But that probably isn't it, since the Washington Plaza site actually has a diagram of it....
http://www.wplazanyc.com/wp-content/themes/washington-plaza/assets/img/amenities/fitness_center.jpg

And it's got windows! That's a plus--not as claustrophobic as an interior basement room. Maybe it will even have direct access from the outside, so the closing time of the basement will be a moot point.
Title: Re: Washington Plaza
Post by: Simka on April 25, 2016, 01:13:02 AM
I hadn't spotted their "Location" page yet. Interesting what they've chosen to include: photos of Espresso 77, Lockwood, and Table Wine; no photos of sari stores or Diversity Plaza. Included is a map with various local businesses sorta-kinda where they actually are. (They might wanna fix that "Duazne Reade" listing. At least the site's copyright lines no longer say "Washingtonton Plaza." 8) )

http://www.wplazanyc.com/location/
Title: Re: Washington Plaza
Post by: Palermo on April 25, 2016, 06:51:09 AM
Interesting what they've chosen to include: photos of Espresso 77, Lockwood, and Table Wine; no photos of sari stores or Diversity Plaza

That is where we are going and that is who can pay the prices they are asking (though I am still interested to see if they get any fish at asking).

I did have a question:  Will the gym facilities and such be open to everyone of Washington Plaza, or just those who owners of co-ops?
Title: Re: Washington Plaza
Post by: Simka on April 25, 2016, 09:52:02 AM
Interesting what they've chosen to include: photos of Espresso 77, Lockwood, and Table Wine; no photos of sari stores or Diversity Plaza

That is where we are going and that is who can pay the prices they are asking (though I am still interested to see if they get any fish at asking).

I did have a question:  Will the gym facilities and such be open to everyone of Washington Plaza, or just those who owners of co-ops?

Yes--exactly, Palermo. But, just as with the glossy "rendered" images on the website, the difference between the image they're trying to sell and the reality that the fish will encounter when they swim here is awfully wide. 

I'm not sure about the gym facilities. I think I've heard before that a sponsor can't create new amenities that are available just to coop buyers. But I can't swear to that.
Title: Re: Washington Plaza
Post by: Shelby2 on April 25, 2016, 10:35:14 AM
I don't have the answer about the gym, but I do have friends (renters) at the Continental Park complex at 87-10 51st Ave, which is the one this same realty place marketed in Elmhurst.  My friends rent from one of the shareholders.  They do have access to the brand new gym in their building.  Whether that is any indication or not that renters would have access to the gym at Washington Plaza is anyone's guess  :)
Title: Re: Washington Plaza
Post by: abcdefghijk on April 25, 2016, 11:36:23 AM
Looking around.

The median price for 1 bedrooms in Brooklyn is $612K now.
The median price for 1 bedrooms in Manhattan is I believe approx $750K

These Washington Plaza apartments look like an absolute bargain compared to that.

And truth is that folks are well aware of these price discrepancies...

Jackson Heights doesn't exist in a vacuum... We are simply part of greater New York City trends.



Title: Re: Washington Plaza
Post by: eddie on April 25, 2016, 12:09:06 PM
Looking around.

The median price for 1 bedrooms in Brooklyn is $612K now.
The median price for 1 bedrooms in Manhattan is I believe approx $750K

These Washington Plaza apartments look like an absolute bargain compared to that.

And truth is that folks are well aware of these price discrepancies...

Jackson Heights doesn't exist in a vacuum... We are simply part of greater New York City trends.

agreed. And for those looking to move into a renovated move in ready apartment, the options are limited even more. The prices are high sure, but like you say that's NYC pretty much everywhere now. In comparison to the rest of NYC, they should be able to get asking or close to it.
Title: Re: Washington Plaza
Post by: Lilybell on April 25, 2016, 01:08:08 PM
Quote
The median price for 1 bedrooms in Brooklyn is $612K now.
The median price for 1 bedrooms in Manhattan is I believe approx $750K


The prices for Washington Plaza are more in line with the Historic District but without parking or gardens. But I really don't think they are expecting to get the prices they are asking.

If anyone sees the model, please come here to report what it looks like! I don't think they are showing the apartments until after May 1.  At least the listing no longer says "private garden" - now it says "landscaped courtyard".  They forgot to add:  "no benches will be provided for your enjoyment" 

 
Title: Re: Washington Plaza
Post by: eddie on April 25, 2016, 01:16:46 PM
Quote
The median price for 1 bedrooms in Brooklyn is $612K now.
The median price for 1 bedrooms in Manhattan is I believe approx $750K


The prices for Washington Plaza are more in line with the Historic District but without parking or gardens. But I really don't think they are expecting to get the prices they are asking.

If anyone sees the model, please come here to report what it looks like! I don't think they are showing the apartments until after May 1.  At least the listing no longer says "private garden" - now it says "landscaped courtyard".  They forgot to add:  "no benches will be provided for your enjoyment"

that may be so but I think there is a buyer pool out there that would pay a premium over HD prices to move into a brand new reno'ed apt and building as well.
Title: Re: Washington Plaza
Post by: mgrave22 on April 25, 2016, 09:57:29 PM
We were part of the first group of showings. They are beautifully done. Kitchen and bathrooms are high end and all white subway tile. They kept the pre war arch details and built ins.
Title: Re: Washington Plaza
Post by: Simka on April 25, 2016, 10:54:49 PM
We were part of the first group of showings. They are beautifully done. Kitchen and bathrooms are high end and all white subway tile. They kept the pre war arch details and built ins.
I'm really glad to hear they kept the arches and built-ins (meaning the niche shelves?) in the apartments you saw. I heard from someone who'd seen the inside of an apartment being renovated that some interior walls had been removed to create an "open floor plan," and none of the renderings showed the arches, so it seemed like they were going for a more modern look.

P.S. They're doing the showings in groups?
Title: Re: Washington Plaza
Post by: Simka on April 25, 2016, 11:27:59 PM
Quote
The median price for 1 bedrooms in Brooklyn is $612K now.
The median price for 1 bedrooms in Manhattan is I believe approx $750K


The prices for Washington Plaza are more in line with the Historic District but without parking or gardens. But I really don't think they are expecting to get the prices they are asking.

If anyone sees the model, please come here to report what it looks like! I don't think they are showing the apartments until after May 1.  At least the listing no longer says "private garden" - now it says "landscaped courtyard".  They forgot to add:  "no benches will be provided for your enjoyment"
Ha! Who knows--maybe after they add in that big locked gate at the front, they'll put in some benches.  ;D

I agree, the prices seem more in line with Historic District prices. And I wonder how many people would actually compare the asking prices in one coop conversion in Queens (or anywhere else) to the median prices in Manhattan and Brooklyn. When I've looked at apartments, I've never compared median prices for entire boroughs; I've compared prices in specific neighborhoods. Using median prices of any kind also disregards a lot of mitigating variables, such as the desirability of the neighborhood, whether a building is an established coop/condo or a conversion or new construction, what the maintenance charges are, etc. I might look at Jackson Heights because the prices are lower than neighborhoods I've checked out in other parts of the city. But then, once I started looking here, I'd compare the prices to other apartments here.

We can debate whether the apartments are priced too high, but ultimately that will be answered by whether the sponsor gets those prices. It will be interesting to see.
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 26, 2016, 11:27:01 AM
My question would be what are people being shown and what is being sold? If there's a sales office, with one renovated apartment being used as model apartment, I'm just not seeing the issue. It's tantamount to a model apartment with great views complete with all the upgrades for a new build, and you'd be pretty silly to complain that the building hasn't been built yet so what you're seeing doesn't meet reality because you can't afford the upgrades to quarts or high end appliances. And if the renderings show amenities that are coming...so? I've known people who buy in to a new build and have to wait for everything to be completed. That's not an unusual set of circumstances. I'm just not seeing the issue.

What am I missing?
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 26, 2016, 11:51:20 AM
My question would be what are people being shown and what is being sold? If there's a sales office, with one renovated apartment being used as model apartment, I'm just not seeing the issue. It's tantamount to a model apartment with great views complete with all the upgrades for a new build, and you'd be pretty silly to complain that the building hasn't been built yet so what you're seeing doesn't meet reality because you can't afford the upgrades to quarts or high end appliances. And if the renderings show amenities that are coming...so? I've known people who buy in to a new build and have to wait for everything to be completed. That's not an unusual set of circumstances. I'm just not seeing the issue.

What am I missing?
Title: Re: Washington Plaza
Post by: Lilybell on April 26, 2016, 01:28:25 PM
Quote
If there's a sales office, with one renovated apartment being used as model apartment, I'm just not seeing the issue.
There is no issue; we are simply discussing it because it affects us.

Simka, there are two renos on my floor and I sometimes go in to see what's happening - in one of the apartments, they turned the open dining area into a small room with a closet - maybe they will market it as a 2-bedroom. I can't remember if the kitchen was open to the dining area or if they added the wall (I think they added it). 

I think they might have turned the big studio on my floor into a one-bedroom but I'm not positive.  They just put in the new floors and they look nice - too dark for my tastes but I know that's what's "in" now.  The bathtub is 5 inches deeper than the one I have (I went and measured because I am obsessed with renovating my bathroom).
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 26, 2016, 04:33:48 PM
When there's a mention of a wide difference between how something is being sold, and the reality people will encounter, that sure sounds like someone having an issue with something.
Title: Re: Washington Plaza
Post by: mgrave22 on April 26, 2016, 04:34:15 PM
We were part of the first group of showings. They are beautifully done. Kitchen and bathrooms are high end and all white subway tile. They kept the pre war arch details and built ins.
I'm really glad to hear they kept the arches and built-ins (meaning the niche shelves?) in the apartments you saw. I heard from someone who'd seen the inside of an apartment being renovated that some interior walls had been removed to create an "open floor plan," and none of the renderings showed the arches, so it seemed like they were going for a more modern look.

P.S. They're doing the showings in groups?

We saw about 4-5 renovated apts in the building. Yes, i was referring to built-in shelves. We saw both 1 and 2 bedrooms and they did knock some walls down between kitchen and dining rooms but it's very well done in my opinion. All we did was input our email/phone number on the website and we got a call back and scheduled a time to see them. I suggest you do the same, if anything it's just fun!
Title: Re: Washington Plaza
Post by: Simka on April 27, 2016, 10:24:32 AM
When there's a mention of a wide difference between how something is being sold, and the reality people will encounter, that sure sounds like someone having an issue with something.

As I've said before, I simply find it ridiculous. Of course people who come to the building will see the reality. As I stated before, I'm not saying anyone's being defrauded. It's just that personally (emphasize that "personally"), I wouldn't cotton to that kind of thing as a potential buyer--I'd rather see something closer to reality. Have you been inside the buildings at Washington Plaza? Nothing here, except the garden with its fountains, bears a fraction of a resemblance to the slick renderings. So as a potential buyer, if I saw the renderings and then saw the reality, I would be a little suspicious--like, "Is this place ever really going to look like they say it will?"--but also I would just feel turned off because the fantasy they're presenting isn't even the kind of place I'd want to live.

It's been said here that fantasy renderings are done all the time. Well, not necessarily. They're done all the time for new construction. For buildings that already exist, and are converting, I don't know. Maybe it's done, but I haven't seen it. I have seen buildings with pictures of newly renovated empty apartments. And personally, I'd rather see that.

So, bottom line, it's not just that they're showing slick renderings that are far from the reality that surrounds me and others living here. It's also that because of my own turned-off reaction to them, it's hard for me to imagine them appealing to other people. Certainly my friends have reacted similarly, so I've gotten some support. :D  But hey, we don't like slick. We don't like seeing fake views out of windows. I'm not saying there aren't people who do.
Title: Re: Washington Plaza
Post by: jeanette on April 27, 2016, 11:02:05 AM
Simka, you are too kind. You owe no one any justification whatsoever for discussing with your neighbors this life changing, neighborhood altering event.

Carry on, friends.
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 27, 2016, 11:41:55 AM
^^I still don't see the issue. Renderings are just that. Renderings. It sounds as though the apartments being shown are renovated apartments based on the renderings. If someone feels tricked by the renderings, I think it sounds like that person is very naive. A conversion is similar to a new build when amenities are being added. Owners of new builds frequently have to wait longer than they expected to move in due to construction delays and once they move it it is not uncommon for amenities to come later. Again, if folks find that sort of thing as trickery, I would suspect they haven't spent much time looking at the market.
Title: Re: Washington Plaza
Post by: Simka on April 27, 2016, 01:58:39 PM
Simka, you are too kind. You owe no one any justification whatsoever for discussing with your neighbors this life changing, neighborhood altering event.

Carry on, friends.
Thanks so much, Jeanette. I suppose I have been rather intent on making my perspective clear. God forbid I should be misunderstood, right? :D

But still, I'll answer CaptainFlannel's last comment: I think I've bent over backwards to make it clear that I'm not saying people are being tricked, at least not in any substantive way (though they may be surprised to find that the public areas, like the lobbies and hallways, haven't even been repainted). As I said, the way these apartments are being marketed is simply not my taste, and it's not the kind of approach that would appeal to me.

Title: Re: Washington Plaza
Post by: Simka on April 27, 2016, 02:02:38 PM
We were part of the first group of showings. They are beautifully done. Kitchen and bathrooms are high end and all white subway tile. They kept the pre war arch details and built ins.
I'm really glad to hear they kept the arches and built-ins (meaning the niche shelves?) in the apartments you saw. I heard from someone who'd seen the inside of an apartment being renovated that some interior walls had been removed to create an "open floor plan," and none of the renderings showed the arches, so it seemed like they were going for a more modern look.

P.S. They're doing the showings in groups?

We saw about 4-5 renovated apts in the building. Yes, i was referring to built-in shelves. We saw both 1 and 2 bedrooms and they did knock some walls down between kitchen and dining rooms but it's very well done in my opinion. All we did was input our email/phone number on the website and we got a call back and scheduled a time to see them. I suggest you do the same, if anything it's just fun!

Sorry, I meant to respond before. Thanks for the report. Do you think you might end up being my neighbor?  :)
Title: Re: Washington Plaza
Post by: mgrave22 on April 27, 2016, 07:54:36 PM
We were part of the first group of showings. They are beautifully done. Kitchen and bathrooms are high end and all white subway tile. They kept the pre war arch details and built ins.
I'm really glad to hear they kept the arches and built-ins (meaning the niche shelves?) in the apartments you saw. I heard from someone who'd seen the inside of an apartment being renovated that some interior walls had been removed to create an "open floor plan," and none of the renderings showed the arches, so it seemed like they were going for a more modern look.

P.S. They're doing the showings in groups?

We saw about 4-5 renovated apts in the building. Yes, i was referring to built-in shelves. We saw both 1 and 2 bedrooms and they did knock some walls down between kitchen and dining rooms but it's very well done in my opinion. All we did was input our email/phone number on the website and we got a call back and scheduled a time to see them. I suggest you do the same, if anything it's just fun!

Sorry, I meant to respond before. Thanks for the report. Do you think you might end up being my neighbor?  :)

 ;D We are neighbors! I live two blocks away. We were talking about moving but that's been put on hold for us.
Title: Re: Washington Plaza
Post by: eddie on April 27, 2016, 08:04:26 PM
i think the mocking of the renderings is all in good fun... things never look like the picture...Has your big mac ever come close to looking like the pictures and commercials? of course not, but they've still sold over a billion!
Title: Re: Washington Plaza
Post by: Lilybell on April 28, 2016, 04:08:59 PM
redacted.  The joke I was going to make was way funnier in my head.
Title: Re: Washington Plaza
Post by: queenskid2 on April 28, 2016, 04:50:01 PM
i think the mocking of the renderings is all in good fun... things never look like the picture...Has your big mac ever come close to looking like the pictures and commercials? of course not, but they've still sold over a billion!

In a recent edition of Consumer Reports they did a piece on internet flower delivery companies.  They posted photos of what they looked like online and what was actually delivered.  It made me think about fast food photos and the thing you see when you open the wrapper.  But that's food and flowers.  When it comes to shelling out three-quarters of a million dollars for a place to live, the "renderings" should reflect the reality.  The cars I see in commercials look like the cars I see in the showroom.  The internal common areas of Washington Plaza are nothing special. They certainly don't live up to the hype.
Title: Re: Washington Plaza
Post by: Shelby2 on April 28, 2016, 07:52:16 PM
Is it within the realm of possibility that there may be buyers who complete the entire purchasing transaction from overseas and never actually see the apartment or building?  It is a sponsor unit, so there would not need to be board approval. 

My friend who lives in the complex this same realty place is marketing in Elmhurst http://thecontinentalpark.com/ mentioned that many of her neighbors are Chinese.  I realize that Elmhurst has more of that demographic than JH does, but it got me wondering if the people buying in the Elmhurst coop are foreign nationals.  I know there is a lot of real estate money from China lately.

It would be a shame if people were duped by deceptive renderings and never made a visit to see what it looks like in reality, but then, caveat emptor, I suppose.
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 28, 2016, 08:39:08 PM
Renderings aren't meant to reflect reality. If the intent was to reflect reality, the realtor would come take a photo of what is actually there. (And many, many photos, since not every unit can have a Manhattan view). It's just weird to register an objection to a rendering that is meant to depict *what is to come.* You don't buy a new build or conversion from a rental to a luxury coop based on what's currently in place. You buy based on what is to come. Until someone invents a time machine, renderings are how it's done.
Title: Re: Washington Plaza
Post by: dssjh on April 28, 2016, 09:56:48 PM
if renderings aren't meant to reflect reality, why use them?

why not have a 3-D landscape with jetsons-styled features and a unicorn doorman?
Title: Re: Washington Plaza
Post by: Shelby2 on April 28, 2016, 10:50:09 PM
if renderings aren't meant to reflect reality, why use them?

why not have a 3-D landscape with jetsons-styled features and a unicorn doorman?

 ;D
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 29, 2016, 08:45:34 AM
if renderings aren't meant to reflect reality, why use them?

why not have a 3-D landscape with jetsons-styled features and a unicorn doorman?

If only there were a way to search the internet to find answers to your questions.
Oh, wait. There is. http://villagefeatures3d.com/blog/2014/6/9/why-graphical-renderings-help-sell-luxury-real-estate (http://villagefeatures3d.com/blog/2014/6/9/why-graphical-renderings-help-sell-luxury-real-estate)

You'll have to talk to a realtor about why they don't include fantasy elements in to the tools they use to market their properties. My guess as a marketer in another space is that they are trying to give potential buyers a rendering that approaches what can be and will be accomplished with a space in order to facilitate sales. If renderings didn't help them sell, they wouldn't contract out with the firms that provide this service. In this instance the renderings seem to depict what has been done to the apartments being renovated or will be done to the ones that are under renovation, what will be done with the lobby and with other amenities, and including fantastical elements such as unicorns, Jetson style features, a mountain view, backing on to a golf course, etc. would be rather pointless and harmful to sales since potential buyers know unicorns don't exist, Jetson Style features don't exist, there are no mountains to provide a view in NYC, and there aren't any golf courses in Jackson Heights. If it doesn't help them sell or hurts their ability to sell, realtors aren't going to do it.

The whole business plan for the developer it to get as many apartments sold at top dollar as quickly as possible for top price. They aren't going to wait until everything is 100% complete before showing the apartments and property. Renderings aid them and the realtors they have hired in showing potential buyers what is to come and help sell units in a new build or conversion before the renovation is complete. Developers like that.

Renderings are common in the luxury market.
Title: Re: Washington Plaza
Post by: Lilybell on April 29, 2016, 03:43:32 PM
Quote
Is it within the realm of possibility that there may be buyers who complete the entire purchasing transaction from overseas and never actually see the apartment or building?  It is a sponsor unit, so there would not need to be board approval.

shelby, it is very likely this will happen. If I decide not to buy, I don't have to allow anyone inside to see my apartment and any purchaser will have to buy it sight unseen (I think it's because it's a rent-stablized building but I'm not sure). My guess is that they will try to sell the unrenovated apartments (the ones with tenants who aren't going to buy) to foreign investors who often buy blocks of apartments in the same complex.  That's why I'm concerned about those apartments becoming airbnb short-term rentals. I'm hoping the board won't allow that. 

Edited:  But I don't think they would use those renderings to sell the unrenovated apartments; while they aren't the most altruistic of owners, I don't think they are shady enough to do something like that.
Title: Re: Washington Plaza
Post by: Lilybell on April 29, 2016, 05:05:55 PM
It's too late for me to edit my last post -

simka - They will probably post the monthly sales document in the lobby this weekend. There's one listed as "in contract" on streeteasy (B Building) and I've heard they sold 3 apartments so far for a pretty decent chunk lower than the asking price. But it's just a rumor.
Title: Re: Washington Plaza
Post by: eddie on April 29, 2016, 06:03:37 PM
how are the floors named in this coop? For instance a unit that says D42? is that a 4th floor unit?
Title: Re: Washington Plaza
Post by: Simka on April 30, 2016, 03:21:41 AM
Renderings aren't meant to reflect reality. If the intent was to reflect reality, the realtor would come take a photo of what is actually there. (And many, many photos, since not every unit can have a Manhattan view). It's just weird to register an objection to a rendering that is meant to depict *what is to come.*
I think it's weirder to be mystified when people make fun of the hyped-up phony images real estate agents use to try to attract buyers. 
Title: Re: Washington Plaza
Post by: Simka on April 30, 2016, 03:23:23 AM
why not have a 3-D landscape with jetsons-styled features and a unicorn doorman?
LOL! I hope someone will Photoshop a unicorn into that gatehouse picture.  ;D
Title: Re: Washington Plaza
Post by: Simka on April 30, 2016, 03:47:30 AM
Quote
Is it within the realm of possibility that there may be buyers who complete the entire purchasing transaction from overseas and never actually see the apartment or building?  It is a sponsor unit, so there would not need to be board approval.

shelby, it is very likely this will happen. If I decide not to buy, I don't have to allow anyone inside to see my apartment and any purchaser will have to buy it sight unseen (I think it's because it's a rent-stablized building but I'm not sure). My guess is that they will try to sell the unrenovated apartments (the ones with tenants who aren't going to buy) to foreign investors who often buy blocks of apartments in the same complex.  That's why I'm concerned about those apartments becoming airbnb short-term rentals. I'm hoping the board won't allow that. 

Edited:  But I don't think they would use those renderings to sell the unrenovated apartments; while they aren't the most altruistic of owners, I don't think they are shady enough to do something like that.

Lilybell, is that really true, about us not having to let potential purchasers in to see our apartments? I hadn't heard that. I'm pleasantly surprised, if that's the case. I know there's been a lot of talk about foreign investors buying apartments at WP, but I hadn't thought about the AirBnB possibility. That would suck. It will be a long time before there's a board that has any control over something like that. Or, I should say, it will be a long time before residents can wield any power on the board. Until then, the sponsor and managing agent can pretty much do what they like.

Quote
simka - They will probably post the monthly sales document in the lobby this weekend. There's one listed as "in contract" on streeteasy (B Building) and I've heard they sold 3 apartments so far for a pretty decent chunk lower than the asking price. But it's just a rumor.

Yeah, I heard that about the three being sold for lower prices. I wonder how low? And is it even correct to say the apartments have been bought? The conversion won't even be declared effective unless 15 percent of apartments have purchase agreements. Until then, can any of the apartments be considered "sold"? I would think the buyers are in kind of a limbo until the plan is effective.
Title: Re: Washington Plaza
Post by: Simka on April 30, 2016, 03:51:52 AM
how are the floors named in this coop? For instance a unit that says D42? is that a 4th floor unit?
Yes, but because of the 42, not the D. There are six buildings, A-F. The numbers after the letters indicate the floor and then the line. So, say, B64 would be on the sixth floor of building B, and B54 would be right under it.
Title: Re: Washington Plaza
Post by: CaptainFlannel on April 30, 2016, 09:26:41 AM
Renderings aren't meant to reflect reality. If the intent was to reflect reality, the realtor would come take a photo of what is actually there. (And many, many photos, since not every unit can have a Manhattan view). It's just weird to register an objection to a rendering that is meant to depict *what is to come.*
I think it's weirder to be mystified when people make fun of the hyped-up phony images real estate agents use to try to attract buyers.
Please don't get it twisted. Poking fun at is hardly mystifying. The tone though at times has certainly been that renderings are  unusual (they arent.) and that people are being presented a bill of goods that doesn't match reality (renderings aren't meant to match the current reality). There's nothing strange, unusual, or even marginally deceitful about how the developer and realtor is marketing the conversion. What would be deceitful and likely illegal is if in truth, there are no plans to renovate the lobby, add amenities, and renovate the apartments being sold.
Title: Re: Washington Plaza
Post by: dssjh on April 30, 2016, 06:09:24 PM



Renderings are common in the luxury market.

and how does that relate to washington plaza?
Title: Re: Washington Plaza
Post by: Simka on May 01, 2016, 03:28:01 AM



Renderings are common in the luxury market.

and how does that relate to washington plaza?

Exactly.

I've hesitated to bring this up because I haven't seen every real estate listing for every noneviction coop conversion in New York. So there's no way I can claim with certainty that this sort of rendering is never done for noneviction coop conversions. But here's the thing: I'm an inveterate real estate window shopper. I browse internet coop listings all the time, and I have for years. I don't recall ever seeing this sort of listing for a noneviction coop conversion. I've seen listings sort of like this for new-construction luxury condos (though the listings have been more tasteful/less cheesy). And of course, there's the recent trend toward listings for resale coops that show computer renderings of what the rooms might look like with furniture in them (though the renderings are modest, and usually photos of the empty rooms are also shown). So actually, I do think the way Nu-Place is presenting Washington Plaza is unusual.

But let's say it's not. Let's say rental buildings are being converted to coops all over the city and the listings for all of them are similarly slick and glitzy and misleading. My opinion would still be the same. 
Title: Re: Washington Plaza
Post by: Simka on May 01, 2016, 03:36:57 AM



Renderings are common in the luxury market.

and how does that relate to washington plaza?


Exactly.

I've hesitated to bring this up because I haven't seen every real estate listing for every noneviction coop conversion in New York. So there's no way I can claim with certainty that this sort of rendering is never done for noneviction coop conversions. But here's the thing: I'm an inveterate real estate window shopper. I browse internet coop listings all the time, and I have for years. I don't recall ever seeing this sort of listing for a noneviction coop conversion. I've seen listings sort of like this for new-construction luxury condos (though the listings have been more tasteful/less cheesy). And of course, there's the recent trend toward listings for resale coops that show computer renderings of what the rooms might look like with furniture in them (though the renderings are modest, and usually photos of the empty rooms are also shown). So actually, I do think the way Nu-Place is presenting Washington Plaza is unusual.

But let's say it's not. Let's say rental buildings are being converted to coops all over the city and the listings for all of them are similarly slick and glitzy and misleading. My opinion would still be the same. 
Title: Re: Washington Plaza
Post by: Palermo on May 01, 2016, 08:39:11 AM
Yeah, I heard that about the three being sold for lower prices. I wonder how low?

Streeteasy records one contract at $426,700 for a 915 sq/ft unit, which gives a cost of $466 sq/ft.  This is about 11% lower than the typical asking prices at Washington Plaza, which average at $522 sq/ft.
Title: Re: Washington Plaza
Post by: Lilybell on May 01, 2016, 09:02:34 AM
Quote
Lilybell, is that really true, about us not having to let potential purchasers in to see our apartments?


Yes! The attorney confirmed it at the last tenant's meeting. I was surprised and really happy to hear it.

palermo, 426K was the asking price for the apartment that's listed as in contract (I just checked my black book to make sure) - I think it sold for less than that.   

One of the apartments on my floor was shown to prospective buyers four or five times yesterday. It's still undergoing the reno and is probably a little more than halfway done. It looks really nice so far - I don't like the tile they chose for the bathroom floor (light grey squares), but that's just me. I know it's a very popular look right now.
Title: Re: Washington Plaza
Post by: eddie on May 01, 2016, 12:26:16 PM
The maintenance seems very high, $1077 for a 2 bedroom? And if you look at the floor plan it's actually a JR4. I think that will keep the prices down somewhat.

Maybe because it has a doorman? Man, I would never live in a doorman building, so not worth the cost, not to mention holiday tipping and just lack of privacy.
Title: Re: Washington Plaza
Post by: Dodger on May 01, 2016, 12:40:10 PM
Street easy says the maintenance for the two bedroom in contract is $821.
Title: Re: Washington Plaza
Post by: CaptainFlannel on May 01, 2016, 01:13:01 PM



Renderings are common in the luxury market.

and how does that relate to washington plaza?

You failed to notice it's being marketed as a luxury building?

Take a look at the sign on the building. Do a search for the word luxury on the website.

AMENITIES

At Washington Plaza, a thoughtful array of services, including gatehouse entry, new lobby and hallway designs, private garden, fitness center and laundry facilities, create a lifestyle rich in convenience and luxury.

AVAILABILITY

A wide variety of one, two and three bedroom plans are designed to offer the ultimate in luxury living. We invite you to see our current availabilities.
Title: Re: Washington Plaza
Post by: CaptainFlannel on May 01, 2016, 01:19:26 PM
But here's the thing: I'm an inveterate real estate window shopper. I browse internet coop listings all the time, and I have for years. I don't recall ever seeing this sort of listing for a noneviction coop conversion.

Do you suppose that could be because most of the rental conversions to coop listings you've seen aren't being marketed as luxury builds?

Keep in mind as well that the software that enables this type of rendering is probably much more affordable today than it was 20 years ago or even a decade ago, which may explain why you see it used more to place furniture in an empty room (speaking as someone who was trained on QuarkXPress back in the dark ages).
Title: Re: Washington Plaza
Post by: eddie on May 01, 2016, 01:26:25 PM
Street easy says the maintenance for the two bedroom in contract is $821.

I see a 1 bedroom in contract listed at $426 with an $821 maintenance.

The smallest JR4/2 bedroom jumps to $1077

The bigger 2 bedroom jumps to $1,231 maintenance, but even in that unit the 2nd bedroom is only about 12x7 feet.
Title: Re: Washington Plaza
Post by: jh_coop_buyer on May 01, 2016, 01:35:05 PM
Yeah, I heard that about the three being sold for lower prices. I wonder how low?

Streeteasy records one contract at $426,700 for a 915 sq/ft unit, which gives a cost of $466 sq/ft.  This is about 11% lower than the typical asking prices at Washington Plaza, which average at $522 sq/ft.

The relative lower cost for this apartment is because it is a one bedroom apartment.  A two bedroom apartment always demands a higher dollar per square feet (at least 10% more) and a three bedroom apartment demands much higher dollar per square feet (at least 20% more)
Title: Re: Washington Plaza
Post by: Dodger on May 01, 2016, 01:56:18 PM
Whoops I misread the listing. Wow those maintenance prices for the two bedrooms are very high for the neighborhood. You would expect such maintenance charges to put more downward pressure on the price.


Street easy says the maintenance for the two bedroom in contract is $821.

I see a 1 bedroom in contract listed at $426 with an $821 maintenance.

The smallest JR4/2 bedroom jumps to $1077

The bigger 2 bedroom jumps to $1,231 maintenance, but even in that unit the 2nd bedroom is only about 12x7 feet.
Title: Re: Washington Plaza
Post by: Simka on May 01, 2016, 03:05:59 PM
Yeah, the maintenances are high. And in some of the renovating they've been doing, they've turned one-bedrooms into two-bedrooms, so the second bedroom is pretty small. (And, for the record, I'm not saying that's unusual. I've seen that done a lot.)

And yes, the one that's in contract was listed for $426,700. The actual purchase price won't be listed on Street Easy till after the closing (if it happens).

http://www.nuplacerealty.com/JacksonHeights/Coop/73-12-35th-Ave-JACKSON-HEIGHTS-NY/1036

Title: Re: Washington Plaza
Post by: Simka on May 01, 2016, 03:18:33 PM
The maintenance seems very high, $1077 for a 2 bedroom? And if you look at the floor plan it's actually a JR4. I think that will keep the prices down somewhat.

Maybe because it has a doorman? Man, I would never live in a doorman building, so not worth the cost, not to mention holiday tipping and just lack of privacy.

It's being sold as having an "attended gatehouse" at "key hours." That doesn't mean there's a doorman, it means that during certain hours a guy is supposed to be on duty at the gatehouse (though often he'll be away, occupied by other chores). Visitors to the building are not screened or announced in any way. That may be a plus, if you're concerned about privacy. But it also means that if you want a package delivered while you're out, you can't totally count on someone being there to receive it. That may change when it becomes a coop, but if they're going to have someone sit in the gatehouse and not do anything else, they'll need someone to do the other chores that guy's been doing. BTW, as of now there are six staffers—super, porters, gardeners, and so on.
Title: Re: Washington Plaza
Post by: Simka on May 01, 2016, 03:44:51 PM
But here's the thing: I'm an inveterate real estate window shopper. I browse internet coop listings all the time, and I have for years. I don't recall ever seeing this sort of listing for a noneviction coop conversion.

Do you suppose that could be because most of the rental conversions to coop listings you've seen aren't being marketed as luxury builds?

Yes. Because that's exactly what I was saying: Noneviction coop conversions aren't typically marketed as luxury apartment buildings.

Renderings are common in the luxury market.

and how does that relate to washington plaza?

You failed to notice it's being marketed as a luxury building?

Take a look at the sign on the building. Do a search for the word luxury on the website.

AMENITIES

At Washington Plaza, a thoughtful array of services, including gatehouse entry, new lobby and hallway designs, private garden, fitness center and laundry facilities, create a lifestyle rich in convenience and luxury.

AVAILABILITY

A wide variety of one, two and three bedroom plans are designed to offer the ultimate in luxury living. We invite you to see our current availabilities.


HA! Not to speak for dssjh, but this is just more of how Nu-Place is marketing the building versus reality. Simply using the word "luxury" on a sign or website doesn't make it so. They may be using some "luxury" finishes in the renovations (though they claim that the kitchen countertops are Caesarstone), but the building itself is not anywhere near what most people would put in the luxury class. Maybe you're imagining that they're going to do a complete overhaul of all common areas to make them match the renderings? Replace all of the elevators and the building entrances? If they do, and if they install a full-time doorman, it may approach luxurious. Of course, the shareholders will find their maintenance going up even higher if that happens.
Title: Re: Washington Plaza
Post by: dssjh on May 01, 2016, 04:57:37 PM
they could also market it as being five minutes to manhattan. doesn't make it so.

it's a perfectly nice set of buildings. not luxury.



Renderings are common in the luxury market.

and how does that relate to washington plaza?

You failed to notice it's being marketed as a luxury building?


Title: Re: Washington Plaza
Post by: CaptainFlannel on May 01, 2016, 06:18:38 PM
So, what we've established here is that a rental conversion to a luxury building isn't often the norm. And because of that you  (Simka) aren't familiar with the use of renderings, because you don't look at listings for luxury conversions very often. That means the criticism of use of renderings is moot.

Now, you guys can disagree whether or not the building will be up to "luxury" standards. Remember, this is about the future state of the building and amenities, not the current. Why don't you go set up an appointment to see a unit, and then go to the sales office to find out about replacing the elevators or what's being done in the hallways beyond what is represented on the site?

It seems pretty clear to me based on the marketing, as well as the high asking prices and maintenance, the buyers they are targeting are people who don't mind spending more for services and finishes. Marketing it as a luxury building is a no brainer for the developer and realtor.

I also think based on what Simka describes as needing to be done to make it a "luxury" building, that Simka perhaps hasn't spent time in many buildings that describe themselves as "luxury." The older ones routinely have plain hallways that haven't been updated in 20 years. Even the new build hallways aren't anything to brag about. Industrial carpets and modern light fixtures, and walls with only one layer of paint. Wow, how luxurious.

FYI, the website does not claim it's a five minute commute to Manhattan. It claims a 12 minute commute. That's a pretty hopeful regular commute from 74th Street, but it's actually a reality on the best days.

Honestly, it sounds to me like you guys are just bothered by the first big harbinger of gentrification for the coop market in Jackson Heights.
Title: Re: Washington Plaza
Post by: dssjh on May 01, 2016, 09:21:50 PM
i didn't say they were claiming a five minute commute, i am saying they should be claiming it. heck, they should be claiming two minutes, since future commutes could be speeded by hydraulic subterranean tubes. and the on-site masseuse is  no-brainer.

as far as a harbinger of gentrification? we already have million dollar and near million dollar apartments in legitimately luxurious buildings -- the towers, chateau, and so on. if you think making minor improvements to a run of the mill -- if perfectly nice -- rental building makes for a housing revolution, well, amuse yourself as you see fit.
Title: Re: Washington Plaza
Post by: Simka on May 02, 2016, 12:31:15 AM
So, what we've established here is that a rental conversion to a luxury building isn't often the norm. And because of that you  (Simka) aren't familiar with the use of renderings, because you don't look at listings for luxury conversions very often. That means the criticism of use of renderings is moot.

You've only established that in your own mind. Yes, I said that if renderings like the ones Nu-Place is using for WP are used in noneviction plan coop conversions, I haven't seen them. But even if they're being used all over the place and I've just happened to miss them, I think the renderings are ridiculous and misleading, and since that's my opinion, you can't render it moot. So nyah nyah.

Quote
Now, you guys can disagree whether or not the building will be up to "luxury" standards. Remember, this is about the future state of the building and amenities, not the current. Why don't you go set up an appointment to see a unit, and then go to the sales office to find out about replacing the elevators or what's being done in the hallways beyond what is represented on the site?

It seems pretty clear to me based on the marketing, as well as the high asking prices and maintenance, the buyers they are targeting are people who don't mind spending more for services and finishes. Marketing it as a luxury building is a no brainer for the developer and realtor.

I also think based on what Simka describes as needing to be done to make it a "luxury" building, that Simka perhaps hasn't spent time in many buildings that describe themselves as "luxury." The older ones routinely have plain hallways that haven't been updated in 20 years. Even the new build hallways aren't anything to brag about. Industrial carpets and modern light fixtures, and walls with only one layer of paint. Wow, how luxurious.

I'm basing my interpretation of Nu-Place's definition of "luxury" on their renderings and copywriting and also just plain common sense. If I look around our common areas through the eyes of someone who's expecting luxury, I see things I normally filter out, like outdated, dinged-up elevator cabs and hallways with badly patched, scuffed-up paint and mailboxes that look like they were tumbled in a clothes dryer. Are you saying the sponsor can leave those things alone and Washington Plaza will still be luxury? Awesome!

Quote
Honestly, it sounds to me like you guys are just bothered by the first big harbinger of gentrification for the coop market in Jackson Heights.

I'm not a fan of gentrification, but that's not what prompted my criticism of Nu-Place's sales approach. I know you've proven yourself immune to understanding this, but to me, that approach is laughable and misleading. I hadn't thought much about the kind of buyers they're hoping to attract with their cheesy renderings and grandiose copywriting when I started to make fun of those things here. My attitude was just "WTF???" But by patiently hanging in there and refusing to accept that I found the listings hilarious, you've managed to call my attention to the kind of people my new neighbors are likely to be. So, um, thanks? 
Title: Re: Washington Plaza
Post by: Lilybell on May 02, 2016, 09:23:16 AM
Quote
Not to speak for dssjh, but this is just more of how Nu-Place is marketing the building versus reality. Simply using the word "luxury" on a sign or website doesn't make it so. They may be using some "luxury" finishes in the renovations (though they claim that the kitchen countertops are Caesarstone), but the building itself is not anywhere near what most people would put in the luxury class.

I think they are definitely aiming towards the luxury market with this building (or maybe the "almost-luxury" market if that's a thing that exists). The renovations I've seen (I haven't seen a completely finished apartment) are beautifully done and the finishes are high end. I know they are planning to renovate all of the lobby and hallway areas to match the renderings.  They will probably spruce up the outside as well - not the courtyard, I mean things like replacing the chain link fence on 73rd street with something nicer.

The May listing of sales has been posted in the lobbies: 1 apartment in contract so far. A few of us had heard that 3 have been sold - not sure if that was false or if they are still negotiating or if they fell through. I'm busting to know what the one in contract is selling for.

I completely missed a section in the black book that contains floor plans of vacant apartments. My floor plan is there and has been made into a full-two bedroom (it used to be the dining area; one of those rounded ones). It's no longer rounded (which was a neat look but wasted space), they built a wall there and knocked down another one to open up the kitchen.  They got rid of a dressing room to make a larger bathroom.  I love the changes - I've often said my apartment is too big for a 1-bedroom.  The thing that bothers me is that the massive reconstruction is not taken into consideration regarding prices.  The difference between the insider price I'd pay for a non-renovated 1 bedroom unit and the outsider price for it's  a conversion to a luxury 2-bedroom doesn't make sense. It might make more sense for me to make an offer on the renovated apartment instead.
Title: Re: Washington Plaza
Post by: CaptainFlannel on May 02, 2016, 09:53:26 AM
It's almost like you think Simka there's some industry standard on what "luxury" means. There isn't. Or that Nu-Place has defined what "luxury" means to them. They haven't. They've simply used the term in their marketing copy. The word "organic" is probably better defined. It's for the market to decide if the apartments and building meet the market's understanding of what a luxury pre-war building should offer. That will be decided by how successful the realtors are in selling the units for asking price or above. Stayed tuned.

Luxury is by definition, as it's being used here, a marketing term. Claiming a 5 minute commute to Manhattan when that's impossible isn't "marketing" it's deceptive. Because it's a lie. Just like rendering in a golf course backing up to the building would be a lie. Calling a pre-war building, with high end finishes in newly renovated apartments, with nice appliances, crown molding, high end cabinetry, a gatehouse, renovated common areas, and a fitness center a luxury building isn't a lie. That's pretty much what the market expects for a luxury pre-war building. That you Simka expect differently suggests to me you might not be that familiar with many pre-war buildings that market themselves as "luxury." (Note, new "luxury" builds have different standards. Sure the market demands high end finishes, nice appliances, etc., but the standards for size are different, and modern conveniences like a washer/dryer in the unit, in-unit temperature control are expected).

Where I do think what the market expects in a pre-war luxury building and what the floor plans of the available apartments show don't match up might be the smallest units currently shown on the site. The floor plans show an 8 X 13 bedroom with one closet. That strikes me as a rather small bedroom for a one bedroom. The dining room looks a little small to me too, and kind of seems like an extension of the foyer. My guess is it would make a fine office space and to shift the dining area to space right by the kitchen with small wall left intact.

I know you've proven yourself immune to understanding this, but to me, that approach is laughable and misleading....But by patiently hanging in there and refusing to accept that I found the listings hilarious...
What part of your description of the marketing of this building as misleading and getting responses from me disagreeing with your stated assessment of the building do you find so hard to understand?No kidding you find it "hilarious." You also have stated it's "misleading." Synonyms for "misleading" would include deceptive. So you think it's misleading, state it's misleading, and then get up in arms with someone for disagreeing with your assessment of how the building is being marketing. And then trying to claim they fail to understand you? Get out of here with that.
Title: Re: Washington Plaza
Post by: lalochezia on May 02, 2016, 09:58:51 AM
https://xkcd.com/386/
Title: Re: Washington Plaza
Post by: Matt on May 02, 2016, 08:16:08 PM
CaptainFlannel, do you live in Washington Plaza? If so, for how long and do you rent or own? Just curious.
Title: Re: Washington Plaza
Post by: Simka on May 02, 2016, 11:32:14 PM
https://xkcd.com/386/
(https://africacheck.org/wp-content/uploads/2012/08/Someone-is-wrong-on-internet.png)

Oh, yes...I have been reminding myself of that. But thank you.  :)
Title: Re: Washington Plaza
Post by: Simka on May 03, 2016, 12:15:56 AM
I think they are definitely aiming towards the luxury market with this building (or maybe the "almost-luxury" market if that's a thing that exists). The renovations I've seen (I haven't seen a completely finished apartment) are beautifully done and the finishes are high end. I know they are planning to renovate all of the lobby and hallway areas to match the renderings.  They will probably spruce up the outside as well - not the courtyard, I mean things like replacing the chain link fence on 73rd street with something nicer.

I haven't seen a completely finished apartment yet, but I have seen a kitchen. It was nicely done. And I assume the bathrooms will look much like the bathrooms in the renderings. Generally, the renovations are probably fairly high-quality. I'm not sure what they're doing to the floors, though. Their renderings make the floors look like laminate. You saw some, didn't you? Are they still the hardwood, just newly stained darker?

I know it's logical to assume they're planning to renovate the lobby and hallway areas to match the renderings, but did someone who actually has knowledge of that confirm it to you? I'm sure they'd like potential buyers to believe that will happen. But all we have to go by is the one lobby rendering (which doesn't even appear to be configured like any of the existing lobbies). Of all the renderings, that one strikes me the most as being a designer's proposal.

Quote
I completely missed a section in the black book that contains floor plans of vacant apartments. My floor plan is there and has been made into a full-two bedroom (it used to be the dining area; one of those rounded ones). It's no longer rounded (which was a neat look but wasted space), they built a wall there and knocked down another one to open up the kitchen.  They got rid of a dressing room to make a larger bathroom.  I love the changes - I've often said my apartment is too big for a 1-bedroom.  The thing that bothers me is that the massive reconstruction is not taken into consideration regarding prices.  The difference between the insider price I'd pay for a non-renovated 1 bedroom unit and the outsider price for it's  a conversion to a luxury 2-bedroom doesn't make sense. It might make more sense for me to make an offer on the renovated apartment instead.

Yes, that's the thing that makes the insider "discount" of 10 percent so insulting. Insiders would be buying unrenovated apartments whose conditions run the gamut. Most of them probably have the budget kitchen and bath remodels that were done when the apartments turned over, and some have bathroom walls and floors that were torn up and patched with unmatching tile when the water system was upgraded. And I doubt that any of the floors have been redone since the occupants moved in. These discrepancies should add up to a discount of way more than 10 percent.

A 900+-square-foot apartment that's being sold as a one bedroom goes for way less than a 1,000-square-foot one bedroom that's been reconfigured to have a small second bedroom. And the maintenance is considerably less, too. If I wanted to buy, I'd go for an unconverted one bedroom. 
Title: Re: Washington Plaza
Post by: CaptainFlannel on May 03, 2016, 08:25:38 AM
@Simka - FYI, that XKCD comic applies to you as well.

Someone reminded me recently that the early buyers in a new build often have a harder time getting a mortgage since there is a lower owner occupancy rate, and when they get one, higher rates. Which is why it's not uncommon for early buyers to get a discounted price. (I assume that applies to conversions as well.)

I'm unclear how long the units on the market have been available. At some point though if they aren't moving, renters who want to buy their units may be able negotiate a further reduction in the insider's price. If the developer has misjudged how hot the Jackson Heights market is, getting current renters transformed to owners will make selling the renovated apartments at asking or above easier. Of course, inventory in Jackson Heights is kind of low too right now, so if there is a pent up demand for apartments, renters hoping to play chicken with developer on price could lose.
Title: Re: Washington Plaza
Post by: Lilybell on May 03, 2016, 09:22:57 AM
Thoughts regarding a few comments people have made:

1.  The new floors are not laminate; they are oak. All the floors of the renovated apartments were ripped up and replaced. The bathrooms looks exactly like the renderings.

2.  simka, Robinson told me the lobbies/hallways are going to be upgraded and that we are getting a new intercom system.

3.  The units have only been available for a few weeks - they started showing in mid-April, I think.  The current tenants who are interested in purchasing have a lawyer who made a proposal on our behalf (affecting 42 units). We are still waiting to hear back and they will probably wait at least 30 more days to see how many units they sell before we get a response.

4. There are a large number of units undergoing renovations that still aren't listed as for sale.  The apartment next to mine was shown a bunch of times over the weekend but it's not on Streeteasy yet.  I'm so curious if the price will match the black book - they converted the dining area into a 2nd bedroom but the black book still has it listed as a 1-bedroom. 

5.  Flannel, the smaller units you mention used to be large studios but were converted into small 1-bedrooms.  The bedroom and dining areas are pretty small  - so is the bathroom.  But the bathrooms in the entire complex are small.  Some of the new floorplans are pretty awkward because they converted what used to be large entry foyers into small dining areas.

6.  I'm driving myself nuts trying to decide if I'm going to buy my apartment and redo the bathroom and kitchen myself or if I should make an offer on a renovated unit (depending on what they actually sell for). 
Title: Re: Washington Plaza
Post by: eddie on May 03, 2016, 09:55:58 AM
the prices are high, but I thought it wasn't that bad of a deal until I saw the maintenance.

$1,231 maintenance for a 2 bedroom where the 2nd bedroom is 11x8 is just out of line. That's a junior 4 bedroom and most jr 4 apts in JH have maintenance under $800... some well under $800.

Even if you paid cash you are still left paying what amounts to almost a monthly rent that will never go away.
Title: Re: Washington Plaza
Post by: Simka on May 03, 2016, 10:07:53 AM
@Simka - FYI, that XKCD comic applies to you as well.

Okay...I'll give you the benefit of the doubt and assume you didn't see my response to lalochezia (below the cartoon): "Oh, yes...I have been reminding myself of that. But thank you.  :) "
Title: Re: Washington Plaza
Post by: Simka on May 03, 2016, 10:18:11 AM
Thoughts regarding a few comments people have made:

1.  The new floors are not laminate; they are oak. All the floors of the renovated apartments were ripped up and replaced. The bathrooms looks exactly like the renderings.

2.  simka, Robinson told me the lobbies/hallways are going to be upgraded and that we are getting a new intercom system.

...

6.  I'm driving myself nuts trying to decide if I'm going to buy my apartment and redo the bathroom and kitchen myself or if I should make an offer on a renovated unit (depending on what they actually sell for).

1. Glad to hear that! I think the renderings, in that particular case, do a disservice to reality, since the beauty of oak flooring doesn't come across.

2. I totally believe the lobbies and hallways will be renovated to some degree. They'd have to be! I just didn't know how definite the design depicted is. And I remember people mentioning having problems with their intercoms at past tenants meetings, so that seems like a good move.

6. Good luck with your decision. Having more frequent updates about sales, and what the apartments are going for, would be helpful, wouldn't it? I'm not sure how closings work with conversions that aren't in effect yet; I have a feeling that it will be months before the sales prices from recorded closings are public. But maybe we'll get news other ways.
Title: Re: Washington Plaza
Post by: CaptainFlannel on May 03, 2016, 09:11:31 PM
No need to give me the benefit of the doubt Simka, as I'll tell you I did see your response.

The thing about renderings is that no one really expects them to convey the beauty of oak floorings, or to look like anything more than simulations. (The renderings are done before the apartments are finished being renovated because the developer has a strong financial incentive to get units sold quickly). It's not the uncanny valley, but renderings look like, well renderings. Even the ones that simply place furniture in an empty room for an online listing look fake. Nobody would object to a 3D model in the sales office, and base their objection on it not looking like reality. It's not supposed to. Renderings are a digital tool in the same way a model is, that aids in online marketing, And with the flood of real estate porn on HGTV people are pretty familiar with.

There's a one-bedroom in Dunnolly Gardens that I think has been on the market for over a year. I get periodic notifications about open houses. What it doesn't have is any photos of the actual apartment. I can't help but wonder if renderings would do any good (assuming the place it a total wreck and that were acknowledged in the MLSLI listing.)
Title: Re: Washington Plaza
Post by: Simka on May 03, 2016, 10:48:23 PM
No need to give me the benefit of the doubt Simka, as I'll tell you I did see your response.

And yet you still felt motivated to tell me something I'd already cheerfully acknowledged I knew? Huh. Go figure.
Title: Re: Washington Plaza
Post by: CaptainFlannel on May 04, 2016, 09:02:16 AM
No simka, you don't understand. You gave me the benefit of the doubt that I *did not* see your response. I let you know I *did* see your response. Do you see the difference?
Title: Re: Washington Plaza
Post by: lalochezia on May 04, 2016, 09:16:20 AM
http://i0.kym-cdn.com/photos/images/newsfeed/000/117/658/EveryThreadEver.gif
(warning: strobe)
Title: Re: Washington Plaza
Post by: abcdefghijk on May 04, 2016, 09:52:08 AM
The maintenance does seem to be more on par with Manhattan apartments.

But if they are promising doormen (white gloved, who knows?) and "luxury" I suppose you must pay for what you get.
Title: Re: Washington Plaza
Post by: Simka on May 04, 2016, 10:11:12 AM
The maintenance does seem to be more on par with Manhattan apartments.

But if they are promising doormen (white gloved, who knows?) and "luxury" I suppose you must pay for what you get.

I would not hold my breath waiting for white-gloved doormen! But seriously...if that's what buyers want their money to go to, I hope they get it.
Title: Re: Washington Plaza
Post by: Simka on May 04, 2016, 10:15:55 AM
No simka, you don't understand. You gave me the benefit of the doubt that I *did not* see your response. I let you know I *did* see your response. Do you see the difference?

Yes. I was being polite and you were not. :)
Title: Re: Washington Plaza
Post by: CaptainFlannel on May 04, 2016, 11:03:55 AM
Keep telling yourself that @Simka.

How does the maintenance compare to Carlton House? The amenities on the website for the building says gatehouse personnel at key hours, which means it won't have 24-hour staff. That sounds similar to Carlton House, which has a part-time doorman. If I recall correctly, the maintenance always seems kind of high at Carlton House, which I've attributed in part at least to paying the salary of the doormen.
Title: Re: Washington Plaza
Post by: Lilybell on May 04, 2016, 11:46:50 AM
Quote
But if they are promising doormen (white gloved, who knows?) and "luxury" I suppose you must pay for what you get.

There won't be doormen.  There will be a part-time attended guard booth, same as now. There is rarely anyone in there - it's mainly there for packages and the guys spend most of their time cleaning up the grounds/lobby areas.

The attorney explained why the maintenance will be so high, and it made sense at the time. But I was so overwhelmed with information at that meeting that I can't remember what he said about it!  And I don't understand why there's a one-bedroom with 1200 maintenance in one building and a higher-priced two-bedroom with $880 maintenance (it's larger than the one-bedroom) in another one. 

Does the number of apartments in a building affect maintenance?  The ones with the $1200 maintenance are in a building with fewer apartments because they combined 4 apartments to create 2 huge ones instead.  So, would maintenance be higher since there will be at least two fewer apartments in that building? 


Title: Re: Washington Plaza
Post by: eddie on May 04, 2016, 12:17:36 PM
Quote
But if they are promising doormen (white gloved, who knows?) and "luxury" I suppose you must pay for what you get.

There won't be doormen.  There will be a part-time attended guard booth, same as now. There is rarely anyone in there - it's mainly there for packages and the guys spend most of their time cleaning up the grounds/lobby areas.

The attorney explained why the maintenance will be so high, and it made sense at the time. But I was so overwhelmed with information at that meeting that I can't remember what he said about it!  And I don't understand why there's a one-bedroom with 1200 maintenance in one building and a higher-priced two-bedroom with $880 maintenance (it's larger than the one-bedroom) in another one. 

Does the number of apartments in a building affect maintenance?  The ones with the $1200 maintenance are in a building with fewer apartments because they combined 4 apartments to create 2 huge ones instead.  So, would maintenance be higher since there will be at least two fewer apartments in that building?

i don't see those apartments listed that you speak of. Nor do the 2 bedrooms look huge from the floorplans. They actually seem on the smaller side, with the 2nd bedroom being only 11x7 and 12x8 in the two 2 bedrooms that i see listed.

seems like really nice apartments otherwise, but I just don't like this trend of really high maintenances and in that regard, I hope buyers do not support it. It's just crazy to think you could pay 600k cash for a 2 bedroom with a tiny 2nd bedroom, and still be stuck paying $1231 per month PLUS utilities.
Title: Re: Washington Plaza
Post by: Lilybell on May 04, 2016, 02:31:11 PM
eddie, there are more apartments listed on NuPlace's site than on streeteasy (16 vs 12). 
http://www.nuplacerealty.com/?page=agents&id=11 (http://www.nuplacerealty.com/?page=agents&id=11) 

Look at apartment D61 vs C36.  They are both one-bedroom conversions to two beds. D61 is larger and has $840 maintenance. C36 is smaller, listed as a 1-bedroom even though the floorplan shows 2, and the maintenance is $1220.  I can't figure it out - the only thing I can think of is that the C building has fewer apartments.

But please keep in mind that there are many more floorplans that haven't been listed for sale yet . The two-bedrooms that were always two-bedrooms are very spacious.  There aren't many for sale because I think a lot of the people in the 2-bedrooms don't plan to purchase nor are they moving out.  The one-bedrooms that have been converted into 2-bedrooms are the ones that seem small. 
Title: Re: Washington Plaza
Post by: eddie on May 04, 2016, 03:21:30 PM
eddie, there are more apartments listed on NuPlace's site than on streeteasy (16 vs 12). 
http://www.nuplacerealty.com/?page=agents&id=11 (http://www.nuplacerealty.com/?page=agents&id=11) 

Look at apartment D61 vs C36.  They are both one-bedroom conversions to two beds. D61 is larger and has $840 maintenance. C36 is smaller, listed as a 1-bedroom even though the floorplan shows 2, and the maintenance is $1220.  I can't figure it out - the only thing I can think of is that the C building has fewer apartments.

But please keep in mind that there are many more floorplans that haven't been listed for sale yet . The two-bedrooms that were always two-bedrooms are very spacious.  There aren't many for sale because I think a lot of the people in the 2-bedrooms don't plan to purchase nor are they moving out.  The one-bedrooms that have been converted into 2-bedrooms are the ones that seem small.

i see, yes thats odd. Unless its a mistake.

for instance apt d61 is listed at 1,120 sq feet, but its 850 feet at best when you add up the dimensions on the floor plan.

where as C23 is listed at 1005 feet yet according to the floor plan it shows a bigger apartment.
Title: Re: Washington Plaza
Post by: Palermo on May 04, 2016, 09:42:26 PM
Look at apartment D61 vs C36.  They are both one-bedroom conversions to two beds. D61 is larger and has $840 maintenance. C36 is smaller, listed as a 1-bedroom even though the floorplan shows 2, and the maintenance is $1220.  I can't figure it out - the only thing I can think of is that the C building has fewer apartments.

Are the co-ops going to be discrete units within Washington Plaza, like at Hampton Court, or is the entire complex going to be one unit, like Roosevelt Terrece?

the prices are high, but I thought it wasn't that bad of a deal until I saw the maintenance.

I agree.  I went to go and see a couple of units and came to the same thought.

1.  The new floors are not laminate; they are oak. All the floors of the renovated apartments were ripped up and replaced. The bathrooms looks exactly like the renderings.

Is it engineered oak?  I gave the floors a good look and it seemed like engineered wood flooring rather than traditional hardwood, but I may be wrong.  Bathrooms do look the same.  One unit had the old hamper pulled out and put in shelved storage in its place, which I thought was a wonderful idea. 
Title: Re: Washington Plaza
Post by: hfm on May 04, 2016, 11:40:42 PM
at 192 units, $1200/mo for maintenance is quite a bit of income. Even at $1000 that's 192K/mo.
Title: Re: Washington Plaza
Post by: Simka on May 05, 2016, 01:29:57 AM
eddie, there are more apartments listed on NuPlace's site than on streeteasy (16 vs 12). 
http://www.nuplacerealty.com/?page=agents&id=11 (http://www.nuplacerealty.com/?page=agents&id=11) 

Look at apartment D61 vs C36.  They are both one-bedroom conversions to two beds. D61 is larger and has $840 maintenance. C36 is smaller, listed as a 1-bedroom even though the floorplan shows 2, and the maintenance is $1220.  I can't figure it out - the only thing I can think of is that the C building has fewer apartments.

How interesting...both D61 and C36 are still listed as one-bedrooms in the offering plan. Also, the mt. for D61 is $884 in the offering plan. C36's is $775. Maybe Nu-Place's listings are simply wrong? On their page for C36, which clearly shows a two-bedroom, it says in the upper right-hand side of the listing that it's a one-bedroom. And yet the $1231 maintenance listed there (where did you find $1220?) is way higher than the offering plan maintenance. Also, as Eddie points out, the stated square feet of the apartments doesn't match the square feet of the floor plans.

Something is really out of whack.
Title: Re: Washington Plaza
Post by: Simka on May 05, 2016, 01:34:37 AM
Are the co-ops going to be discrete units within Washington Plaza, like at Hampton Court, or is the entire complex going to be one unit, like Roosevelt Terrece?

I'm not sure what Hampton Court and Roosevelt Terrace are like. Do you mean will the six buildings be separate coops? It will all be one coop.

I don't remember if this has been linked before, but here is the original real estate brochure, showing the original floor plans.

http://nyre.cul.columbia.edu/projects/view/26049
Title: Re: Washington Plaza
Post by: Lilybell on May 05, 2016, 09:23:46 AM
Quote
for instance apt d61 is listed at 1,120 sq feet, but its 850 feet at best when you add up the dimensions on the floor plan.

I think it's larger than that - I know that apartment very well. I noticed they don't list the dimensions for the bathroom or the former dressing area or the really long entrance hallway. (they enlarged the bathroom by getting rid of two big closets and the dressing area. My friend who lives in that floorplan uses the dressing room as a music room - it fits her piano. The hallway, bathroom, two closets and dressing room easily add up to 200 sf. 

palermo, there were hundreds of boxes of floor planks that sat in the basement for a few days - I am almost positive I saw the words "solid oak" written on them. 

I noticed that most of the Wash. Plaza listings on Nu-place say "exclusive" but there are a few that don't. I wonder what that means.
Title: Re: Washington Plaza
Post by: abcdefghijk on May 05, 2016, 03:45:04 PM
Hmmm.  I believe that perhaps those of us who bought 3 years or more ago here in Jax Hts... ...might be out of touch. I was. 

Prices seemed to have very recently leaped.  I see that the prices being asked for co-op apartments in the Historic District here in Jax Hts...are not so much lower than for Park Slope in Brooklyn. 

Perhaps folks should check asking prices for similar apartments in the Historic District Jax Hts online. And then compare to Park Slope.

Washington Plaza is right next to the Historic District...hardly any difference really...and those fountains do make it pretty special.

Title: Re: Washington Plaza
Post by: Lilybell on May 05, 2016, 04:18:08 PM
Quote
Prices seemed to have very recently leaped.  I see that the prices being asked for co-op apartments in the Historic District here in Jax Hts...are not so much lower than for Park Slope in Brooklyn.


While prices have definitely gotten much higher in JH, I still don't think it can compare with Park Slope and the environs.  Especially for one-bedrooms - they are much higher priced in Brooklyn.  When you look at apartments with similar square footage, similar quality of the interiors, same walk to the subway, then you will see the difference - Brooklyn is higher unless you start going out towards Sunset Park/Bensonhurst. The ones that are closer in price tend to be tiny (I see so many 750 sf 2-bedrooms for sale in Bklyn in the 600K range) or in need of updating. And don't forget there are areas in Park Slope with long hikes to the subway. 

If you took a renovated apartment from Washington Plaza and plunked it into Park Slope, I think the difference would be 100-200K depending on the size.

Title: Re: Washington Plaza
Post by: abcdefghijk on May 05, 2016, 05:37:02 PM
Yes, that's right.

Maybe $100-200K difference more for prime Park Slope (and depending where).... But when I bought...only a few years ago...prices here were half of what they were in Park Slope, Brooklyn.  I compared.

I'm surprised.
Title: Re: Washington Plaza
Post by: Lilybell on May 06, 2016, 09:22:56 AM
Oh, I agree! The price increases here have been pretty dramatic.  It was about 180K for a nice one-bedroom when I moved to the neighborhood (2008).
Title: Re: Washington Plaza
Post by: Simka on May 06, 2016, 10:12:50 AM
Yes, I moved here three years ago, and at that time I was looking for a large one-bedroom/small two-bedroom for $250K-$300K. They existed, but I wasn't in a big hurry since I was tuckered out from selling my coop and moving and I had a one-year lease on my apartment. I continued looking but didn't find anything I liked enough to make me want to move, since I liked my apartment at Washington Plaza (and also had pretty specific wants re coops). Well, prices have steadily moved upward since then. What was in my price range then is in the high $300s to mid-$400s now. And I may be wrong, but it seems to me that even more apartments have been newly renovated by the owners, which adds on to the asking price. I think that three years ago I was seeing more apartments that had not been redone in a while.
Title: Re: Washington Plaza
Post by: Shelby2 on May 06, 2016, 10:50:33 AM
Yes, I moved here three years ago, and at that time I was looking for a large one-bedroom/small two-bedroom for $250K-$300K. They existed, but I wasn't in a big hurry since I was tuckered out from selling my coop and moving and I had a one-year lease on my apartment. I continued looking but didn't find anything I liked enough to make me want to move, since I liked my apartment at Washington Plaza (and also had pretty specific wants re coops). Well, prices have steadily moved upward since then. What was in my price range then is in the high $300s to mid-$400s now. And I may be wrong, but it seems to me that even more apartments have been newly renovated by the owners, which adds on to the asking price. I think that three years ago I was seeing more apartments that had not been redone in a while.

You may be right about the renovations, but one thing to consider is that there are more realtors who have a finger in the pie now in Jackson Heights, and they tend to want to present listings of turn-key apartments.  I'm thinking of places like Armen and Armen of Core Realty,  Helen Van Rhyn from Brown Harris Stevens and Jon Fisher of Douglas Elliman.   Looking at Streeteasy, these are the types of listings you'd be more likely to see.  I haven't looked in a while, but I suspect if you search the mlsli that you would find more that are unrenovated. http://www.mlsli.com/Listing/ListingSearch.aspx
Title: Re: Washington Plaza
Post by: CaptainFlannel on May 06, 2016, 01:59:13 PM
I think realtors are looking to position JH as the next Park Slope. A couple years ago Sunnyside was getting lots of attention as the next big neighborhood. Prices went up. 15 years ago Astoria saw a jump in prices, as it became a popular destination for young professionals working in mid-town. Prices went up. We're coop-ville here versus a larger stock of one, two, and three family homes in Astoria, Sunnyside, or Woodside, so I see the appeal (and in fact, that was one of many reasons I decided to buy in the neighborhood).
Title: Re: Washington Plaza
Post by: petster on May 06, 2016, 02:13:58 PM
interesting write up. Looks like a beautiful building. Compared to Bklyn, looks like a good buy.                                                                                          https://www.google.com/url?rct=j&sa=t&url=http://queenstribune.com/washington-plazas-reinvention-refurbished-co-op-in-jackson-heights-begins-sales/&ct=ga&cd=CAEYACoUMTM2MzczMjAxOTA3NDMwODc1NTcyGmZlMjdmMTg0OTgxMDIwOTc6Y29tOmVuOlVT&usg=AFQjCNF5a-FK2ssq17Sdhmh_kaQ_lXBzjA
Title: Re: Washington Plaza
Post by: Lilybell on May 06, 2016, 02:30:31 PM
Quote
I think realtors are looking to position JH as the next Park Slope

A realtor tried that here a few years ago - he even made some cartoon logo guy named "Jack Heights" or something. And put signs all over Park Slope advertising JH.

http://observer.com/2008/11/the-broker-who-would-make-jackson-heights-the-next-park-slope/ (http://observer.com/2008/11/the-broker-who-would-make-jackson-heights-the-next-park-slope/)

The timing was wrong but I do think we are sort of heading in that direction (but I don't think we will see the same type of businesses arriving here unless something drastic happens to lower commercial rents in the hood).
Title: Re: Washington Plaza
Post by: CaptainFlannel on May 06, 2016, 06:24:51 PM
I don't think the market for JH is in Park Slope. (Except for maybe renters there who have hung on to the same rent stabilized apartment for the last 15 years.)  Brooklyn has been a thing for a long time, but now that more and more of it has been gentrified, people are turning to Queens. And let's face it, Queens isn't known for its beautiful architecture. JH is actually quite a physically attractive neighborhood. (Though we don't have much in the way of views out here)

Title: Re: Washington Plaza
Post by: CaptainFlannel on May 06, 2016, 06:27:36 PM
interesting write up. Looks like a beautiful building. Compared to Bklyn, looks like a good buy.                                                                                          https://www.google.com/url?rct=j&sa=t&url=http://queenstribune.com/washington-plazas-reinvention-refurbished-co-op-in-jackson-heights-begins-sales/&ct=ga&cd=CAEYACoUMTM2MzczMjAxOTA3NDMwODc1NTcyGmZlMjdmMTg0OTgxMDIwOTc6Y29tOmVuOlVT&usg=AFQjCNF5a-FK2ssq17Sdhmh_kaQ_lXBzjA
That reads like a press release used verbatim.
Title: Re: Washington Plaza
Post by: Shelby2 on May 06, 2016, 08:13:46 PM
Nu-Place Realty seems to achieve excellent results with its PR.  They even managed to get several paragraphs (!) in an article about Elmhurst in the NY Times this week in a "Living In" article: NY Times: Elmhurst, Queens, a ‘Crossroads of the World’ (http://www.nytimes.com/2016/05/08/realestate/elmhurst-queens-a-crossroads-of-the-world.html?mabReward=CTM&src=rechp&WT.nav=RecEngine&module=Slide&region=SlideShowTopBar&version=SlideCard-10&action=Click&contentCollection=Real%20Estate&slideshowTitle=Living%20in%20Elmhurst%2C%20Queens&currentSlide=10&entrySlide=1&pgtype=imageslideshow)

-----------------------

"According to the 2013 edition of “The Newest New Yorkers,” published by the New York City Department of City Planning, in the period 2007 to 2011, 71 percent of Elmhurst’s residents, or 77,100 people, were foreign-born. But brokers said newcomers from Manhattan, brownstone Brooklyn and Forest Hills, Queens, were also trickling into Elmhurst, drawn to its low-rise, lights-out-early streets, lower housing costs and proximity to the subway.

Among them are Jenny Oliver, a 31-year-old physician assistant, and her husband, Gareth Oliver, 35, who works in finance in Midtown Manhattan. The couple had a baby last year and were outgrowing their one-bedroom rental on the Upper East Side, which cost $3,500 a month. They were also paying $500 a month to park their car.

In November, the Olivers moved into a gut-renovated, two-bedroom, 1,100-square-foot co-op in the Continental Park on 51st Avenue in Elmhurst, paying $452,000. Common charges are $950 a month, and they park free on the street.

“Before we put an offer in, we came out and walked around at night and on the weekend, and found a lot of families, and liked the diversity,” Ms. Oliver said. “In Manhattan, everything we saw was so tiny and so expensive.” She was also delighted to discover Elmhurst Park, on Grand Avenue, where 9-month-old Jake can play.

Yael Goldman, an associate broker with Nu-Place Realty, said her company had sold almost 60 apartments in the last year in the 153-unit Continental Park. Developers had bought 79 sponsor units in the 1962 co-op and overhauled them while modernizing common areas; the renovated apartments went on the market in 2014.

“People who are priced out of Brooklyn and Manhattan and looking for an urban feel are coming to Sunnyside and Woodside, and now farther east is catching up,” Ms. Goldman said. “There’s great food of all kinds and shopping nearby, and they’re seeing it as hip.”"
Title: Re: Washington Plaza
Post by: Simka on May 07, 2016, 12:34:05 AM
Yes, I moved here three years ago, and at that time I was looking for a large one-bedroom/small two-bedroom for $250K-$300K. They existed, but I wasn't in a big hurry since I was tuckered out from selling my coop and moving and I had a one-year lease on my apartment. I continued looking but didn't find anything I liked enough to make me want to move, since I liked my apartment at Washington Plaza (and also had pretty specific wants re coops). Well, prices have steadily moved upward since then. What was in my price range then is in the high $300s to mid-$400s now. And I may be wrong, but it seems to me that even more apartments have been newly renovated by the owners, which adds on to the asking price. I think that three years ago I was seeing more apartments that had not been redone in a while.

You may be right about the renovations, but one thing to consider is that there are more realtors who have a finger in the pie now in Jackson Heights, and they tend to want to present listings of turn-key apartments.  I'm thinking of places like Armen and Armen of Core Realty,  Helen Van Rhyn from Brown Harris Stevens and Jon Fisher of Douglas Elliman.   Looking at Streeteasy, these are the types of listings you'd be more likely to see.  I haven't looked in a while, but I suspect if you search the mlsli that you would find more that are unrenovated. http://www.mlsli.com/Listing/ListingSearch.aspx

You may be right about that. But I have noticed, in general, an awful lot of renovating going on everywhere, even in other cities. (I browse a lot.) I suspect that HGTV has had something to do with it, too. :)
Title: Re: Washington Plaza
Post by: Simka on May 07, 2016, 01:01:18 AM
I just noticed that there are now three apartments listed as "in contract" in the Nu-Place site.
Title: Re: Washington Plaza
Post by: Lilybell on May 09, 2016, 12:09:35 PM
simka, I have a feeling they are the same ones we heard about in late April but that they were still working on getting financing so they didn't become under contract until it was too late for the May 1 posting.

I was home sick all weekend and they only showed the vacant apartment on my floor once. Maybe mother's day weekend is usually slow, I have no idea. 


Title: Re: Washington Plaza
Post by: Lilybell on May 10, 2016, 03:07:26 PM
Just noticed a 4th apartment is in contract (one of the floorplans I really like, C64)
Title: Re: Washington Plaza
Post by: Simka on May 11, 2016, 01:11:34 AM
Just noticed a 4th apartment is in contract (one of the floorplans I really like, C64)

Oh, interesting. I'll have to look at that listing.

The man who lived in C66 appears to have moved out, so there's another apartment headed for the market.
Title: Re: Washington Plaza
Post by: petster on May 11, 2016, 11:21:16 AM
Funny. I just watched a segment on the news about the most gentrified neighborhoods. Jackson Heights was NOT on the list. They noted that the cheapest studio apartment in Bushwich was 2 grand a month to rent. Not that it's right but it certainly puts things in perspective.
Title: Re: Washington Plaza
Post by: Lilybell on May 11, 2016, 12:10:49 PM
I think the only way JH is going to gentrify is if something drastic happens to lower commercial rents. And I don't see that happening unless there's a major demographic shift in our neighborhood which makes South Asian business owners no longer want to open up here.
Title: Re: Washington Plaza
Post by: dssjh on May 11, 2016, 02:13:16 PM
it's easier to gentrify a neighborhood when landlords can and do torch buildings or hire armed thugs to threaten tenants out of their homes. much, much tougher to do either of those to co-op/condo owners.

Funny. I just watched a segment on the news about the most gentrified neighborhoods. Jackson Heights was NOT on the list. They noted that the cheapest studio apartment in Bushwich was 2 grand a month to rent. Not that it's right but it certainly puts things in perspective.
Title: Re: Washington Plaza
Post by: CaptainFlannel on May 11, 2016, 05:53:49 PM
Gentrification may not be the right word for this neighborhood. JH around the historic district seems solidly middle to upper-middle class. (At least for coops.) Whatever word you choose though, property values are going up.

When I came to the neighborhood two years ago, a one bedroom apartment was within the price range I was comfortable with. Now the asking prices are higher than I would have been comfortable with, and comparable to the prices I was seeing in Sunnyside two years ago, when I decided to look outside of that neighborhood.
Title: Re: Washington Plaza
Post by: Lilybell on May 12, 2016, 10:20:05 AM
I vaguely remember taking a seminar on gentrification (at work) a couple of years ago and it talked about factors that lead to it.  A lack of amenities (grocery stores, pharmacies, etc) and low commercial rents were strong factors. 

I think what JH is undergoing would be called something more like "urban growth".

We are up to 5 apartments in contract at Washington Plaza now. I'm so annoyed that they are waiting until the last minute to get back to us on our group discount request.
Title: Re: Washington Plaza
Post by: Simka on May 12, 2016, 07:28:46 PM
We are up to 5 apartments in contract at Washington Plaza now. I'm so annoyed that they are waiting until the last minute to get back to us on our group discount request.

Sorry if this sounds negative, but the landlord has persistently refused to budge an inch on anything ever since our lawyer first approached her. I have a feeling she's not going to budge anytime soon, especially after getting five apartments into contract. But I would be very happy to be proven wrong.
Title: Re: Washington Plaza
Post by: jh35 on May 18, 2016, 09:32:53 AM

We are up to 5 apartments in contract at Washington Plaza now. I'm so annoyed that they are waiting until the last minute to get back to us on our group discount request.

Do these people who want a group discount have 100% of the purchase price available to buy their co-op? 

As you were told at the tenant's  meeting, you can NOT get a mortgage in a new co-op building. Banks will only give mortgages to co-op buildings that are 51% sold. I verified this at TD bank.

Having people make bids for their apartment when they can not purchase them encourages the owner and keeps the price high. If the whole thing fails they will then be forced to lower the prices.
Title: Re: Washington Plaza
Post by: Lilybell on May 18, 2016, 10:36:37 AM
Quote
As you were told at the tenant's  meeting, you can NOT get a mortgage in a new co-op building. Banks will only give mortgages to co-op buildings that are 51% sold. I verified this at TD bank.

jh35, you were misinformed - and TD Bank is not the lender so they know nothing about the deal the owner made with the actual lender (whom we have no choice but to use until the building hits 50%).

These are the facts: The lender is very confident in the complex and is only considering the renovated units towards the 50% goal - they will  consider the building at 50% sold once they sell 28 units. This is not just a theory; it's what I was told directly from the lender and he showed me documentation to prove it. They are providing conventional fixed-rate mortgages at a very competitive rate - I'm already pre-approved and I'm not planning to pay 100% cash for an apartment.

The complex will reach the 50% sold benchmark at about the same time that they reach the "15% bona fide purchaser" benchmark (the 192 units are used for that calculation - they will reach it at 26 units. There are a few rent controlled units that don't count towards the goal).

Part of me wonders if the owner is going to completely blow off our group request and not even bother to reply to it within the 90-day time frame. I think she's confident she can hit the necessary percentages without us. She is under no obligation to reply to our request if she's not interested in negotiating with us. I wouldn't be surprised if she has an investor or two ready to snap up the rent-stabilized units that aren't purchased by the tenants and doesn't give a crap if any of us buy or not.  Obviously, we would have a lot more leverage if the 192 figure was used for the 50% benchmark.

There are now 6 listed as in contract but there are at least three more sales that I know of that aren't shown on the website.
Title: Re: Washington Plaza
Post by: Simka on May 19, 2016, 10:57:58 PM
There are now 6 listed as in contract but there are at least three more sales that I know of that aren't shown on the website.

Do you mean the apartments aren't listed on the website, or they're listed but not shown as being in contract?
Title: Re: Washington Plaza
Post by: Lilybell on May 20, 2016, 08:54:43 AM
Quote
There are now 6 listed as in contract but there are at least three more sales that I know of that aren't shown on the website.

Do you mean the apartments aren't listed on the website, or they're listed but not shown as being in contract?

Hi simka, I mean both!  I am probably going to buy a renovated unit and asked to see some of the apartments with floorplans I like.  I asked about C25 and was told it was sold, but it was never even listed as for sale on the website. C54 is shown as available on the website, but it has both an offer and a backup offer. 

It looks like they updated the website last night because there are a few more sales listed. I cross-checked both RE sites (nuplaza and wplazanyc.com) and see that there are now 9 apartments in contract (including another one of the big 2-bedrooms).  We can add C25 and C54 and one more I know of (but I don't know which exact apartment).  So, at least 12!  They are going to have no issues hitting 50%.

Title: Re: Washington Plaza
Post by: Simka on May 20, 2016, 09:22:51 AM
Quote
There are now 6 listed as in contract but there are at least three more sales that I know of that aren't shown on the website.

Do you mean the apartments aren't listed on the website, or they're listed but not shown as being in contract?

Hi simka, I mean both!  I am probably going to buy a renovated unit and asked to see some of the apartments with floorplans I like.  I asked about C25 and was told it was sold, but it was never even listed as for sale on the website. C54 is shown as available on the website, but it has both an offer and a backup offer. 

It looks like they updated the website last night because there are a few more sales listed. I cross-checked both RE sites (nuplaza and wplazanyc.com) and see that there are now 9 apartments in contract (including another one of the big 2-bedrooms).  We can add C25 and C54 and one more I know of (but I don't know which exact apartment).  So, at least 12!  They are going to have no issues hitting 50%.

That's good, in terms of buyers getting financing. I wonder if the ones not listed are all tenant purchasers? I suppose it's possible an outsider could buy an apartment not listed on the NuPlace site. I do hope many of the buyers are tenants.
Title: Re: Washington Plaza
Post by: Lilybell on May 20, 2016, 02:02:45 PM
The realtor told me that one tenant has purchased a renovated unit.  I think many people are hoping/waiting to hear back from the owner before they make any decisions. Only a week and a half left...
Title: Re: Washington Plaza
Post by: eddie on May 20, 2016, 05:00:27 PM
The apartments will sell, but close to half a million for a 1 bedroom with maintenance over $800 is a tough pill to swallow. I just saw a 2bedroom, convertible 3 for $360k with a maintenance of $850. Anyone can put 100k into that apartment and have a showroom apt for the price of a 1bed in this plaza.

I think there are much better deals to be found elsewhere in JH. The renovations are nice, but you can have renovations done yourself and choose all your finishes.
Title: Re: Washington Plaza
Post by: Simka on May 23, 2016, 11:43:28 PM
The apartments will sell, but close to half a million for a 1 bedroom with maintenance over $800 is a tough pill to swallow. I just saw a 2bedroom, convertible 3 for $360k with a maintenance of $850. Anyone can put 100k into that apartment and have a showroom apt for the price of a 1bed in this plaza.

I think there are much better deals to be found elsewhere in JH. The renovations are nice, but you can have renovations done yourself and choose all your finishes.

Good point. Some people want a turnkey apartment they can move right into, and if they can pay a higher price and get it, they will. I'd rather buy a cheaper place whose price doesn't include the cost of renovations, because it's almost guaranteed that I will hate something that's been done, especially if it involves granite or laminate flooring or recessed lighting or an open floor plan.
Title: Re: Washington Plaza
Post by: Lilybell on May 24, 2016, 09:35:55 AM
Quote
The apartments will sell, but close to half a million for a 1 bedroom with maintenance over $800 is a tough pill to swallow.

The 1-bedrooms are selling very quickly at Washington Plaza; it's the expensive two-bedrooms that are taking longer.  There are three different 1-bedroom floor plans that are priced between 375K - 418K and they are getting snapped up right away.  There were multiple offers on the most expensive one-bedroom (going for 444k). There are 24 more renovated apartments that will be listed for sale over the coming weeks. Most of them are 1-bedrooms with one of the aforementioned floor plans.

I wavered back and forth between buying my own apartment and renovating it myself or buying a renovated unit.  The more I think about it, I can't really afford to do the type of gut reno that's being done.  They are going down to the studs and replacing baseboards, moldings, doors, down to the smallest detail. If I did it myself, it would only be a new bathroom/kitchen and I'd have to deal with living in there while the work is being done.

The difference in price for a renovated unit vs. the insider price to buy our own unrenovated unit is only 10% (between 42-45K for most units). There's no way I could do such a comprehensive gut reno for 45K.  If the owner were willing to negotiate the price down it would make more sense to renovate myself, but it doesn't look like that's going to happen.
Title: Re: Washington Plaza
Post by: eddie on May 24, 2016, 09:47:21 AM
Quote
The apartments will sell, but close to half a million for a 1 bedroom with maintenance over $800 is a tough pill to swallow.

The 1-bedrooms are selling very quickly at Washington Plaza; it's the expensive two-bedrooms that are taking longer.  There are three different 1-bedroom floor plans that are priced between 375K - 418K and they are getting snapped up right away.  There were multiple offers on the most expensive one-bedroom (going for 444k). There are 24 more renovated apartments that will be listed for sale over the coming weeks. Most of them are 1-bedrooms with one of the aforementioned floor plans.

I wavered back and forth between buying my own apartment and renovating it myself or buying a renovated unit.  The more I think about it, I can't really afford to do the type of gut reno that's being done.  They are going down to the studs and replacing baseboards, moldings, doors, down to the smallest detail. If I did it myself, it would only be a new bathroom/kitchen and I'd have to deal with living in there while the work is being done.

The difference in price for a renovated unit vs. the insider price to buy our own unrenovated unit is only 10% (between 42-45K for most units). There's no way I could do such a comprehensive gut reno for 45K.  If the owner were willing to negotiate the price down it would make more sense to renovate myself, but it doesn't look like that's going to happen.

good luck with w/e you decide, but word of advice, don't get tunnel vision and lock yourself into the Plaza. So many more reasonably priced coops in JH with much more reasonable maintenance costs, and if you're going to get an un-renovated unit, well then that really opens up a ton of more options. I think the big sell and the reason people are willing to pay so much and those high maintenances is because like Simka said, some people just like the idea of "turn key". Also the units are sponsor units so they might appeal to people who otherwise, for whatever reason may not pass a board interview. Or investors looking to park cash somewhere. But for someone that actually wants to live there, sponsor units don't provide any value except a higher premium.

remember maintenance will only go up, no matter how much you pay down your mortgage you are almost paying a rent still.
Title: Re: Washington Plaza
Post by: jh35 on May 24, 2016, 11:02:29 AM
Quote
The apartments will sell, but close to half a million for a 1 bedroom with maintenance over $800 is a tough pill to swallow.

remember maintenance will only go up, no matter how much you pay down your mortgage you are almost paying a rent still.

Do not forget about possible assessments. On Sunday, I saw a young child fall of his scooter when he hit the crooked sidewalk near the booth. He smashed his face into the cement. He was wearing a helmet.

The handicap entrance would never pass an inspection because of its angle and the sudden turn. Another building in JH is already being sued over their handicap entrance.

Why pay a premium when there are possible liabilities?

Washington Plaza is a nice building but the prices do not make any sense. If you are an insider, why double your rent when you could just save the extra money?

Title: Re: Washington Plaza
Post by: Lilybell on May 24, 2016, 11:26:19 AM
Quote
If you are an insider, why double your rent when you could just save the extra money?

Maybe someone who has lived in the building for 30 years would be doubling their rent. If I purchased a renovated unit and put 20% down, my monthly payment (including maintenance) would be $400 a month more than what I currently pay in rent.
Title: Re: Washington Plaza
Post by: jh35 on May 24, 2016, 12:04:10 PM
Quote
If you are an insider, why double your rent when you could just save the extra money?

Maybe someone who has lived in the building for 30 years would be doubling their rent. If I purchased a renovated unit and put 20% down, my monthly payment (including maintenance) would be $400 a month more than what I currently pay in rent.

I have lived in the building for 7 years and if I bought my apartment it would raise what I pay for rent over $1,200.

Lilybell, did you pay the full published price or did they give you a deal? You seem very enthusiastic about the building now, even though in the beginning of this thread you said it was overpriced. You said: "My building is undergoing a coop conversion and the prices they want are ridiculous. They are attempting to get historic district prices (even higher than that, actually) for a non-historic district building with no garden or parking."

Now, you are quick to spread rumors about how many apartments you think are sold and seem to act as a cheerleader for the owners.



Title: Re: Washington Plaza
Post by: Lilybell on May 24, 2016, 12:15:01 PM
I haven't purchased a unit; I'm still waiting to see if the owner gets back to us. I wrote the comment in red the day after we received the black book so I was upset about the insider price increase (because I had visions in my head of getting an amazing deal because of the first numbers we were given) and skeptical that the renovations would be done well.  Since then, I have done a lot of research and neighborhood comparison shopping and have changed my mind - I have many reasons for this but due to your accusatory tone I'm feeling less than obligated to explain my thought process. 

I am not spreading rumors about sales - everything I've mentioned here is listed on the owner's website or was told  to me directly by the sales agent.  I was trying to provide as much info as possible so other tenants can make informed decisions.

I know exactly who you are and you are even less charming in person.


Title: Re: Washington Plaza
Post by: jh35 on May 24, 2016, 12:31:31 PM

I know exactly who you are and you are even less charming in person.

I would never dream of saying something like that to you. I would also not say you have done a good job as a member of the board of the tenant's association.
Title: Re: Washington Plaza
Post by: Simka on May 24, 2016, 02:20:39 PM
good luck with w/e you decide, but word of advice, don't get tunnel vision and lock yourself into the Plaza. So many more reasonably priced coops in JH with much more reasonable maintenance costs, and if you're going to get an un-renovated unit, well then that really opens up a ton of more options. I think the big sell and the reason people are willing to pay so much and those high maintenances is because like Simka said, some people just like the idea of "turn key". Also the units are sponsor units so they might appeal to people who otherwise, for whatever reason may not pass a board interview. Or investors looking to park cash somewhere. But for someone that actually wants to live there, sponsor units don't provide any value except a higher premium.

One thing I don't think many first-time coop buyers realize is that buying into a newly converted coop is very different from buying into an established coop. For instance, financially it has no track record as a coop—only as a rental building. And if you buy and then want to resell in a couple of years, you could have a problem; if less than 50 percent of the apartments are owner-occupied (meaning there are still a lot of non-purchasing renters), it's likely that buyers will have trouble getting a mortgage. Also, for a number of years, the sponsor will own enough shares that the resident owners may not have much power in running the building. After living in a fairly new conversion before, I wouldn't want to do it again.
Title: Re: Washington Plaza
Post by: jackinjh on May 24, 2016, 03:00:49 PM
good luck with w/e you decide, but word of advice, don't get tunnel vision and lock yourself into the Plaza. So many more reasonably priced coops in JH with much more reasonable maintenance costs, and if you're going to get an un-renovated unit, well then that really opens up a ton of more options. I think the big sell and the reason people are willing to pay so much and those high maintenances is because like Simka said, some people just like the idea of "turn key". Also the units are sponsor units so they might appeal to people who otherwise, for whatever reason may not pass a board interview. Or investors looking to park cash somewhere. But for someone that actually wants to live there, sponsor units don't provide any value except a higher premium.

Simka, does that qualify new buyer as first owner. As a most coop I looked at they allow sublet/rental policy only if you the first owner, else you have to live certain year then allow to rent a year.

Trying to help a friend who looking to buy 1 bedroom or studio in our area to retire in few years, but they would like to be able to rent it out now.


One thing I don't think many first-time coop buyers realize is that buying into a newly converted coop is very different from buying into an established coop. For instance, financially it has no track record as a coop—only as a rental building. And if you buy and then want to resell in a couple of years, you could have a problem; if less than 50 percent of the apartments are owner-occupied (meaning there are still a lot of non-purchasing renters), it's likely that buyers will have trouble getting a mortgage. Also, for a number of years, the sponsor will own enough shares that the resident owners may not have much power in running the building. After living in a fairly new conversion before, I wouldn't want to do it again.
Title: Re: Washington Plaza
Post by: Lilybell on May 24, 2016, 03:05:21 PM
Quote
I would never dream of saying something like that to you. I would also not say you have done a good job as a member of the board of the tenant's association.

Oh please, your entire previous comment was a personal attack and now you're butthurt because I defended myself? I'm not on the board of the tenant's group. I've attended a grand total of two meetings.
Title: Re: Washington Plaza
Post by: Simka on May 24, 2016, 05:13:17 PM
Simka, does that qualify new buyer as first owner. As a most coop I looked at they allow sublet/rental policy only if you the first owner, else you have to live certain year then allow to rent a year.

Trying to help a friend who looking to buy 1 bedroom or studio in our area to retire in few years, but they would like to be able to rent it out now.

I don't know about the subletting. Different coops have different policies. I think something like that should be spelled out in the black book, but I'm not sure it's there. (I looked all through the black book to find whether Washington Plaza will have a flip tax and couldn't find it. Somebody told me there isn't one.)
Title: Re: Washington Plaza
Post by: iqtsarah on May 24, 2016, 05:33:41 PM
I went to check out few apartments at Washington Plaza a month ago. And I remembered the agent mention you can sublet for (i forget how many years she told me, maybe it was 2 or 4). But after that you can't sublet anymore.
Title: Re: Washington Plaza
Post by: dssjh on May 24, 2016, 08:02:32 PM
https://s-media-cache-ak0.pinimg.com/736x/c1/64/40/c16440123484cbe75d4fc87c74e74b48.jpg
Title: Re: Washington Plaza
Post by: Simka on May 24, 2016, 11:34:56 PM
Simka, does that qualify new buyer as first owner. As a most coop I looked at they allow sublet/rental policy only if you the first owner, else you have to live certain year then allow to rent a year.

Trying to help a friend who looking to buy 1 bedroom or studio in our area to retire in few years, but they would like to be able to rent it out now.

I don't know about the subletting. Different coops have different policies. I think something like that should be spelled out in the black book, but I'm not sure it's there. (I looked all through the black book to find whether Washington Plaza will have a flip tax and couldn't find it. Somebody told me there isn't one.)

jackinjh, I just looked through the proprietary lease in the black book, and though it mentions subletting, it doesn't go into details about how many times you can do it. One thing I can tell you, though, is that regardless of what they say the subletting policy is, it's subject to revision by the board of directors at any time.
Title: Re: Washington Plaza
Post by: Simka on June 02, 2016, 01:53:53 AM
Latest figures posted: There are 14 "executed agreements" for bona fide outside buyers to purchase coops at Washington Plaza. So far there are 0 executed agreements for tenants to buy any. (I wonder if a tenant buying a different apartment is counted as a non-tenant? I imagine so....) I think 14 is about half of the 15 percent necessary for the coop plan to be declared effective.
Title: Re: Washington Plaza
Post by: Lilybell on June 02, 2016, 09:11:02 AM
Hi Simka,

You are right - they are only counting tenants who purchase their own apartments as "tenants".  So if a tenant buys a renovated unit instead, they will be treated like everyone else and have to put 20% down (instead of 10%) and pay two month's maintenance at closing (instead of one).

There must have been a flurry of activity after the 90 days were up - I ran into the sales agent putting up signs saying that they extended the sales office hours on the 90th day; I am so curious as to how many tenants made offers.
Title: Re: Washington Plaza
Post by: Simka on June 02, 2016, 12:13:35 PM
Hi Simka,

You are right - they are only counting tenants who purchase their own apartments as "tenants".  So if a tenant buys a renovated unit instead, they will be treated like everyone else and have to put 20% down (instead of 10%) and pay two month's maintenance at closing (instead of one).

There must have been a flurry of activity after the 90 days were up - I ran into the sales agent putting up signs saying that they extended the sales office hours on the 90th day; I am so curious as to how many tenants made offers.

I didn't see those signs. What day was the 90th day, the 31st?
Title: Re: Washington Plaza
Post by: Lilybell on June 02, 2016, 02:08:34 PM
Yeah, I'm pretty sure it was Monday but there's a slight chance it was Tuesday (I was off both days and can't remember for sure). It was just a piece of paper taped to each lobby door saying they'd be open til 7pm.

Title: Re: Washington Plaza
Post by: frances on June 02, 2016, 07:53:32 PM
I was there last weekend, checking out apartments. At that time, the broker told me they're about 40% of the way to being declared effective. They're expecting it to be declared in late July/early August.
Title: Re: Washington Plaza
Post by: Simka on June 03, 2016, 12:04:17 AM
I came across a listing for one of the three-bedroom, two-bath apartments on the Times site today, and was surprised to see...REAL PHOTOS! Well, not of the bathroom—that's still the one with the magical Manhattan skyline in the window—but the other pictures looked like actual photographs.

http://www.nytimes.com/real-estate/usa/ny/queens/jackson-heights/homes-for-sale/73-12-35th-avenue-c51/478-5b4aaf59607f5
Title: Re: Washington Plaza
Post by: Lilybell on June 03, 2016, 11:11:38 AM
simka, not sure if you heard that the owner has counter-offered with a 20% discount off the outsider price (for current tenants). And they are allowing 5% down instead of 10%. 

I noticed they are doing an open house for the big three-bedroom this weekend (the same one from the NY Times article).
Title: Re: Washington Plaza
Post by: hum@njukebox1 on June 03, 2016, 01:27:34 PM
I came across a listing for one of the three-bedroom, two-bath apartments on the Times site today, and was surprised to see...REAL PHOTOS! Well, not of the bathroom—that's still the one with the magical Manhattan skyline in the window—but the other pictures looked like actual photographs.

http://www.nytimes.com/real-estate/usa/ny/queens/jackson-heights/homes-for-sale/73-12-35th-avenue-c51/478-5b4aaf59607f5

I could live there.  Can anyone loan (ie. give) me $750,000?
Title: Re: Washington Plaza
Post by: eddie on June 03, 2016, 03:18:59 PM
I came across a listing for one of the three-bedroom, two-bath apartments on the Times site today, and was surprised to see...REAL PHOTOS! Well, not of the bathroom—that's still the one with the magical Manhattan skyline in the window—but the other pictures looked like actual photographs.

http://www.nytimes.com/real-estate/usa/ny/queens/jackson-heights/homes-for-sale/73-12-35th-avenue-c51/478-5b4aaf59607f5

beautiful apt, huge kitchen, that maintenance though!
Title: Re: Washington Plaza
Post by: Simka on June 04, 2016, 04:23:01 PM
simka, not sure if you heard that the owner has counter-offered with a 20% discount off the outsider price (for current tenants). And they are allowing 5% down instead of 10%. 

No, Lilybell—I hadn't heard that. You'd think something like that would have been posted on the tenants' group. Well, maybe it has been, but I haven't gotten an email notification.
Title: Re: Washington Plaza
Post by: Simka on June 04, 2016, 04:26:53 PM
I came across a listing for one of the three-bedroom, two-bath apartments on the Times site today, and was surprised to see...REAL PHOTOS! Well, not of the bathroom—that's still the one with the magical Manhattan skyline in the window—but the other pictures looked like actual photographs.

http://www.nytimes.com/real-estate/usa/ny/queens/jackson-heights/homes-for-sale/73-12-35th-avenue-c51/478-5b4aaf59607f5

beautiful apt, huge kitchen, that maintenance though!

Agreed, the maintenance is pretty high.
Title: Re: Washington Plaza
Post by: Lilybell on June 06, 2016, 12:26:32 PM
Quote
simka, not sure if you heard that the owner has counter-offered with a 20% discount off the outsider price (for current tenants). And they are allowing 5% down instead of 10%. 

No, Lilybell—I hadn't heard that. You'd think something like that would have been posted on the tenants' group. Well, maybe it has been, but I haven't gotten an email notification.


It was posted, but someone mentioned they are having issues with receiving notifications (if you are referring to the google group). 

Saturday was really loud along 73rd street (traffic from Pride and constant plane noise). I can't imagine the sales center was thrilled (due to the open house). 
Title: Re: Washington Plaza
Post by: Simka on June 08, 2016, 11:38:43 PM
Quote
simka, not sure if you heard that the owner has counter-offered with a 20% discount off the outsider price (for current tenants). And they are allowing 5% down instead of 10%. 

No, Lilybell—I hadn't heard that. You'd think something like that would have been posted on the tenants' group. Well, maybe it has been, but I haven't gotten an email notification.


It was posted, but someone mentioned they are having issues with receiving notifications (if you are referring to the google group). 

Saturday was really loud along 73rd street (traffic from Pride and constant plane noise). I can't imagine the sales center was thrilled (due to the open house).

I bet the sales center wasn't too happy with the two camps of women from building D screaming at each other in the courtyard a couple of Saturdays ago. Did you hear them? There was a small group of prospective buyers out there, huddled together off to the side, watching as the police arrived and tried to calm everyone down.
Title: Re: Washington Plaza
Post by: Lilybell on June 09, 2016, 10:32:23 AM
Oh my god Simka, that was so crazy!  I live in D and they fight constantly - one of the women lives below the other one's family and she gets over the top about their noise.  They are pretty loud but her reactions are extreme.  The argument started because she was filming the family and yelling at them as they walked out of the building (for no reason; they weren't doing anything). 

She is now trying to get some sort of petition together to try to get the family evicted. Which will never happen.  She only has the support of one other person in the building.

Can you believe the outsider prices are going up by 15%?  I am flabbergasted. I guess they got a good response from tenants who are going to purchase their own units and she's confident she's going to hit her numbers soon (prob. in August).  The seller's attorney said that they will probably start closing on apartments when they hit 35% instead of 50%. I didn't think that was allowed but he said that as long as the lender agrees it's fine.
Title: Re: Washington Plaza
Post by: iqtsarah on June 09, 2016, 11:38:38 AM
Oh my god Simka, that was so crazy!  I live in D and they fight constantly - one of the women lives below the other one's family and she gets over the top about their noise.  They are pretty loud but her reactions are extreme.  The argument started because she was filming the family and yelling at them as they walked out of the building (for no reason; they weren't doing anything). 

She is now trying to get some sort of petition together to try to get the family evicted. Which will never happen.  She only has the support of one other person in the building.

Can you believe the outsider prices are going up by 15%?  I am flabbergasted. I guess they got a good response from tenants who are going to purchase their own units and she's confident she's going to hit her numbers soon (prob. in August).  The seller's attorney said that they will probably start closing on apartments when they hit 35% instead of 50%. I didn't think that was allowed but he said that as long as the lender agrees it's fine.

Yup I just notice many of there apartment prices went up. For example.
1 bedroom $C36 went up from $402,900 to $438,000
2 bedroom #B53 was at $575,000 now is $585,000

Prices are keep going up in JH.
Title: Re: Washington Plaza
Post by: Lilybell on June 09, 2016, 03:12:45 PM
Quote
Yup I just notice many of there apartment prices went up. For example.
1 bedroom $C36 went up from $402,900 to $438,000
2 bedroom #B53 was at $575,000 now is $585,000

And I think they might go higher, but I'm not positive. The tenants received a new amendment that said the outsider prices are increasing by 15%, but so far the largest increase I've seen has been 9%. They release new apartments for sale in batches of one or two, so I'm wondering if the next batch will be 15% higher. 

C36 has such an awkward floor plan; there are so many better options for that price.
Title: Re: Washington Plaza
Post by: hum@njukebox1 on June 09, 2016, 09:37:04 PM
Quote
Yup I just notice many of there apartment prices went up. For example.
1 bedroom $C36 went up from $402,900 to $438,000
2 bedroom #B53 was at $575,000 now is $585,000

And I think they might go higher, but I'm not positive. The tenants received a new amendment that said the outsider prices are increasing by 15%, but so far the largest increase I've seen has been 9%. They release new apartments for sale in batches of one or two, so I'm wondering if the next batch will be 15% higher. 

C36 has such an awkward floor plan; there are so many better options for that price.

Funny, I looked at many of the one bedroom layouts this past weekend (as well as the three bedroom) and found C36 to have the most ideal floor plan of the one bedrooms.  I guess we all have our own tastes. 
Title: Re: Washington Plaza
Post by: Lilybell on June 10, 2016, 09:32:15 AM
Quote
Funny, I looked at many of the one bedroom layouts this past weekend (as well as the three bedroom) and found C36 to have the most ideal floor plan of the one bedrooms.  I guess we all have our own tastes.

I wasn't very clear with what I wrote - my main issue is the lack of sunlight more than the actual layout.  I have a similar long narrow hallway in my apartment and it just feels like wasted space to me; but I can see how it might be desirable to someone else. 

Edited: isn't the 3 bedroom gorgeous?  I love the silk wallpaper in the entry area.
Title: Re: Washington Plaza
Post by: hum@njukebox1 on June 10, 2016, 10:57:49 AM
Regarding C36.......I liked the separation of the bedroom and bathroom from the rest of the apartment.  The lack of sunlight would be a negative.  I wasn't looking closely enough to notice that day.  The 3 bedroom was gorgeous!  I wish I could lop off the 2 smaller bedrooms and move the rest of the apartment to my current location on 80th Street...........and keep my current maintenance payments which are under $400.  That would be heaven!
Title: Re: Washington Plaza
Post by: Lilybell on June 10, 2016, 12:07:27 PM
It would be a dream come true to have one of those apartments with a low maintenance.
Title: Re: Washington Plaza
Post by: iqtsarah on June 10, 2016, 03:40:35 PM
Apt #C51 is such a beautiful apartment. However I think the maintenance is a bit too high at $1787 in compare to most of the three bedrooms co-op in JH. With a listing prices at $935k. A 20% downpayment will be $187,000. And that’s not including closing cost yet.  With the current mortgage rate at close to 3.5 for 30 years. Added the maintenance. Your monthly payment will be $5146 PER MONTH. And if you are lucky enough to saved up to 30% downpayment which is $280,500. Your monthly payment will be reduce to $4690 PER MONTH. However you still want to have a little bit saving left after you shell out almost close $300k of downpayment. I have to say who ever move in to those three bedroom apartments in WP has to have a really high income, or dual income, or even saved up a lot a lot money. Paying five thousand something a month just to live seems like a lot. Even you do pay down 50% of downpayment at $467,500 (which is a lot money o save).  Your monthly payment will still be $3860. A little better now consider people are paying $3200 for one bedroom rental in Williamsburg.  But it’s still a lot. Just my thought.
Title: Re: Washington Plaza
Post by: Cassat on June 10, 2016, 05:46:57 PM
An article in the NY Times on Washington Plaza:

http://www.nytimes.com/2016/06/12/realestate/a-jackson-heights-co-op-that-aims-to-preserve.html?_r=0
Title: Re: Washington Plaza
Post by: Lilybell on June 12, 2016, 08:13:53 AM
Thanks Cassat!  I completely forgot there's a 4-bedroom.  It's huge.
Title: Re: Washington Plaza
Post by: Simka on June 13, 2016, 01:10:53 AM
An article in the NY Times on Washington Plaza:

http://www.nytimes.com/2016/06/12/realestate/a-jackson-heights-co-op-that-aims-to-preserve.html?_r=0

Thanks for the link. It's such a fawning puff piece, it makes me gag. Plus the quotes about the architectural approach are contradictory:

Quote
“Conventional wisdom in this day and age is to take 900 square feet and chop it up into a two-bedroom.” But after much “back and forth,” [Marilyn Sollar] said, “we resisted the temptation to cut them up and increase the room counts.”

As a result, the apartments largely retain their gracious dimensions. The average size of a one-bedroom is 900 square feet, according to Ms. Sollar. Dining rooms in just one of the 36 apartment lines are being turned into second bedrooms.

Many original details like high ceilings, archways, handcrafted crown moldings and raised kitchens and dining areas were left intact or replicated, said Jim Low, the project architect at Freyer Collaborative Architects, which renovated the buildings.

The goal was “to respect the space, preserve the grandeur, preserve the spaciousness,” Mr. Low said. At the same time, he added, “We were very adamant about making it a livable space” for today’s buyer.

Kitchens were opened to living and dining rooms....Curved dining alcoves were removed in all but one line to create larger, more open dining spaces....And, where possible, space was taken from extra-large rooms and halls to expand closets, without sacrificing the grand scale of the apartments.

My head is spinning from all the double-talk. They want to "respect the space" and "preserve the grandeur" of the original...but they're opening up the kitchens to living and dining areas and getting rid of most of the dining alcoves to create more open (i.e., modern) dining areas? And they deemed some rooms "extra-large" and whittled them down to add more closet space—even though the original closets were already quite generous in size. And I'm surprised to see Sollar say that the dining areas are only being turned into bedrooms in one line. It didn't look that way in the black book.

Quote
Tenants of Washington Plaza have been offered a 10 percent discount, though they can remain renters as long as they choose. The building will market more apartments as they become available through attrition.

Of course, there's no mention of how the hefty rent increases given to the numerous tenants paying preferential rents might be giving a boost to that attrition.
Title: Re: Washington Plaza
Post by: Simka on June 13, 2016, 01:23:41 AM
Oh my god Simka, that was so crazy!  I live in D and they fight constantly - one of the women lives below the other one's family and she gets over the top about their noise.  They are pretty loud but her reactions are extreme.  The argument started because she was filming the family and yelling at them as they walked out of the building (for no reason; they weren't doing anything). 

She is now trying to get some sort of petition together to try to get the family evicted. Which will never happen.  She only has the support of one other person in the building.

Ugh. I did pick up on the noise-complaint aspect, from what I heard them yelling. I sympathize with the people downstairs, because noise carries through floors so much. I wonder if they've ever tried to get the super or management involved? (Not that I think it would solve the problem—I'm really just curious!)

Speaking of noise, I've heard from some people that after apartments next door to them were renovated, the sounds coming through the wall became noticeably louder. It has something to do with plaster being taken down and replaced by drywall. I'm so glad the people next to me haven't moved out!
Title: Re: Washington Plaza
Post by: Cassat on June 13, 2016, 10:35:41 AM
It's such a fawning puff piece, it makes me gag. Plus the quotes about the architectural approach are contradictory:

. . .
Of course, there's no mention of how the hefty rent increases given to the numerous tenants paying preferential rents might be giving a boost to that attrition.

Simka, I couldn't agree with you more.
Title: Re: Washington Plaza
Post by: eddie on June 13, 2016, 11:00:13 AM

The goal was “to respect the space, preserve the grandeur, preserve the spaciousness,” Mr. Low said. At the same time, he added, “We were very adamant about making it a livable space” for today’s buyer.

Kitchens were opened to living and dining rooms....Curved dining alcoves were removed in all but one line to create larger, more open dining spaces....And, where possible, space was taken from extra-large rooms and halls to expand closets, without sacrificing the grand scale of the apartments.[/b]

My head is spinning from all the double-talk. They want to "respect the space" and "preserve the grandeur" of the original...but they're opening up the kitchens to living and dining areas and getting rid of most of the dining alcoves to create more open (i.e., modern) dining areas? And they deemed some rooms "extra-large" and whittled them down to add more closet space—even though the original closets were already quite generous in size. And I'm surprised to see Sollar say that the dining areas are only being turned into bedrooms in one line. It didn't look that way in the black book.
Quote

there's a balance, no one, or at least very few people want closed off kitchens and dining areas anymore so why would they leave them closed off?

The closet thing, well I think most people would trade say an 18x12 bedroom for a 16x12 bedroom with a walk in closet. I know I would. People own a lot more stuff these days. I think it was a good move. Generally people don't need that much space in a bedroom for furniture, a 12x12 bedroom can accommodate a queen bedroom set. but closet space is always at a premium.

But they refrained from chopping up the apartments into extra bedrooms and making dining rooms bedrooms. So it's a good compromise.
Title: Re: Washington Plaza
Post by: Lilybell on June 13, 2016, 11:05:11 AM
The super mentioned that quite a few tenants disappeared in the middle of the night after not being able to pay rent when they were taken out of preferential rent. The guy next to me was one of them.

The owner is going to hit her numbers any day now - they are up to 17 in contract and 8 or 9 more are about to be signed. 

simka, are you sure about the drywall/plaster?  Aren't they only re-framing internal walls that are moving?  The apartment next to me was renovated and I did an experiment - I blasted my tv and then snuck into the apartment next door and put my ear up next to the wall near my tv on the other side and I could barely hear it. And I had it on really loud; much louder than I would ever play it normally.

edited: I live in one of the lines where the dining area is becoming a second bedroom (I think there are at least two lines doing it, not just one like mentioned in the article).  It makes sense for my apartment because it's a one-bedroom that is over 1100 square feet.  The rooms are ridiculously large - I can fit three 9x12 rugs in my living room/foyer.  The bedroom was only made a tiny bit smaller in order to enlarge the bathroom a bit. I've seen the new floor plan in person and it's still pretty spacious as a two-bedroom. 

I thought when they wrote about preserving the space and original grandeur that they meant things like the moldings and archways, which they've pretty much kept in all of the renovations.  I'm glad they didn't chop the 1-bedrooms into 2-bedrooms.  If you look in Brooklyn, you see tons of "two-bedrooms" for sale that are 700 sf converted 1-bedrooms and I'm grateful they didn't go in that direction.

The courtyard is looking so pretty lately!
Title: Re: Washington Plaza
Post by: Dodger on June 13, 2016, 12:04:20 PM
I wish the NY Times had enabled comments on this piece so some of the insider knowledge here could be shared there, and complicate what looks like a developer's press release.
Title: Re: Washington Plaza
Post by: CaptainFlannel on June 13, 2016, 05:24:47 PM
You can count on pretty much anything in the Real Estate section to be a puff piece. It's all articles featuring NYTimes advertisers, so you'll never see them point out things like high maintenance fees.

Admittedly, for the Manhattan-centric readership, the fees might not seem like a big deal, but if it were a section that weren't so obviously beholden to advertisers, the writers would probably be more inclined to take a look at what other pre-war buildings with similar amenities maintenance fees are.
Title: Re: Washington Plaza
Post by: Shelby2 on June 13, 2016, 10:19:54 PM
I wish the NY Times had enabled comments on this piece so some of the insider knowledge here could be shared there, and complicate what looks like a developer's press release.

If you're on Facebook, you can make comments on the "New York Today" page where the NYTimes posts its links.  https://www.facebook.com/NewYorkTodayNYT/?fref=nf
Title: Re: Washington Plaza
Post by: Simka on June 14, 2016, 01:50:07 AM
there's a balance, no one, or at least very few people want closed off kitchens and dining areas anymore so why would they leave them closed off?

The closet thing, well I think most people would trade say an 18x12 bedroom for a 16x12 bedroom with a walk in closet. I know I would. People own a lot more stuff these days. I think it was a good move. Generally people don't need that much space in a bedroom for furniture, a 12x12 bedroom can accommodate a queen bedroom set. but closet space is always at a premium.

But they refrained from chopping up the apartments into extra bedrooms and making dining rooms bedrooms. So it's a good compromise.

To each his own. I would prefer to have a large bedroom, but then, I live here and I know the closets are very roomy. The two in my bedroom aren't walk-ins, but seriously, I don't need to actually step into them to use them. And I have two other very deep closets and one that's smaller.

And about the kitchens and dining areas, if a property developer wants to follow the modern preference for open floor plans, fine, but just say that and don't pretend you're honoring the original design. What they're doing is taking down walls and opening up hallways while actually making the kitchens themselves smaller. But if they put it that way it won't sound anywhere near as lofty as "respecting the space" and "preserving the grandeur." (And sure, Lilybell, preserving the moldings and arched doors is part of that, but I still feel like it's mostly RE bull when they take a prewar apartment and make dramatic changes to the floor plan but still try to trade on the prewar charm.)
Title: Re: Washington Plaza
Post by: Simka on June 14, 2016, 02:39:44 AM
The super mentioned that quite a few tenants disappeared in the middle of the night after not being able to pay rent when they were taken out of preferential rent. The guy next to me was one of them.

Not surprising at all. I've been lucky enough to be able to afford the large rent hikes I've gotten so far (that is, significantly larger than the RS guideline allowances), but I figure there must be a number of people who couldn't.

Quote
simka, are you sure about the drywall/plaster?  Aren't they only re-framing internal walls that are moving?  The apartment next to me was renovated and I did an experiment - I blasted my tv and then snuck into the apartment next door and put my ear up next to the wall near my tv on the other side and I could barely hear it. And I had it on really loud; much louder than I would ever play it normally.

I'm not personally sure; I'm just reporting what three or four other people have said. One of them mentioned it at the last tenants association meeting, and the others have confirmed it to me since then. But I did get the impression that it's not happening in every case. It seems to have something to do with what kind of work needed to be done in the room on the other side of the wall.

Quote
edited: I live in one of the lines where the dining area is becoming a second bedroom (I think there are at least two lines doing it, not just one like mentioned in the article).  It makes sense for my apartment because it's a one-bedroom that is over 1100 square feet.  The rooms are ridiculously large - I can fit three 9x12 rugs in my living room/foyer.  The bedroom was only made a tiny bit smaller in order to enlarge the bathroom a bit. I've seen the new floor plan in person and it's still pretty spacious as a two-bedroom.


I just looked at the floor plans in the black book, and according to those, there are definitely more than two lines in which they're changing the dining areas to bedrooms. I wonder which line she's talking about when she says they're only doing it in one? From what I can see, there are rooms that were originally called "dining rooms" but over the years had come to be considered bedrooms. Those always had closets. So I'm not counting those. The rooms called "dining alcoves" on the building's original floor plans did not have closets. According to the black book floor plans, those are being turned into bedrooms in these lines: B1, C5, D1, D2, E5, and F1. They tend to be smaller than the bedrooms that started out as dining rooms.

Quote
The courtyard is looking so pretty lately!

Yes, it is! I have always thought it was pretty, especially this time of year, when they start working on the bushes and flowers. But the change of paint color in the fountains, the new fountain spout, and the benches are all nice improvements. The benches really look like they belong there.
Title: Re: Washington Plaza
Post by: Simka on June 14, 2016, 02:43:38 AM
You can count on pretty much anything in the Real Estate section to be a puff piece. It's all articles featuring NYTimes advertisers, so you'll never see them point out things like high maintenance fees.

Admittedly, for the Manhattan-centric readership, the fees might not seem like a big deal, but if it were a section that weren't so obviously beholden to advertisers, the writers would probably be more inclined to take a look at what other pre-war buildings with similar amenities maintenance fees are.

I suppose you're right about that. I have to admit, I don't read as many NYT real estate articles as I used to years ago, when I always bought the print edition.

P.S. I just noticed that even the Times is calling it an "Art Deco" building.  ::)
Title: Re: Washington Plaza
Post by: Lilybell on June 14, 2016, 09:28:45 AM
Quote
I just looked at the floor plans in the black book, and according to those, there are definitely more than two lines in which they're changing the dining areas to bedrooms. I wonder which line she's talking about when she says they're only doing it in one?

My guess is that she was talking about the C5 line. The photo in the NY Times article showed it as having one of those windows that are sort of like bay windows and C5 is the only line that has dining areas with that type of window. 

The conversion of the D2 line is my least favorite out of the entire complex; I think it should have remained as a one-bedroom.  The 2nd bedroom is tiny and more appropriate for an office than an actual bedroom. The apartment looks so much smaller now because they added a few walls to close off the bedroom and reconfigure the kitchen. The windows in the living room aren't centered because of where they added the wall to close off the new bedroom. That would drive me nuts. The kitchen went from a narrow galley to a square shape with a small opening and it barely has any counter space or bottom cabinets. The kitchens in the one-bedrooms that are going to remain as one-bedrooms are larger and have much better layouts.

Quote
To each his own. I would prefer to have a large bedroom, but then, I live here and I know the closets are very roomy.
 

I know in my line, the bedroom was decreased by only a few inches - I couldn't even tell the difference in size when I visited the converted version of my apartment. The reason they made the closets larger is because they took out two large closets during the construction (they got rid of the dressing area and the two closets that were in it in order to increase the size of the former dining area and add a doorway).  The master bedroom is still very large.
Title: Re: Washington Plaza
Post by: CaptainFlannel on June 14, 2016, 03:38:59 PM
I think developers can honor the original design while also updating for modern tastes. When my dream comes true and I retire upstate to a lovely renovated farmhouse, I certainly want many of the original details and charms of that building type, but I sure would prefer a modern kitchen and closets (something you don't find in a lot of 19th century homes).

Honoring something doesn't mean keeping it exactly as it was.
Title: Re: Washington Plaza
Post by: Simka on June 15, 2016, 10:05:19 AM
The conversion of the D2 line is my least favorite out of the entire complex; I think it should have remained as a one-bedroom.  The 2nd bedroom is tiny and more appropriate for an office than an actual bedroom. The apartment looks so much smaller now because they added a few walls to close off the bedroom and reconfigure the kitchen. The windows in the living room aren't centered because of where they added the wall to close off the new bedroom. That would drive me nuts. The kitchen went from a narrow galley to a square shape with a small opening and it barely has any counter space or bottom cabinets. The kitchens in the one-bedrooms that are going to remain as one-bedrooms are larger and have much better layouts.

I haven't actually seen the apartment, but I know what you mean about the windows—I have seen that happen in a lot of apartments! And yeah, on the floor plans, a number of kitchens were turned into those small squares and most of the bedrooms created from dining alcoves are tiny.

Quote


I know in my line, the bedroom was decreased by only a few inches - I couldn't even tell the difference in size when I visited the converted version of my apartment. The reason they made the closets larger is because they took out two large closets during the construction (they got rid of the dressing area and the two closets that were in it in order to increase the size of the former dining area and add a doorway).  The master bedroom is still very large.

That's good. :)
Title: Re: Washington Plaza
Post by: Simka on June 15, 2016, 10:16:17 AM
I think developers can honor the original design while also updating for modern tastes. When my dream comes true and I retire upstate to a lovely renovated farmhouse, I certainly want many of the original details and charms of that building type, but I sure would prefer a modern kitchen and closets (something you don't find in a lot of 19th century homes).

Honoring something doesn't mean keeping it exactly as it was.

Well, it's a matter of taste and opinion whether someone is honoring an original design when they update. There are people who are extreme preservationists, and people who are way more liberal. I'd say I'm pretty reasonable about the need to update appliances, add AC, make a home more energy-efficient, and so on. But (in my opinion), changing the look by pulling down walls and changing the room sizes and proportions, and getting rid of curved walls and arches (or adding them, if they weren't there in the original), or, say, exposing brick when the brick wasn't exposed in the original home (not at WP, but done a lot) is not honoring the original design or "preserving the grandeur." I understand why a realtor or architect would make that claim, since Jackson Heights is known for its lovely, classic prewar buildings. But it rubs me the wrong way.
Title: Re: Washington Plaza
Post by: Lilybell on June 15, 2016, 12:02:33 PM
I think the structural changes have been pretty minor in most of the floor plans unless it was one that was getting more bedrooms or being merged with a second apartment to create one of the huge ones.  Most of the one-bedrooms haven't changed much at all. 

I'm so jealous that the three bedrooms have washer-dryer hookups.



Title: Re: Washington Plaza
Post by: CaptainFlannel on June 15, 2016, 12:15:06 PM
It's definitely a matter of opinion and preference. But when language creeps in about how people shouldn't "pretend they are honoring the space" when what is really meant is "it doesn't suit my sensibilities" the discussion is moving beyond opinions and preferences.

I wouldn't be surprised if the writer of that article never set foot in Washington Plaza or has only been to Jackson Heights to each at the Jackson Diner.
Title: Re: Washington Plaza
Post by: Lilybell on June 15, 2016, 01:45:26 PM
I'm not sure how the NY Times real estate section chooses the places they write blurbs on. I wonder if it's like the wedding section, where you compete to have your wedding in the paper and have to pay $$$ if they select yours.

Title: Re: Washington Plaza
Post by: Simka on June 15, 2016, 10:16:00 PM
I'm not sure how the NY Times real estate section chooses the places they write blurbs on. I wonder if it's like the wedding section, where you compete to have your wedding in the paper and have to pay $$$ if they select yours.

Yeah, I don't know. I have seen supposed news articles in small local papers that were clearly directly copied from press releases, and I figured the papers were happy to run something that was already written. I imagine it takes much more leverage to get your press release written up as an article in The New York Times.
Title: Re: Washington Plaza
Post by: CaptainFlannel on June 21, 2016, 11:28:08 AM
It's unlikely you have to pay $$$ to be featured in the section since the NY Times needs to maintain some credibility that a wall between editorial and business exists. But, it's commonly understood that wall for really advertising reliant sections (real estate, automobiles for example) is quite low.

My guess is that someone from the developer or real estate agency contacted the section. To me in seems like a slam dunk for coverage - neighborhood that has easy and fast access to Manhattan; great visuals for the apartments and the fountain; prices that are a steal by Manhattan standards; increasing interest in the neighborhood as Western Queens prices rise.
Title: Re: Washington Plaza
Post by: Shelby2 on June 23, 2016, 01:10:51 AM
Apt #C51 is such a beautiful apartment. However I think the maintenance is a bit too high at $1787 in compare to most of the three bedrooms co-op in JH. With a listing prices at $935k.

This 4 bedroom/3 bathroom apartment in the Towers has a monthly maintenance of $1588 (asking price $1,150,000)
http://www.brownstoner.com/listing/ELLIMAN-2451627/3339-80th-st-apt-223339-80th-st-apt-22-jackson-heights-ny-11372/

Maybe it's not a fair comparison since the Towers one does have both an additional bedroom and an additional bathroom.
Title: Re: Washington Plaza
Post by: hum@njukebox1 on June 23, 2016, 08:42:20 AM
Is that tiny fourth bedroom part of the original design at the Towers?  It destroys the layout.  Open up that space and make a big, beautiful kitchen/dining area.
Title: Re: Washington Plaza
Post by: Shelby2 on June 23, 2016, 09:23:18 AM
Is that tiny fourth bedroom part of the original design at the Towers?  It destroys the layout.  Open up that space and make a big, beautiful kitchen/dining area.

I'm not sure.  It's possible you could check on the Columbia real estate brochures.  http://nyre.cul.columbia.edu/
Title: Re: Washington Plaza
Post by: abcdefghijk on June 23, 2016, 10:29:50 AM
I have been in one of those apartments.

The fourth small bedroom with ensuite was the maid's room in the old days.

Title: Re: Washington Plaza
Post by: Lilybell on June 23, 2016, 11:35:21 AM
They are combining two apartments to make a 4-bedroom at Washington Plaza (I think it's still being renovated). It's going to be huge - I can't even imagine what the maintenance will be.
Title: Re: Washington Plaza
Post by: jh35 on June 27, 2016, 05:17:36 PM
Verizon is connecting Washington Plaza to FIOS this week. There was a break in the landline copper cable, so they are fixing that and connecting FIOS at the same time.

The apartments can not be connected to FIOS until Delta Management signs the FIOS papers. FIOS engineering says they are on John's desk. (Forgot the last name)   

Delta Management  1-212-753-4120

FIOS Engineering  1-888-eng-fios (1-888 364 3467)


If you have a verizon landline and your phone rings once and there is no one there, that indicates a bad connection. Call them. 1 (800) 837-4966




Title: Re: Washington Plaza
Post by: Simka on June 28, 2016, 07:05:18 PM
Verizon is connecting Washington Plaza to FIOS this week. There was a break in the landline copper cable, so they are fixing that and connecting FIOS at the same time.

The apartments can not be connected to FIOS until Delta Management signs the FIOS papers. FIOS engineering says they are on John's desk. (Forgot the last name)   

Delta Management  1-212-753-4120

FIOS Engineering  1-888-eng-fios (1-888 364 3467)


If you have a verizon landline and your phone rings once and there is no one there, that indicates a bad connection. Call them. 1 (800) 837-4966

Wow! I am glad to hear about this. I am totally sick of Time Warner.
Title: Re: Washington Plaza
Post by: Lilybell on June 29, 2016, 08:24:06 AM
Me too!  My TW internet is slower than it's supposed to be and my cable bill creeps up back to the same price no matter what I do to lower it. It's like they have a "magic number" they want me to pay and if I get rid of one service, they just increase the price of something else within a couple of months to make up for it.

I noticed that the most expensive two-bedroom (674K) was listed as in contract a few days ago (apt. A24). It looks like a few more one bedrooms sold as well. I'm curious to see how many sales are listed in the new document that will be posted in the lobby this weekend. If it's over 20, I think there's a decent change that they will start closings by the end of July (the attorney said they will probably start closing when they hit 35% renovated units sold instead of 50%).

Have you heard anything about how many tenants are planning to purchase their apartments?  I guess July 8 is the new deadline. I know of three in my building - but I don't really go around asking people about it so there might be more. However, there are quite a few elderly folks in my building who I know aren't planning to purchase.
Title: Re: Washington Plaza
Post by: jh35 on July 08, 2016, 01:49:02 PM
Here is an update on FIOS in Washington Plaza.

The fiber cable is in the basement. There is no indication in the verizon computer that John Busch at Delta Management has signed the approval papers. 

After approval, the next step is to wire the entire building and then the individual apartments that order the service.

"It could not possibly be installed before the end of the year because of the recent verizon strike and the installers workload", according to the FIOS engineer.
Title: Re: Washington Plaza
Post by: Shelby2 on July 29, 2016, 08:50:56 PM
Washington Plaza coop profiled in Brickunderground:

A three-bedroom, two-bath co-op for under $1 million? Yes, in Jackson Heights (http://www.brickunderground.com/buy/Jackson-Heights-Three-Bedroom)

"Jackson Heights, Queens, is one of those neighborhoods where the apartments are large and full of character (and the area is family friendly, too!). This particular co-op is no exception. Even sweeter, the 1,500-square-foot, three-bedroom, two-bath, repped by Nu-Place Realty, has an asking price under a million: $935,000 to be exact.

Apartments in the Art Deco prewar building, built in 1940, has classic features from that era, like high ceilings, crown moldings, and archways. The Italian-style kitchen in this apartment will have solid wood cabinetry, Caesarstone countertops and stainless steel appliances, and the bathrooms have Grohe Grandera accessories." click link above for article

(http://www.brickunderground.com/sites/default/files/styles/blog_primary_image/public/blog/images/Washington%20Plaza%20C51%20Living%20Dining%20.jpg?itok=PXNgkZAT)
Title: Re: Washington Plaza
Post by: Lilybell on August 01, 2016, 10:25:47 AM
They posted a new document in the lobby yesterday that listed 28 sales.  That figure doesn't include current tenants who plan to purchase their own apartments.  They need 15% bona fide purchasers for the conversion to go through, and they are at 14.78%.  They haven't sold any of the 900K ones yet but the other ones are going pretty quickly.

I noticed this sentence in the article: The complex has been awarded “Recognition for the Historical and Architectural Merit” by the Queens Historical Society and has National Register Historic District status.  
Can that be correct?  Since when is Washington Plaza in the historic district?
Title: Re: Washington Plaza
Post by: Miss Chatelaine on August 02, 2016, 01:35:40 PM
I noticed this sentence in the article: The complex has been awarded “Recognition for the Historical and Architectural Merit” by the Queens Historical Society and has National Register Historic District status.  
Can that be correct?  Since when is Washington Plaza in the historic district?

A larger part of Jackson Heights has national historic district status. (The other is New York City) There used to be cool signs around but they're mostly gone now or completely faded.
Title: Re: Washington Plaza
Post by: Lilybell on August 02, 2016, 01:52:13 PM
Thanks, Miss C.  I think I knew that but I didn't read the sentence carefully enough.
Title: Re: Washington Plaza
Post by: Simka on August 15, 2016, 01:42:01 AM
They posted a new document in the lobby yesterday that listed 28 sales.  That figure doesn't include current tenants who plan to purchase their own apartments.  They need 15% bona fide purchasers for the conversion to go through, and they are at 14.78%.  They haven't sold any of the 900K ones yet but the other ones are going pretty quickly.

Hi Lilybell. I've been involved in some other things so I haven't stopped by here for a while. I guess the plan will be declared effective soon. I haven't kept tabs on all the sales, but I suspect they're over that 15% now.

You're buying, aren't you? I saw your comment in another thread about moving away from 73rd Street—good for you!
Title: Re: Washington Plaza
Post by: Lilybell on August 17, 2016, 03:21:24 PM
Hey Simka!

I ended up purchasing a renovated unit because buying my current unit would have left me with a $900 maintenance fee and I wanted to get away from facing 73rd.  The unit I bought is a bit smaller than what I have now but I really didn't need an 1100 sf 1-bedroom.  I'll missing having 5 closets but I won't miss blowing a fuse multiple times a day. I have to decide between lights and a/c when I get ready in the morning because I can't have both! 

I'm so glad I purchased before they raised the prices. I think they have hit the 15%. My guess is that they will start closings with the current tenants first. There are two renovated apartments on my floor that have been finished for months except that they don't have doors for the bathroom vanity yet (what used to be the metal hamper). 

I was given an estimate of late Sept. for my apartment but I don't think it will be ready until around Thanksgiving.

Are you going to purchase your unit? (I won't be hurt if you prefer not to answer that!)

Title: Re: Washington Plaza
Post by: Shelby2 on August 17, 2016, 06:24:58 PM
Hey Simka!

I ended up purchasing a renovated unit

Congrats on your purchase! 
Title: Re: Washington Plaza
Post by: jleach on August 17, 2016, 07:16:09 PM
Hi Lilybell - any tips on the purchase process at Washington Plaza?  Were they negotiable or they firm on price?
Title: Re: Washington Plaza
Post by: Lilybell on August 19, 2016, 11:09:11 AM
Shelby - thank you!  I'm pretty excited and feel sort of like a grown-up (at 45!).

jleach - they were very firm on price - I lowballed them at first because I know they want my current apartment to turn it into a 2-bedroom. They basically laughed at that offer.  I was only able to get them down by 2K.

However, they raised the prices by 10-15% after I purchased, so I have no idea if they are still so firm. I know that everyone who bought before the price increase paid full price (or at least that's what I was told - I'm assuming they were truthful since that info will be public at some point).

They agreed to pay the transfer tax if I would agree to pay the full asking price (2K more than what they first accepted).  I agreed because it ended up saving me 7K in the long run. 
Title: Re: Washington Plaza
Post by: Simka on August 20, 2016, 09:00:03 PM
Shelby - thank you!  I'm pretty excited and feel sort of like a grown-up (at 45!).

jleach - they were very firm on price - I lowballed them at first because I know they want my current apartment to turn it into a 2-bedroom. They basically laughed at that offer.  I was only able to get them down by 2K.

However, they raised the prices by 10-15% after I purchased, so I have no idea if they are still so firm. I know that everyone who bought before the price increase paid full price (or at least that's what I was told - I'm assuming they were truthful since that info will be public at some point).

They agreed to pay the transfer tax if I would agree to pay the full asking price (2K more than what they first accepted).  I agreed because it ended up saving me 7K in the long run.

Congratulations! I'm glad it's worked out for you. I don't mind telling you: I'm not buying. I like my apartment (a two-bedroom) a lot, but even the lowest insider price was higher than I feel comfortable spending (especially considering my apartment's not renovated), and the maintenance is high. Plus I'm pretty sure I'll be moving away from NYC in a few years, and I'd rather be free to go and not have to go through the hassle of selling (especially if the number of owner-occupied units is below 50 percent, which would mean potential buyers could have trouble getting financing).
Title: Re: Washington Plaza
Post by: jleach on August 21, 2016, 04:36:00 PM
Made an offer of $435k for a $455k 1BR.  It was an initial 'test' offer but they basically responded no negotiations.  They were firm not only on price but on the transfer taxes and attorney fees as well.  They must be selling well and feel pretty confident that they don't have to consider anything but top dollar.  We couldn't come to an agreement so I am having to walk away.

Lilybell - I guess you got a deal compared to some  :-\
Title: Re: Washington Plaza
Post by: Rhino on August 21, 2016, 06:20:48 PM
My feelings are, from two prior experiences in JH, it may not be a deal this year, but in 5, when and if you are ready to sell, it will
Title: Re: Washington Plaza
Post by: Lilybell on August 22, 2016, 04:00:47 PM
I'm sorry to hear that, jleach!  I already live in the building so I sat and studied the floor plans for hours and hours and made an offer on a specific apartment that hadn't been listed for sale yet. The only reason they negotiated at all (but I still paid full price) is because they want my current apartment.

The owner really understands the market and is willing to wait to get the prices she wants. It was a bit of sticker shock at first, but like Rhino wrote, I'm looking at the long term.

NY1 mentioned that the prices in our part of Queens have gone up by 36% in the last quarter.

simka: I totally get why you didn't buy - those 2-bedrooms are $$$$!
Title: Re: Washington Plaza
Post by: JH3525 on August 23, 2016, 10:52:28 AM
Jleach or lilybell:  How many square feet are in the $455K 1BR unit and is the unit completely renovated.  I'm asking because I have a 875SF 1BR at the nearby Berkeley which I plan to list in November and it would be helpful having the SF and also the monthly maintenance.  Thank You.
Title: Re: Washington Plaza
Post by: Lilybell on August 23, 2016, 12:29:17 PM
Hi, the apartments going for 455K are between 886-916 sf.  They were lower a couple of months ago (the one I bought is 916 sf but I paid 418K). The maintenance varies depending on if you face the street or the courtyard but is around 780 - 800 for that square footage.

Here's link to what's for sale - the square footage and maintenance is listed for each one. You will see a discrepancy in prices - the lower ones were purchased early. http://www.nuplacerealty.com/?page=properties&status=1&agentid=11 (http://www.nuplacerealty.com/?page=properties&status=1&agentid=11) - I tried to link directly to washington plaza apartments but if it goes to the main page just do a search.

Everything listed for sale there is a renovated unit.  At some point they will start selling the unrenovated units that have rent stabilized tenants in them, but the tenants don't ever have to show anyone their apartments if they don't want to - but I wouldn't be surprised if the owner sells them in blocks to investors.
Title: Re: Washington Plaza
Post by: JH3525 on August 23, 2016, 02:26:36 PM
Lilybell, many thanks for your very helpful response and best wishes on your purchase. 
Title: Re: Washington Plaza
Post by: Simka on August 24, 2016, 01:47:52 AM
Everything listed for sale there is a renovated unit.  At some point they will start selling the unrenovated units that have rent stabilized tenants in them, but the tenants don't ever have to show anyone their apartments if they don't want to - but I wouldn't be surprised if the owner sells them in blocks to investors.

At one of the recent meetings this came up, and according to our lawyer and also a representative from the landlord's office, despite what we'd been repeatedly told by the tenants association officers, renters cannot deny access to their apartments for real estate agents or potential buyers to come look at them. We have to be given notice (I think 24 hours), but that's it. We can always be stubborn and refuse to let anyone in, but things could start to get ugly then.

The lawyer said that he was confident we were not going to have investors buying our apartments because the math doesn't work to their advantage: the purchase prices are too high. He went on a bit about it and seemed to know what he was talking about. I have no knowledge of this sort of thing myself, but his explanation made sense. (I do know what when I see "investor" listings in Manhattan, the asking price is always way below market value.) 
Title: Re: Washington Plaza
Post by: Lilybell on August 25, 2016, 10:30:48 AM
simka, this is so interesting! I remember doing research early in the process and finding something that led me to believe that people WOULD have to show their apartments (I can't remember where I saw it but it might have been the red herring prospectus). I brought it up at one of our meetings and everyone disagreed with me.  If it's true, then I agree with you and the attorney that they won't be purchased by investors - I thought that because I couldn't imagine anyone else who would be willing to buy an apartment without seeing it.
Title: Re: Washington Plaza
Post by: Lilybell on September 12, 2016, 01:30:05 PM
Edited: never mind!  I thought that posts were still disappearing but I just realized I posted them in another RE thread, not this one.
Title: Re: Washington Plaza
Post by: Simka on September 26, 2016, 05:06:23 PM
I just noticed one of the combined apartments, on the 6th floor in the E building, was listed today at over $1 million. I don't know if that's the first in Washington Plaza that's been listed at over $1 million; maybe Lilybell knows?

http://streeteasy.com/building/washington-plaza/e6162

Also, Lilybell, did you know that buyers have already moved in? I suspected maybe that was happening because I'd seen some unfamiliar faces. I met a young couple today in my building and demanded to know who the hell they were,* and they told me they were buying a coop but have been renting till the closing. It makes sense—I'd wondered what all those people in contract were doing, back before the plan was approved.
Title: Re: Washington Plaza
Post by: Lilybell on September 28, 2016, 09:18:57 AM
Quote
Also, Lilybell, did you know that buyers have already moved in?

Hi Simka,  Three renovated apartments have purchasers who have moved in before closing due to extenuating factors (like selling their current apartment before the closing date) and Marilyn is allowing them to rent.  I just got a notice that I should close within 60 days - and I'm pretty sure there will be quite a few people closing before me.  I was the 11th purchaser but because I bought a unit that wasn't even on the market yet, the renovations are taking longer.  I'm assuming you received the new amendment the other day; the "asking" price for my unit is now 62K higher than what I bought it for! Wow.

Robinson mentioned that they are going to renovate one of the lobbies pretty soon (not sure which one). I think they will do the remainder after people have moved in to most of the empty apartments.

I just checked out the floorplan for the 4-br in the E building (I'm sure it's the first one listed for over 1M) Can it really be only 1140 sf?  My 1-br. is only 100 sf smaller than that. The maintenance is over $1800!  They are also merging two apartments on the first floor of the D-building. Not sure if it's going to be a 3 or 4-bedroom. 
Title: Re: Washington Plaza
Post by: rhydewithdis on September 28, 2016, 11:00:15 AM
I just noticed one of the combined apartments, on the 6th floor in the E building, was listed today at over $1 million. I don't know if that's the first in Washington Plaza that's been listed at over $1 million; maybe Lilybell knows?

http://streeteasy.com/building/washington-plaza/e6162

WTH? 1,140 ft² = $1k psft + $1,864/monthly maintenance.
This should be 1800 sft at least for that price and monthly carrying cost.
Title: Re: Washington Plaza
Post by: eddie on September 28, 2016, 11:11:54 AM
looking at the floorplan it seems its closer to 1400 sq ft if you add it up, still it's very close to $1,000 per sq foot which is insane, especially with the maintenance. I can buy the studio next door to me and create a similar unit and the maintenance would be around $900 for the two apartments.

They are really pushing the prices, so glad I bought in 2012. IDK how far these prices can go. At some point I would think there has to be some sort of crash.

they are all over the place with their sq footage though, this unit is listed at over 1,500 sq feet and actually seems smaller than the 1.14m apt.

http://streeteasy.com/building/washington-plaza/c51

but then that one doesn't add up to 1500+ sq feet either so I'm not sure where they are getting their figures from. I think the 4 bedroom could be around 1,500 sq ft.
Title: Re: Washington Plaza
Post by: rhydewithdis on September 28, 2016, 01:33:36 PM
looking at the floorplan it seems its closer to 1400 sq ft if you add it up

No broker in their right mind would ever say a place is 300 sq ft smaller than it really is!
Title: Re: Washington Plaza
Post by: Lilybell on September 28, 2016, 01:37:39 PM
Quote
No broker in their right mind would ever say a place is 300 sq ft smaller than it really is!

No, but they have had at least 5 errors I can recall related to square footage (on their website). Usually from uploading the incorrect floor plan. I really think it's a mistake.
Title: Re: Washington Plaza
Post by: abcdefghijk on September 28, 2016, 03:45:06 PM
looking at the floorplan it seems its closer to 1400 sq ft if you add it up, still it's very close to $1,000 per sq foot which is insane, especially with the maintenance. I can buy the studio next door to me and create a similar unit and the maintenance would be around $900 for the two apartments.

They are really pushing the prices, so glad I bought in 2012. IDK how far these prices can go. At some point I would think there has to be some sort of crash.

they are all over the place with their sq footage though, this unit is listed at over 1,500 sq feet and actually seems smaller than the 1.14m apt.

http://streeteasy.com/building/washington-plaza/c51

but then that one doesn't add up to 1500+ sq feet either so I'm not sure where they are getting their figures from. I think the 4 bedroom could be around 1,500 sq ft.

These prices are now heading towards Caroll Gdns, Park Slope Brooklyn prices.  But not quite there yet.  So I suppose that may be where we're at. From that vantage, Park Slope or Caroll Gdns... Jackson Heights is still less and better value. So I imagine it's the Brooklynites buying. 
Title: Re: Washington Plaza
Post by: rhydewithdis on September 28, 2016, 04:37:36 PM
looking at the floorplan it seems its closer to 1400 sq ft if you add it up, still it's very close to $1,000 per sq foot which is insane, especially with the maintenance. I can buy the studio next door to me and create a similar unit and the maintenance would be around $900 for the two apartments.

They are really pushing the prices, so glad I bought in 2012. IDK how far these prices can go. At some point I would think there has to be some sort of crash.

they are all over the place with their sq footage though, this unit is listed at over 1,500 sq feet and actually seems smaller than the 1.14m apt.

http://streeteasy.com/building/washington-plaza/c51

but then that one doesn't add up to 1500+ sq feet either so I'm not sure where they are getting their figures from. I think the 4 bedroom could be around 1,500 sq ft.

These prices are now heading towards Caroll Gdns, Park Slope Brooklyn prices.  But not quite there yet.  So I suppose that may be where we're at. From that vantage, Park Slope or Caroll Gdns... Jackson Heights is still less and better value. So I imagine it's the Brooklynites buying.

Perhaps but rents need to keep pace. If a place costs $600k but that same place wouldn't rent for anymore than $2800, there is a problem signaling a bubble.
Title: Re: Washington Plaza
Post by: abcdefghijk on September 28, 2016, 05:11:21 PM
looking at the floorplan it seems its closer to 1400 sq ft if you add it up, still it's very close to $1,000 per sq foot which is insane, especially with the maintenance. I can buy the studio next door to me and create a similar unit and the maintenance would be around $900 for the two apartments.

They are really pushing the prices, so glad I bought in 2012. IDK how far these prices can go. At some point I would think there has to be some sort of crash.



they are all over the place with their sq footage though, this unit is listed at over 1,500 sq feet and actually seems smaller than the 1.14m apt.

http://streeteasy.com/building/washington-plaza/c51

but then that one doesn't add up to 1500+ sq feet either so I'm not sure where they are getting their figures from. I think the 4 bedroom could be around 1,500 sq ft.

These prices are now heading towards Caroll Gdns, Park Slope Brooklyn prices.  But not quite there yet.  So I suppose that may be where we're at. From that vantage, Park Slope or Caroll Gdns... Jackson Heights is still less and better value. So I imagine it's the Brooklynites buying.

Perhaps but rents need to keep pace. If a place costs $600k but that same place wouldn't rent for anymore than $2800, there is a problem signaling a bubble.

My guess is that alas, rents will be next.
Title: Re: Washington Plaza
Post by: eddie on September 28, 2016, 05:34:40 PM
some buildings are way overpriced IMO, but there are still reasonable deals. just saw this listed today.

2 bedroom with reasonable maintenance right near the 74th hub for 380k

http://streeteasy.com/building/35_38-75-street-queens/4g

needs a reno, but a 40-70k reno gets you a brand new unit
Title: Re: Washington Plaza
Post by: newjhuser on September 28, 2016, 07:55:33 PM
Did you guys hear ETA on Gym and the Gate going up?
Title: Re: Washington Plaza
Post by: Lilybell on September 30, 2016, 09:32:07 AM
Ha, someone from the RE office must read here because they've amended the floorplan that seemed too small in the E-building - it's listed as 1801 sf now. That makes a lot more sense!

Quote
Did you guys hear ETA on Gym and the Gate going up?

No clue! I didn't even know there'd be a gate until a few days ago. My assumption is that they'll wait for most of the renovations to be finished before they start the gym. I think the lobbies will be the final thing they do because they won't want workmen messing up the new floors and scuffing the paint finishes.  I bet the gate will be soon-ish since people will start moving in in a few weeks.
Title: Re: Washington Plaza
Post by: Simka on October 01, 2016, 07:13:04 PM
some buildings are way overpriced IMO, but there are still reasonable deals. just saw this listed today.

2 bedroom with reasonable maintenance right near the 74th hub for 380k

http://streeteasy.com/building/35_38-75-street-queens/4g

needs a reno, but a 40-70k reno gets you a brand new unit

I've often wondered about that building. Even though it's a big building, listings in it don't come up very often. Maybe the percentage of owned apartments is low? Or maybe the it's a great place to live and no one ever wants to leave. :)
Title: Re: Washington Plaza
Post by: Simka on October 01, 2016, 07:16:04 PM
Ha, someone from the RE office must read here because they've amended the floorplan that seemed too small in the E-building - it's listed as 1801 sf now. That makes a lot more sense!

Quote
Did you guys hear ETA on Gym and the Gate going up?

No clue! I didn't even know there'd be a gate until a few days ago. My assumption is that they'll wait for most of the renovations to be finished before they start the gym. I think the lobbies will be the final thing they do because they won't want workmen messing up the new floors and scuffing the paint finishes.  I bet the gate will be soon-ish since people will start moving in in a few weeks.

Lilybell, remember the rendering of the guy in the gatehouse? There was a huge gate depicted in that!  ;D

They may be starting the process of painting hallways in my building. Yesterday they were doing something in the hallway on a lower floor that was kicking up a lot of dust, like maybe sanding down the walls?
Title: Re: Washington Plaza
Post by: dssjh on October 02, 2016, 01:12:07 AM
i think it may be the former -- number of owner-occupied units.

i've been in two apartments there, one for a party several years ago and the other to pick up something i bought from someone on JH Families. both were nice (though i really only saw the living room in the latter case). i think the common areas needed a bit of sprucing up, but not in a major way.

some buildings are way overpriced IMO, but there are still reasonable deals. just saw this listed today.

2 bedroom with reasonable maintenance right near the 74th hub for 380k

http://streeteasy.com/building/35_38-75-street-queens/4g

needs a reno, but a 40-70k reno gets you a brand new unit

I've often wondered about that building. Even though it's a big building, listings in it don't come up very often. Maybe the percentage of owned apartments is low? Or maybe the it's a great place to live and no one ever wants to leave. :)
Title: Re: Washington Plaza
Post by: Simka on October 02, 2016, 03:02:28 AM
Ha, someone from the RE office must read here because they've amended the floorplan that seemed too small in the E-building - it's listed as 1801 sf now. That makes a lot more sense!

Another heads-up for the RE office. 8)  I was just looking at the listing for C32, and there's something wrong with that, too. The photo/illustration of the living room is wrong for that apartment. If you're looking at the living room from the foyer area, as in the photo, there is no way doorways can be leading off to the right. That side of the living room is adjacent to the apartment next door. The listing doesn't give a floorplan for C32, but there's one in the new amendment, and it doesn't show any rooms or hallways going off the right side of the living room, either. Also, the $615K price doesn't match the price for C32 in the amendment. In fact, I didn't see any apartment listed that had an outsider price of $615K.
Title: Re: Washington Plaza
Post by: abcdefghijk on October 02, 2016, 09:42:38 AM
i think it may be the former -- number of owner-occupied units.

i've been in two apartments there, one for a party several years ago and the other to pick up something i bought from someone on JH Families. both were nice (though i really only saw the living room in the latter case). i think the common areas needed a bit of sprucing up, but not in a major way.

some buildings are way overpriced IMO, but there are still reasonable deals. just saw this listed today.

2 bedroom with reasonable maintenance right near the 74th hub for 380k

http://streeteasy.com/building/35_38-75-street-queens/4g

needs a reno, but a 40-70k reno gets you a brand new unit

I've often wondered about that building. Even though it's a big building, listings in it don't come up very often. Maybe the percentage of owned apartments is low? Or maybe the it's a great place to live and no one ever wants to leave. :)

Ok...so in that building mentioned...if the number of owner occupied apartments is under 50% I believe that a person can't get a mortgage to buy an apartment in such a co-op.

I think that is the rule for banks.

In other words to buy an apartment in that particular co-op it would have to be an all-cash deal.

Am I right? What do you say, real estate experts on this site?



Title: Re: Washington Plaza
Post by: eddie on October 02, 2016, 11:45:03 AM
i think it may be the former -- number of owner-occupied units.

i've been in two apartments there, one for a party several years ago and the other to pick up something i bought from someone on JH Families. both were nice (though i really only saw the living room in the latter case). i think the common areas needed a bit of sprucing up, but not in a major way.

some buildings are way overpriced IMO, but there are still reasonable deals. just saw this listed today.

2 bedroom with reasonable maintenance right near the 74th hub for 380k

http://streeteasy.com/building/35_38-75-street-queens/4g

needs a reno, but a 40-70k reno gets you a brand new unit

I've often wondered about that building. Even though it's a big building, listings in it don't come up very often. Maybe the percentage of owned apartments is low? Or maybe the it's a great place to live and no one ever wants to leave. :)

Ok...so in that building mentioned...if the number of owner occupied apartments is under 50% I believe that a person can't get a mortgage to buy an apartment in such a co-op.

I think that is the rule for banks.

In other words to buy an apartment in that particular co-op it would have to be an all-cash deal.

Am I right? What do you say, real estate experts on this site?

a listing would usually say if its cash only. The 50% rule isn't set in stone, but it would make it harder to get financing.

I think the unknown, post war buildings just dont get much attention. But personally i prefer a n post war building with garage and garbage shute.
Title: Re: Washington Plaza
Post by: Simka on October 02, 2016, 04:48:52 PM
I think the unknown, post war buildings just dont get much attention. But personally i prefer a n post war building with garage and garbage shute.

I get the garage part, but are garbage chutes usually postwar? We have them in our prewar building.
Title: Re: Washington Plaza
Post by: Minimal4me on October 02, 2016, 04:50:03 PM
personally i prefer a n post war building with garage and garbage shute.

I don't think you're alone. We first looked at pre-war because they tend to get the attention in articles we read. And course they're beautiful - I'd have been totally happy! But DH prefers modern apartments and loves things like sunken living rooms and raised dining areas (blame it on Mad Men!). Once we found a home with indoor parking... end of story. I couldn't even get him to look at anything else.
Title: Re: Washington Plaza
Post by: eddie on October 02, 2016, 09:40:36 PM
I think the unknown, post war buildings just dont get much attention. But personally i prefer a n post war building with garage and garbage shute.

I get the garage part, but are garbage chutes usually postwar? We have them in our prewar building.

When I was apt hunting I saw a few pre war units and they had "dumbwaiters", which I learned was basically an opening in the kitchen where you put the trash and ring a bell so that it gets lowered to the basement where the super picks it up. Seemed like a hassle, especially on days where you might have to throw out the trash 2-3 times. Much prefer a chute.

Maybe some newer pre wars have chutes, IDK. I think the dumbwaiters were more for the really old coops before 1920.
Title: Re: Washington Plaza
Post by: eddie on October 02, 2016, 09:42:17 PM
personally i prefer a n post war building with garage and garbage shute.

I don't think you're alone. We first looked at pre-war because they tend to get the attention in articles we read. And course they're beautiful - I'd have been totally happy! But DH prefers modern apartments and loves things like sunken living rooms and raised dining areas (blame it on Mad Men!). Once we found a home with indoor parking... end of story. I couldn't even get him to look at anything else.

yea to me the garage and chutes were just deal breakers. But I do agree some prewar units were beautiful. But indoor garage in JH is almost essential with parking around here.

Also while the high ceilings look nice and are nice, higher ceilings also mean higher AC bills in the summer.
Title: Re: Washington Plaza
Post by: abcdefghijk on October 03, 2016, 09:48:38 AM
i think it may be the former -- number of owner-occupied units.

i've been in two apartments there, one for a party several years ago and the other to pick up something i bought from someone on JH Families. both were nice (though i really only saw the living room in the latter case). i think the common areas needed a bit of sprucing up, but not in a major way.

some buildings are way overpriced IMO, but there are still reasonable deals. just saw this listed today.

2 bedroom with reasonable maintenance right near the 74th hub for 380k

http://streeteasy.com/building/35_38-75-street-queens/4g

needs a reno, but a 40-70k reno gets you a brand new unit

I've often wondered about that building. Even though it's a big building, listings in it don't come up very often. Maybe the percentage of owned apartments is low? Or maybe the it's a great place to live and no one ever wants to leave. :)

Ok...so in that building mentioned...if the number of owner occupied apartments is under 50% I believe that a person can't get a mortgage to buy an apartment in such a co-op.

I think that is the rule for banks.

In other words to buy an apartment in that particular co-op it would have to be an all-cash deal.

Am I right? What do you say, real estate experts on this site?

a listing would usually say if its cash only. The 50% rule isn't set in stone, but it would make it harder to get financing.

I think the unknown, post war buildings just dont get much attention. But personally i prefer a n post war building with garage and garbage shute.

Researching this...apparently the Fannie Mae rules require at least 51% of a building to be owner-occupied.  I suppose a person might get a mortgage from another lender...but I am guessing that mortgage will be more expensive.
Title: Re: Washington Plaza
Post by: Lilybell on October 03, 2016, 11:53:45 AM
Quote
I was just looking at the listing for C32, and there's something wrong with that, too. The photo/illustration of the living room is wrong for that apartment. If you're looking at the living room from the foyer area, as in the photo, there is no way doorways can be leading off to the right

Are you talking about the photos?  They use the same photos for multiple apartments - I don't think they are supposed to "match" the actual floorplans.
Title: Re: Washington Plaza
Post by: newjhuser on October 05, 2016, 01:34:26 PM
Seems sales has slowed for this place.
Title: Re: Washington Plaza
Post by: Lilybell on October 05, 2016, 04:24:46 PM
Why do you say that?  They hit their 50% goal quickly.  The larger apartments will take longer to sell because of the price, but the one-bedrooms are going fast(except for a few that have awkward floor plans).  There are quite a few apartments that haven't even been released for sale yet because they are renovating them in batches.

The owner doesn't accept offers lower than the asking price. She'd rather wait for a full-price sale and she's in no rush now that the conversion has been approved.
Title: Re: Washington Plaza
Post by: newjhuser on October 05, 2016, 05:00:12 PM
Thanks for the inside knowledge.
Title: Re: Washington Plaza
Post by: Simka on October 12, 2016, 09:40:08 PM
Quote
I was just looking at the listing for C32, and there's something wrong with that, too. The photo/illustration of the living room is wrong for that apartment. If you're looking at the living room from the foyer area, as in the photo, there is no way doorways can be leading off to the right

Are you talking about the photos?  They use the same photos for multiple apartments - I don't think they are supposed to "match" the actual floorplans.

Oh! Lol—I was assuming that since they'd started using "real" photos (that is, not the fantasy renderings), they would at least make an effort to use photos that matched the layout of the apartment listed. (I haven't been paying very close attention.)
Title: Re: Washington Plaza
Post by: frances on October 13, 2016, 05:28:00 PM
I'm currently in contract on a place, but it's been a hellish experience and I was thinking that maybe I'd break down and buy at Washington Plaza, so I could avoid the board process. I'm on their email list and just got a preview of the next batch of apartments coming up for sale. One bedrooms are now going to be 475k.
Title: Re: Washington Plaza
Post by: Lilybell on October 14, 2016, 11:41:48 AM
Yeah, mine is now 480K (I paid 418K).  There are a few smaller 1-bedrooms (700-822 sf, which really isn't all that small) going for around 380K.

I'm sorry to hear you are having a difficult time with your purchase.
Title: Re: Washington Plaza
Post by: jleach on October 14, 2016, 02:14:29 PM
Frances - how many apartments were included in the next batch?
Title: Re: Washington Plaza
Post by: frances on October 14, 2016, 04:12:32 PM
Thanks, Lilybell. I don't think we're experiencing anything abnormal--it's just a slooooow process.

jleach--I think seven were released? I deleted the email pretty quickly. I believe they're on streeteasy now.
Title: Re: Washington Plaza
Post by: newjhuser on October 31, 2016, 03:05:00 PM
Have they started doing more closings?
Title: Re: Washington Plaza
Post by: jleach on October 31, 2016, 05:09:33 PM
I was speaking to the lender for Washington Plaza last week and I believe they are currently doing a set of closings.  Per the discussion, there are closings in progress now and going out as far as March/April next year (depending on unit purchased and when the unit was purchased).
Title: Re: Washington Plaza
Post by: frances on November 01, 2016, 07:22:14 AM
First closings were posted to streeteasy--both significantly over ask. $463,895 for a one-bedroom that had been listed at $428, and $695,987 for a one-bedroom that had been listed at $640,00. Wow!
Title: Re: Washington Plaza
Post by: rhydewithdis on November 01, 2016, 09:25:41 AM
First closings were posted to streeteasy--both significantly over ask. $463,895 for a one-bedroom that had been listed at $428, and $695,987 for a one-bedroom that had been listed at $640,00. Wow!

$695k for a one-bedroom? WHAT?!  ::) 

$595k would get you a one-bedroom on the UWS near Central Park
http://ny.curbed.com/2016/10/31/13478096/central-park-upper-west-side-for-sale

Edit: I think you meant a TWO bedroom (1 bath) sold for $695k
http://streeteasy.com/building/washington-plaza#tab_building_detail=2
http://streeteasy.com/sale/1218589
Title: Re: Washington Plaza
Post by: newjhuser on November 01, 2016, 10:08:13 AM
That could be the new amended prices they are reporting? They might have sold at lower.
Title: Re: Washington Plaza
Post by: frances on November 01, 2016, 11:05:37 AM
That could be the new amended prices they are reporting? They might have sold at lower.

Streeteasy listed them as "sold," with the prices I listed as the sales prices.

-
And yes, the more expensive one is a two bedroom. I saw that one--it has a skyline view from living room and bedroom.
Title: Re: Washington Plaza
Post by: Lilybell on November 01, 2016, 11:36:45 AM
Closings started last Wednesday. I have a new neighbor across the hall but I haven't met him yet. I have a walk-through in a few weeks and I assume I'll close the week after - probably right before or after Thanksgiving (finally! I was given a closing estimate of late Sept. when I signed the contract).  My renovations are supposed to be completed in the next two weeks but I'm not holding my breath. Just my luck that I'm in the batch that's way behind schedule. 

I'm off to streeteasy to look at sales prices! 

Edited: OK I'm back and confused about the one-bedroom that sold for higher than the asking price. I think newjhuser might be correct that it was bought at the amended price. It was probably first listed at 428K (in april) and then was one of the ones that had the prices raised in early June. It went into contract after the owner raised the prices on a bunch of them so maybe that explains it. We should be able to figure it out after a few more closings.
Title: Re: Washington Plaza
Post by: newjhuser on November 01, 2016, 03:22:59 PM
I'm waiting for my closing, don't know when that's going to happen.
Title: Re: Washington Plaza
Post by: Lilybell on November 01, 2016, 04:16:32 PM
Oh, I didn't realize you had also purchased a unit! 

I guess it depends on when you went into contract along with how far along they are with renovations (unless you are one of the people who moved in and are renting while waiting to close). I was the 11th purchaser and probably would have closed in the next couple of weeks if my renovation wasn't behind schedule.
Title: Re: Washington Plaza
Post by: rhydewithdis on November 03, 2016, 11:03:43 AM
A very nicely renovated/ staged 3 bed 2 bath was just listed

$935k for 1518 square feet ($615 per square foot). The maintenance is quite high IMO at $1.17/psf ($1787/mont)
http://www.nytimes.com/real-estate/usa/ny/queens/jackson-heights/homes-for-sale/73-12-35th-avenue/478-5B9372F598955


Title: Re: Washington Plaza
Post by: Benoit on November 03, 2016, 11:17:15 AM
Nice apartment, but those views. I would much prefer an older complex with a central green space. But I quess it comes down to affordability, and availability as I would assume they would command a higher price, when available
Title: Re: Washington Plaza
Post by: Lilybell on November 03, 2016, 12:39:51 PM
Benoit, those photos are of a different apartment. They use the same photos for multiple listings because most of the apartments are still undergoing renovations.  The one in the NYTimes faces the courtyard and the back of the building.

I'm not sure what you mean when you say you'd prefer an older complex - Washington Plaza is pre-war; I think it was built in 1939.
Title: Re: Washington Plaza
Post by: BEB on November 03, 2016, 02:48:16 PM
The majority of the windows in that new 3 bedroom appear to look south..so lots of light. Any idea what floor it's on? I had no idea they allowed washer/dryers in unit in WP. That's a big plus for the complex as a whole.
Title: Re: Washington Plaza
Post by: jleach on November 03, 2016, 03:55:18 PM
Going by the Washington Plaza website, the $935k apartment is on the 5th Floor. 
Title: Re: Washington Plaza
Post by: Benoit on November 03, 2016, 05:19:32 PM
Sorry, my mistake. I remember seeing an apartment there around 1990. It had a beautiful city view from the kitchen if you put your head out and turned it left. The rooms and layouts were gracious I thought.  Could the building have just started to convert around that time? I ended up buying a larger apt in the upper 80s instead. Congratulations to all my new neighbors of Jackson Heights
Title: Re: Washington Plaza
Post by: N00b on November 04, 2016, 09:22:02 AM
The sponsor doesn't have a legal obligation to renovate the hallways and fitness room. It's not in the offering plan. It's a bit concerning. Does anyone know the status of this work?
Title: Re: Washington Plaza
Post by: newjhuser on November 04, 2016, 09:49:00 AM
That is true, but they have started renovating some hallways, I think? Also all their marketing includes gym and doorman, etc. It'd be hard press for them to not give us the amenities when they want to close on all these apartments.
Title: Re: Washington Plaza
Post by: Lilybell on November 04, 2016, 09:58:36 AM
Quote
I had no idea they allowed washer/dryers in unit in WP. That's a big plus for the complex as a whole.

Only the 3 and 4 bedrooms have hook-ups. The rest of us peasants have to use the basement laundry room.

N00b, I think they are waiting to do the lobbies/hallways until most of the renovations are complete. The workmen make a huge mess and gouge the hallway floors so it doesn't make sense to upgrade until most of the apartment work is finished. But it's definitely going to happen. They are going to do one lobby earlier than the rest (I guess to show buyers?) and the new furniture for it has already been delivered and is sitting in Robinson's office.

There's a detailed floorplan for the fitness room - it even lists the equipment that's going in there by brand name. You can find it under the amenities section at:  www.wplazanyc.com (http://www.wplazanyc.com)
The owner is not shady and isn't trying to get one over on us. There's absolutely nothing to suggest that she isn't planning to make the upgrades.

hi benoit - I heard that the complex tried to convert sometime around 1990 and it didn't go through. Maybe that's when you saw an apartment. Thanks for the congratulations.
Title: Re: Washington Plaza
Post by: N00b on November 04, 2016, 03:02:19 PM
That's good to hear.
Title: Re: Washington Plaza
Post by: Benoit on November 04, 2016, 07:30:32 PM
And I think at that time, a two bedroom was $60,000.
Title: Re: Washington Plaza
Post by: jh35 on November 06, 2016, 09:53:02 AM
The next stunning development at Washington Plaza is that I received Amendment 5 to the co-op plan. The prices have been raised another 15%. My unsold 2 bedroom - 2 bathroom apartment is now selling for over $915,000. Greed knows no bounds.
Title: Re: Washington Plaza
Post by: Shelby2 on November 06, 2016, 10:18:24 AM
The next stunning development at Washington Plaza is that I received Amendment 5 to the co-op plan. The prices have been raised another 15%. My unsold 2 bedroom - 2 bathroom apartment is now selling for over $915,000. Greed knows no bounds.

It does sound high.  However, I can say with certainty that if I owned that apartment and felt pretty sure the market would bear $915K, that's what I would ask (and hope to get) as well. 
Title: Re: Washington Plaza
Post by: jh35 on November 06, 2016, 12:19:00 PM
duplicate
Title: Re: Washington Plaza
Post by: jh35 on November 06, 2016, 12:29:17 PM
The next stunning development at Washington Plaza is that I received Amendment 5 to the co-op plan. The prices have been raised another 15%. My unsold 2 bedroom - 2 bathroom apartment is now selling for over $915,000. Greed knows no bounds.

It does sound high.  However, I can say with certainty that if I owned that apartment and felt pretty sure the market would bear $915K, that's what I would ask (and hope to get) as well.

Yes, which is different than owning a large building and driving up the prices in an entire neighborhood. Washington Plaza is not the Chateau.

http://www.zillow.com/homes/for_sale/Queens-New-York-NY-11372/2096911073_zpid/62084_rid/2-_beds/globalrelevanceex_sort/40.753966,-73.883459,40.749699,-73.890712_rect/16_zm/

The link is for a 3 bedroom , 2 bath at Elm Court for $729,000 which is more representative of the neighborhood. The maintenance is $885. At Washington Plaza it is over $1,300.
Title: Re: Washington Plaza
Post by: abcdefghijk on November 06, 2016, 04:17:52 PM
How can one building drive up prices?

That's impossible.

A "thing" is only worth the amount others are prepared to pay for it.

If folks are prepared to pay the price...that's the price.

If they're not prepared to pay that price...they won't buy it.

This applies equally to shoes, bagels and apartments...etc.

As well, my guess is that Washington Plaza is pretty close to the main transit hub. And folks might pay more for that convenience.

Title: Re: Washington Plaza
Post by: jleach on November 06, 2016, 04:48:52 PM
That $915k is going to look cheap in 5 years.

I am a little biased but I would take the 3BR at Washington Plaza over Elm Court.  That unit at Elm Court looks like it has frozen in time from the Eisenhower administration.  It would take considerable time, money, carrying costs, and frustration to get that unit anywhere close to the finishings of Washington Plaza. 
Title: Re: Washington Plaza
Post by: eddie on November 07, 2016, 07:41:15 AM
That $915k is going to look cheap in 5 years.

I am a little biased but I would take the 3BR at Washington Plaza over Elm Court.  That unit at Elm Court looks like it has frozen in time from the Eisenhower administration.  It would take considerable time, money, carrying costs, and frustration to get that unit anywhere close to the finishings of Washington Plaza.

i'd take elm court hands down. an apartment can always be renovated, but a maintenance never goes down.

You put 100k into a reno at the Elm court and you can have the same finishes as the WP apt, and still be in it at only 829k (and thats assuming you pay full asking). and you'd have a bigger apartment with a MUCH lower maintenance. Not sure what you mean by carrying costs.
Title: Re: Washington Plaza
Post by: jh35 on November 07, 2016, 08:51:16 AM
That $915k is going to look cheap in 5 years.

I am a little biased but I would take the 3BR at Washington Plaza over Elm Court.  That unit at Elm Court looks like it has frozen in time from the Eisenhower administration.  It would take considerable time, money, carrying costs, and frustration to get that unit anywhere close to the finishings of Washington Plaza.

$915,000 is for a 2 !!! bedroom apartment at Washington Plaza.
Title: Re: Washington Plaza
Post by: Shelby2 on November 07, 2016, 09:05:51 AM

$915,000 is for a 2 !!! bedroom apartment at Washington Plaza.

Are you sure? The only apartment I see listed for $915K on the list of open sales is a 3 bedroom/2 bath at 1500 square feet. http://streeteasy.com/building/washington-plaza

People will pay a premium for a sponsor unit so they don't have to go through the pain and hassle of passing a coop board (and a potential loss of time if they do not pass). So that may be partly why the prices are higher than you think they would normally be for apartments like this. Also there may be potential buyers with plenty of money who actually wouldn't be able to pass a board, due to working freelance or other reasons.
Title: Re: Washington Plaza
Post by: N00b on November 07, 2016, 09:56:25 AM
REnovations assumes you'll have 100k after closing to pay for it. Otherwise, do you do it gradually? That seems like a pain.
Title: Re: Washington Plaza
Post by: Lilybell on November 07, 2016, 09:57:51 AM
I think a gut reno would be way more than 100K. The Washington Plaza renos are going down to the studs and includes a lot of electrical work. Estimates for that kind of work in NYC are $200 per square foot (and that's a low estimate for mid-level work - Washington Plaza is getting high-end work and finishes). The estimate below doesn't include things like appliances, new moldings, new baseboards, upgrading the electric, etc....
I looked into buying my own apartment and having it renovated on my own and I quickly realized that 100K was way too low for my 1100 sf one bedroom. 

Figure for mid-level:
$20,000 per bathroom
$30,000 kitchen
$25,000 architect (including job oversight), expeditor, filing fees, coop/condo engineer approval
Then ask, do you need a lot of electrical work? Type of floors you foresee? When you say move walls what do you mean? Most buildings won't let you touch footprint of bathrooms and kitchen, btw. Is there much plumbing? Are you replacing tubs/showers? Do windows need to be replaced? Do existing walls require skim coating? These types of things impact price a great deal.

jh35, the apartment you are referring to is a 3-bedroom and is 1500 sf as opposed to 1300 in the one eddie linked to. eddie, don't forget that 80th street is not as convenient a location as Washington Plaza and that affects cost as well. 
Title: Re: Washington Plaza
Post by: jh35 on November 07, 2016, 10:14:06 AM

jh35, the apartment you are referring to is a 3-bedroom and is 1500 sf as opposed to 1300 in the one eddie linked to. eddie, don't forget that 80th street is not as convenient a location as Washington Plaza and that affects cost as well.

Amendment #5 which came out the other day raised the prices by 15%. The streeteasy prices are incorrect.

The apartment I am referring to is my apartment. $915,000 for a 2 bedroom.  And, don't forget the portion of the mortgage for each apartment. That brings the 2 bedroom to $955,000.
Title: Re: Washington Plaza
Post by: N00b on November 07, 2016, 11:19:53 AM
The sponsor was not taking any offers below list price. I wonder if that will change with the new price hike.
Title: Re: Washington Plaza
Post by: Lilybell on November 07, 2016, 11:20:54 AM
jh35, Are you talking about the amendment that we got a couple of weeks ago or is there a new one (I don't have mine with me so I don't know if it was #5)?  The one from a couple of weeks ago reflected the price increase from June.  Mine went up to 480K in the amendment, which is exactly what they are asking on streeteasy for the same floor plan (minus 1000 because it's a lower floor).

The Nu-Place website is the most accurate (they are the real estate agents handing the sales) and there are no price increases there or on the dedicated Washington Plaza site (wplazanyc.com).

Are you saying the outsider price for your apartment is now listed as 955K in the amendment?  And you have a 2-bedroom that is remaining a 2-bedroom in the renovated version of your unit? 

Title: Re: Washington Plaza
Post by: jh35 on November 07, 2016, 11:41:17 AM
jh35, Are you talking about the amendment that we got a couple of weeks ago or is there a new one (I don't have mine with me so I don't know if it was #5)?  The one from a couple of weeks ago reflected the price increase from June.  Mine went up to 480K in the amendment, which is exactly what they are asking on streeteasy for the same floor plan (minus 1000 because it's a lower floor).

The Nu-Place website is the most accurate (they are the real estate agents handing the sales) and there are no price increases there or on the dedicated Washington Plaza site (wplazanyc.com).

Are you saying the outsider price for your apartment is now listed as 955K in the amendment?  And you have a 2-bedroom that is remaining a 2-bedroom in the renovated version of your unit?

Amendment #5 is dated October 20, 2016.

The outsider price for the 2 bedroom, 2 bath is almost $916,000 with a morgtage liability of over $47,000 (which is not cash you have to pay up front). There is no insider price listed since that option is officially over.
Title: Re: Washington Plaza
Post by: eddie on November 07, 2016, 12:37:37 PM
REnovations assumes you'll have 100k after closing to pay for it. Otherwise, do you do it gradually? That seems like a pain.

i would hope someone paying close to 1million for an apartment would have quite a bit more than 100k after closing. I don't think coop or bank would approve otherwise.

But there are also loans you can get for that. and the monthly savings on maintenance would add up to quite a bit.
Title: Re: Washington Plaza
Post by: eddie on November 07, 2016, 12:43:01 PM
I think a gut reno would be way more than 100K. The Washington Plaza renos are going down to the studs and includes a lot of electrical work. Estimates for that kind of work in NYC are $200 per square foot (and that's a low estimate for mid-level work - Washington Plaza is getting high-end work and finishes). The estimate below doesn't include things like appliances, new moldings, new baseboards, upgrading the electric, etc....
I looked into buying my own apartment and having it renovated on my own and I quickly realized that 100K was way too low for my 1100 sf one bedroom. 

Figure for mid-level:
$20,000 per bathroom
$30,000 kitchen
$25,000 architect (including job oversight), expeditor, filing fees, coop/condo engineer approval
Then ask, do you need a lot of electrical work? Type of floors you foresee? When you say move walls what do you mean? Most buildings won't let you touch footprint of bathrooms and kitchen, btw. Is there much plumbing? Are you replacing tubs/showers? Do windows need to be replaced? Do existing walls require skim coating? These types of things impact price a great deal.

jh35, the apartment you are referring to is a 3-bedroom and is 1500 sf as opposed to 1300 in the one eddie linked to. eddie, don't forget that 80th street is not as convenient a location as Washington Plaza and that affects cost as well.

have you ever had a reno done before? That seems like a really gross exaggeration. I had a bathroom gutted to the studs and reno'ed for 6k, and a 2 bedroom apt for 40k. now granted we're not talking luxurious high end reno's, but they were nicely done and very professional. I think you'd be hard pressed to spend 20k to renovate a 7x5 NYC bathroom unless you were getting everything completely custom made and fancy imported tiles or something. Looking at the WP reno's I seriously doubt they spent anywhere near 100k per apt on the reno. I could see a kitchen running 30k or so. though again for a small NYC kitchen that seems on the high end. But the kitchen is usually the biggest expense.

personally I like 80th street much better, I find the lower 70's to be congested, and kind of dirty and foul smelling in the summer. But i realize that's just a matter of preference.
Title: Re: Washington Plaza
Post by: Lilybell on November 07, 2016, 12:47:58 PM
Quote
Amendment #5 is dated October 20, 2016.
The outsider price for the 2 bedroom, 2 bath is almost $916,000 with a mortgage liability of over $47,000 (which is not cash you have to pay up front). There is no insider price listed since that option is officially over.

Thanks for clarifying. So the outsider price remains 916K. Mortgage liability is not considered part of the asking price. I'm pretty sure that the amendment reflects the June price increase, not a new one.

I don't see any 2-bedrooms listed as higher than 675K, so I'm still confused. The only one going for 916 is the 3 bedroom on the C1 line.
Title: Re: Washington Plaza
Post by: Lilybell on November 07, 2016, 12:55:19 PM
Quote
have you ever had a reno done before? That seems like a really gross exaggeration. I had a bathroom gutted to the studs and reno'ed for 6k, and a 2 bedroom apt for 40k. now granted we're not talking luxurious high end reno's, but they were nicely done and very professional.


eddie, I got estimates from three different contractors and that's why I changed my mind and bought a renovated unit. I'm NOT grossly exaggerating (which was unkind of you to write, by the way). I'm comparing it to the Washington Plaza renovations. I could not do the same level of gut renovation for 100K, not even close. I didn't want just cosmetic changes with some new tile in a bathroom and kitchen - I wanted a similar gut reno with new electric, new floors, new moldings, new baseboards, new high-end appliances, etc.  It was amazing how quickly everything added up to over 100K. It was MORE than $200 a square foot - I was actually being conservative when I wrote that.
Title: Re: Washington Plaza
Post by: jh35 on November 07, 2016, 01:02:46 PM
Quote
Amendment #5 is dated October 20, 2016.
The outsider price for the 2 bedroom, 2 bath is almost $916,000 with a mortgage liability of over $47,000 (which is not cash you have to pay up front). There is no insider price listed since that option is officially over.

Thanks for clarifying. So the outsider price remains 916K. Mortgage liability is not considered part of the asking price. I'm pretty sure that the amendment reflects the June price increase, not a new one.

I don't see any 2-bedrooms listed as higher than 675K, so I'm still confused. The only one going for 916 is the 3 bedroom on the C1 line.

I think you are not looking at Amendment 5 from October 2016.
Title: Re: Washington Plaza
Post by: N00b on November 07, 2016, 01:08:23 PM
two brs are not in the 800-900k range. one bedrooms are 500k+
Title: Re: Washington Plaza
Post by: eddie on November 07, 2016, 03:30:35 PM
Quote
have you ever had a reno done before? That seems like a really gross exaggeration. I had a bathroom gutted to the studs and reno'ed for 6k, and a 2 bedroom apt for 40k. now granted we're not talking luxurious high end reno's, but they were nicely done and very professional.


eddie, I got estimates from three different contractors and that's why I changed my mind and bought a renovated unit. I'm NOT grossly exaggerating (which was unkind of you to write, by the way). I'm comparing it to the Washington Plaza renovations. I could not do the same level of gut renovation for 100K, not even close. I didn't want just cosmetic changes with some new tile in a bathroom and kitchen - I wanted a similar gut reno with new electric, new floors, new moldings, new baseboards, new high-end appliances, etc.  It was amazing how quickly everything added up to over 100K. It was MORE than $200 a square foot - I was actually being conservative when I wrote that.

that wasnt meant in an unkind way... gross is a figure of speech to say alot.

so assuming it was an 850 ft unit or so, they quoted you over $170k to do the reno?
Title: Re: Washington Plaza
Post by: Lilybell on November 07, 2016, 06:05:08 PM
eddie, they wanted even more than that (I'm including appliance costs). My apartment is 1120 sf...(my current apartment). I'll admit I have expensive tastes...

jh35- holy moly!  I owe you an apology for my confusion. I didn't realize there was a new amendment - it was in my mailbox tonight and you are 100% correct and I am about to faint. I paid 418K for one of the 915 sf one-bedrooms.  It went up to 479K in the previous amendment and in the new one it's $553,500! What the heck, that is crazy expensive. But this owner really seems to know the market - we all thought the original prices were crazy. I am just flabbergasted at this.
Title: Re: Washington Plaza
Post by: rhydewithdis on November 09, 2016, 04:39:45 PM
WashP getting some Curbed.com love
http://ny.curbed.com/2016/11/9/13577056/queens-jackson-heights-co-ops-art-deco
Title: Re: Washington Plaza
Post by: newjhuser on November 30, 2016, 08:42:51 PM
Have more people started moving in?
Title: Re: Washington Plaza
Post by: Lilybell on December 01, 2016, 09:16:32 AM
Quote
Have more people started moving in?

Yes! I think there have been about 15 closings so far. There were two apartments sold on my floor and the owners have moved in. And two upstairs and another one downstairs. It seems like the C and D buildings are filling up first. 

My renovation has been going on for more than 6 months. I have finally reached a state of zen about the closing. It will happen when it happens.
Title: Re: Washington Plaza
Post by: N00b on December 05, 2016, 11:24:06 AM
Quote
Have more people started moving in?

Yes! I think there have been about 15 closings so far. There were two apartments sold on my floor and the owners have moved in. And two upstairs and another one downstairs. It seems like the C and D buildings are filling up first. 

My renovation has been going on for more than 6 months. I have finally reached a state of zen about the closing. It will happen when it happens.

just out of curiosity, what was the estimated completion date? it's kind of crazy how long they're taking to finish.
Title: Re: Washington Plaza
Post by: Lilybell on December 07, 2016, 02:10:27 PM
I'm supposed to close a few days after Christmas. The renovations are pretty much done (still need a few random things like a toilet seat and a door knob on the front door). I received a walk-through notice for before Thanksgiving but no one bothered to order the appraisal or send a notice-to-close. I'm not sure if they forgot, but my gut says that they didn't think the renovation would be done in time for the walk-through (it wasn't). They then tried to give me a closing date a few days before Xmas but I'll be out of town. I'm returning a couple of days before the closing and am crossing my fingers there are no storms to keep me stranded out of town.

The apartment looks great. The only thing I don't like is the tile they chose for the bathroom floor but they wouldn't let me get a different color (I was willing to pay more and to get the same brand and tile size - I just don't like grey). But the real estate agent refused to find out. I wish I had pushed her a bit because I have a feeling the owner would have allowed it.
Title: Re: Washington Plaza
Post by: Lilybell on December 07, 2016, 02:53:01 PM
Oh, I realize that I didn't really answer your question (I misunderstood you).  The original completion date was supposed to be October 7!  Then it got moved to November 11.  Still wasn't ready during the walkthrough the week after. They never actually told me those dates - I only knew them because I asked the super.
Title: Re: Washington Plaza
Post by: MrPlaza on December 08, 2016, 12:03:01 AM
I've been lurking on these boards (and on this thread) for about a month now, and figured it was good time to come out of the shadows, considering my wife and I have just entered into contract. Specifically, on the unit I think some people might have been watching (and was posted about in this thread): E61/62. The 4BR/3BA.

We want this to be our "forever home."

That being said, I'm looking forward to joining the Jackson Heights community. I think many people had this notion that the folks who were going to buy the more expensive units were going to come from Manhattan or Brooklyn. But my wife and I (along with our two year old), live in LIC now. And before that, we lived in Jamaica, where I went to school (St. John's). So, we're coming from having experienced living at various ends of the Queens spectrum.

All that being said, I'm a bit in the same boat as Lilybell (who seems to be the matriarch of this thread — hi!). I get the impression it's a long road ahead before our unit will be complete. There are literally no walls in there right now. So, we're taking the "it'll be done when it's done," approach. We're deeply invested in LIC as civic leaders in the community. So, there's really no rush for us to pick up and leave. We kid of expected to wait about six months. Until I read Lilybell's surprisingly long timeline for what is a smaller apartment. You are like a Buddhist monk.

Nice to meet you all!

P.S. My handle is MrPlaza because my last name is Plaza, not because I'll be living in Washington Plaza. Haha.
Title: Re: Washington Plaza
Post by: Shelby2 on December 08, 2016, 01:11:12 AM
That being said, I'm looking forward to joining the Jackson Heights community. I think many people had this notion that the folks who were going to buy the more expensive units were going to come from Manhattan or Brooklyn. But my wife and I (along with our two year old), live in LIC now. And before that, we lived in Jamaica, where I went to school (St. John's). So, we're coming from having experienced living at various ends of the Queens spectrum.

Welcome to Jackson Heights, and Jackson Heights Life!
Title: Re: Washington Plaza
Post by: newjhuser on December 08, 2016, 10:17:54 AM
I'm closing in December near christmas. I bought in the A line, looking forward to meeting you guys. We should get a meet and greet when more of us move in since we'll all be neighbors! I just wish the gym was completed already..........
Title: Re: Washington Plaza
Post by: Lilybell on December 08, 2016, 11:39:43 AM
Welcome, Mr.Plaza! Congratulations on your purchase of what is going to be an absolutely gorgeous apartment when it's finished. The renovations are supposed to take 4 months start to finish but I have a feeling it will be longer than that for the 4-bedroom since it's a merge of two apartments and more complicated in general. Mine took longer than usual because I made an offer on an apartment that wasn't for sale yet, so it had to catch up to others in the same "batch" (they renovate in batches).

newjhuser, I am also moving to the A building and have a feeling you might end up directly above me! I'm going to be in A52. I hope you like bagpipes; I just started taking lessons and love to practice all hours of the night.

I'll see if I can find out when they are going to start on the gym - the super mentioned it but I already forgot what he said except that it's going to be in the basement of the D building (around the corner from the door with the ramp).

I think a get-together sounds great and am really looking forward to meeting my new neighbors.

(just kidding about the bagpipes) 
Title: Re: Washington Plaza
Post by: MrPlaza on December 08, 2016, 02:56:38 PM
Thanks for the warm welcome, all. We look forward to meeting you all. My wife and I are uncommonly friendly. As a testament to that, the officiant at our wedding was actually a couple we sold a desk to over Craigslist. And two of our closest friends are people who joined us for the tour of our current apartment three years ago. We also like to entertain. I make craft cocktails as a hobby and my wife likes making cheese and fruit plates. And we both like to drink wine. Haha. So, we're definitely people persons, and really want to get to know our neighbors. And since we're only having the one baby, it's important to us that he grows up being sociable.

So, all that to say: 100% down for a get-together!

Since we're talking about timelines, there were a couple of questions that I had been wondering:

1) I'm also curious to know about the gym, but all the common areas in general. My understanding is that everything is being renovated. I read somewhere that the courtyard will be as well, which was confusing. What about it is being renovated?

2) Somewhere on this thread someone said the building was being wired for Verizon FIOS. Is that true? Is that still happening? Because we'd be leaving behind RCN — which we LOVE — for what appears to be TWC/Spectrum. Which feels like a special kind of torture.
Title: Re: Washington Plaza
Post by: jh35 on December 08, 2016, 06:25:00 PM

2) Somewhere on this thread someone said the building was being wired for Verizon FIOS. Is that true? Is that still happening? Because we'd be leaving behind RCN — which we LOVE — for what appears to be TWC/Spectrum. Which feels like a special kind of torture.

The FIOS cable is in the basement but the buildings have not been wired. The management will not sign off on it. They are waiting until after the halls are renovated. (which seems odd. Why would they want the mess AFTER the halls have been renovated?)

Verizon said that even after management signs off on it, it could take a year to get it installed since they have a long waiting list.

Welcome to the building.  :D
Title: Re: Washington Plaza
Post by: Babycakesmama on December 08, 2016, 11:49:05 PM
Hi fellow neighbors!
I, too, like Mr. Plaza lingered on this post for the past 5 months and now I've finally joined in to say...HELLO! I'M genuinely excited to be part of the Washington Plaza family and part of this amazing neighborhood's fabric!
I'm so glad to hear that I'm not the only one that painfully endured a long process from the date of offer being accepted to actually closing. I bought my 2 bedroom in the D building in May and finally moved in November. It was seriously the longest few months bc I was just looking forward to being in this neighborhood! I'm a Queens gal through and through. Lived in other places and Queens is where I always come back to as HOME. Being in JH has even reaffirmed that notion.
I would LOVE a get-together as I'm really looking to build a community within the building and make new friends in the hood. I'm a single mom of a daughter who is by the way looking for babysitting gigs. She's responsible, so good with kids, smart and very mature. Also loves to sing, a lot and all the time, so we apologize in advance if you hear her. She will be 12 this Sunday! You may see us together like sisters, she's a super kid!!!
I'm so excited to learn that the gym will be in the D building! I can't wait for this to be finished but I heard that may be the last phase which seemed like another year of constant construction.
So far, I'm so happy about the purchase. I love the neighbors I have met this far. The staff here is by far the best group of such hard working, sweet and helpful people. We feel very lucky.
As far as the courtyard, I heard that they wanted to restone the fountain edges and just update the gardening.
I also thought I'd be super upset about losing FiOs but TWC must have some amazing deals with WP bc my network connection speed is super fast! I don't own cable so I'm only dealing with the internet and I can't complain!
anyway, we can't wait to eventually meeting all of you!
Good night!
Title: Re: Washington Plaza
Post by: BEB on December 09, 2016, 08:35:57 AM
I am curious, has there been a tally of how many units in Washington Plaza still have rent stabilized renters in them VS. (soon-to-be) owner occupied? Or is this process still unfolding? Also is it know if any stabilized people been bought out of their leases by the complex owner or by their sponsor?
Title: Re: Washington Plaza
Post by: Babycakesmama on December 09, 2016, 08:57:16 AM
I am curious, has there been a tally of how many units in Washington Plaza still have rent stabilized renters in them VS. (soon-to-be) owner occupied? Or is this process still unfolding? Also is it know if any stabilized people been bought out of their leases by the complex owner or by their sponsor?

I'm not sure of the exact ratio b/w renters vs owners but I DO know that only 1 renter has definitely has purchased their unit at the newly amended insider rate. I also don't believe anyone has been bought out, it seems that current renters' lives won't change much or hasn't changed.
Title: Re: Washington Plaza
Post by: newjhuser on December 09, 2016, 06:09:38 PM
They said 50 apartments sold give or take. We can check what's been listed on Streetyeasy (31 for sale), so I venture to guess 19 of them went to renters at the inside price? The complex also holds around 190, so 25% of the apartments have been sold to people leaving 75% in the hands of the owner.
Title: Re: Washington Plaza
Post by: MrPlaza on December 10, 2016, 02:12:45 AM
Hi fellow neighbors!
I, too, like Mr. Plaza lingered on this post for the past 5 months and now I've finally joined in to say...HELLO! I'M genuinely excited to be part of the Washington Plaza family and part of this amazing neighborhood's fabric!
I'm so glad to hear that I'm not the only one that painfully endured a long process from the date of offer being accepted to actually closing. I bought my 2 bedroom in the D building in May and finally moved in November. It was seriously the longest few months bc I was just looking forward to being in this neighborhood! I'm a Queens gal through and through. Lived in other places and Queens is where I always come back to as HOME. Being in JH has even reaffirmed that notion.
I would LOVE a get-together as I'm really looking to build a community within the building and make new friends in the hood. I'm a single mom of a daughter who is by the way looking for babysitting gigs. She's responsible, so good with kids, smart and very mature. Also loves to sing, a lot and all the time, so we apologize in advance if you hear her. She will be 12 this Sunday! You may see us together like sisters, she's a super kid!!!
I'm so excited to learn that the gym will be in the D building! I can't wait for this to be finished but I heard that may be the last phase which seemed like another year of constant construction.
So far, I'm so happy about the purchase. I love the neighbors I have met this far. The staff here is by far the best group of such hard working, sweet and helpful people. We feel very lucky.
As far as the courtyard, I heard that they wanted to restone the fountain edges and just update the gardening.
I also thought I'd be super upset about losing FiOs but TWC must have some amazing deals with WP bc my network connection speed is super fast! I don't own cable so I'm only dealing with the internet and I can't complain!
anyway, we can't wait to eventually meeting all of you!
Good night!
Despite beating me to the move, welcome, Babycakesmama! It's good to know your daughter is an experienced babysitter. That's definitely something we'll need after we move. And like you, we're eager to meet you all!
Title: Re: Washington Plaza
Post by: N00b on December 11, 2016, 11:27:15 PM
6 months to close?! How did you guys deal with your mortgages?
Title: Re: Washington Plaza
Post by: MrPlaza on December 12, 2016, 08:22:55 AM
6 months to close?! How did you guys deal with your mortgages?
Well, I'm renting. So I have a bit of flexibility. I imagine many others were as well.
Title: Re: Washington Plaza
Post by: N00b on December 12, 2016, 12:02:29 PM
 I meant mortgage approval for the apartment. My understanding is a rate is only locked in for 90 days. If the Sponsor keeps pushing back the closing due to construction, you'd have to keep getting new commitment letters which affects the rate. Is the Sponsor making any concessions based on this?

For the record, I'm also in contract to purchase, I was quoted an April closing date. I'm hoping it doesn't get pushed back more, but based on anecdotal evidence, it seems like it will be.

6 months to close?! How did you guys deal with your mortgages?
Well, I'm renting. So I have a bit of flexibility. I imagine many others were as well.
Title: Re: Washington Plaza
Post by: MrPlaza on December 12, 2016, 05:20:32 PM
I meant mortgage approval for the apartment. My understanding is a rate is only locked in for 90 days. If the Sponsor keeps pushing back the closing due to construction, you'd have to keep getting new commitment letters which affects the rate. Is the Sponsor making any concessions based on this?

For the record, I'm also in contract to purchase, I was quoted an April closing date. I'm hoping it doesn't get pushed back more, but based on anecdotal evidence, it seems like it will be.

6 months to close?! How did you guys deal with your mortgages?
Well, I'm renting. So I have a bit of flexibility. I imagine many others were as well.
Holy hell!? April?! That doesn't bode well for us...I was considering an 180 day rate lock (which Chase apparently offers). But considering how far behind schedule they are for you, I'm not sure. 180 days may not be long enough.
Title: Re: Washington Plaza
Post by: N00b on December 12, 2016, 08:54:14 PM
Does the 180 day rate lock cost extra?
Title: Re: Washington Plaza
Post by: MrPlaza on December 13, 2016, 08:20:28 AM
Does the 180 day rate lock cost extra?
Half a percentage point of the mortgage amount I believe.
Title: Re: Washington Plaza
Post by: newjhuser on December 15, 2016, 10:27:44 AM
I just did my walk through. Minor things but not bad. Gym / hallways / common areas are set to be started by end of spring / summer? Ughhh.
Title: Re: Washington Plaza
Post by: MrPlaza on December 18, 2016, 08:04:57 AM
I just did my walk through. Minor things but not bad. Gym / hallways / common areas are set to be started by end of spring / summer? Ughhh.
If you don't mind me asking, how long was it from signing the contract to your walkthrough? And you'll have to let us know how quickly they handle the punch list.
Title: Re: Washington Plaza
Post by: N00b on December 18, 2016, 11:53:44 AM
I just did my walk through. Minor things but not bad. Gym / hallways / common areas are set to be started by end of spring / summer? Ughhh.

Set to START by end of spring/summer? that's terrible
Title: Re: Washington Plaza
Post by: ljr on December 23, 2016, 08:16:18 PM
Just saw a 2 bed/2 bath listed on Streeteasy for $795,000 (I think). Is that the highest listing price for a WP apartment so far?
Title: Re: Washington Plaza
Post by: MrPlaza on December 24, 2016, 07:30:36 AM
Just saw a 2 bed/2 bath listed on Streeteasy for $795,000 (I think). Is that the highest listing price for a WP apartment so far?
No. The three bedrooms and four bedroom are/were listed higher.
Title: Re: Washington Plaza
Post by: jh35 on December 24, 2016, 11:17:59 AM
Just saw a 2 bed/2 bath listed on Streeteasy for $795,000 (I think). Is that the highest listing price for a WP apartment so far?

I saw that ad for apt. F42. According to the co-op amendment #5, apt F42 is supposed to cost $904,500.
Title: Re: Washington Plaza
Post by: hum@njukebox1 on December 24, 2016, 12:03:07 PM
With the success of WP, does anyone know if this kind of thing is going to happen to other buildings in the neighborhood?  And, if so, how many buildings in the neighborhood are rentals as opposed to co-ops?  Just wondering. 
Title: Re: Washington Plaza
Post by: MrPlaza on December 24, 2016, 04:02:17 PM
With the success of WP, does anyone know if this kind of thing is going to happen to other buildings in the neighborhood?  And, if so, how many buildings in the neighborhood are rentals as opposed to co-ops?  Just wondering.
Great question. I've actually wondered the very same thing.
Title: Re: Washington Plaza
Post by: Alexnyc on December 24, 2016, 11:05:33 PM
The building on 76st and 34 ave might be next.
Title: Re: Washington Plaza
Post by: newjhuser on December 28, 2016, 10:12:40 PM
I was thinking of creating a facebook group for washington plaza. Any interest?
Title: Re: Washington Plaza
Post by: dssjh on December 28, 2016, 10:39:08 PM
With the success of WP, does anyone know if this kind of thing is going to happen to other buildings in the neighborhood?  And, if so, how many buildings in the neighborhood are rentals as opposed to co-ops?  Just wondering.

there aren't very many rental buildings around anymore, as far as i know. 74-10 35th is rental, and a couple of the buildings on 74th between 34th and 35th are, too. maybe the barcelona, also 74th, going towards 37th  as well.
Title: Re: Washington Plaza
Post by: Shelby2 on December 28, 2016, 10:50:17 PM
The building on 76st and 34 ave might be next.

That's the one I was thinking of, as well. It's a large, beautiful pre-war with enormous apartments right next to Travers Park.
Title: Re: Washington Plaza
Post by: Alexnyc on December 29, 2016, 02:50:44 AM
The building on 76st and 34 ave might be next.

That's the one I was thinking of, as well. It's a large, beautiful pre-war with enormous apartments right next to Travers Park.
They have several empty apartments that are not being rented. So it does seem that they may be preparing to go co-op.
Title: Re: Washington Plaza
Post by: MrPlaza on December 29, 2016, 07:33:01 AM
I was thinking of creating a facebook group for washington plaza. Any interest?
I wonder how many people here are residents as opposed to interested neighborhood folks. May be better to wait a bit longer, after more contracts, closings, and move-ins happen.

Nonetheless, this other building that seems poised for conversion is interesting. WP is definitely setting a precedent for other building owners interested in following suit to capture some of the same capital success. There's clearly a market for it.
Title: Re: Washington Plaza
Post by: frances on December 29, 2016, 01:46:54 PM
It would be a real shame if WP started a cascade of conversions. This neighborhood is special because of its ethnic and socio-economic diversity--it doesn't need more luxury coops and people yammering on about their love of charcuterie plates. One Forest Hills is enough.
Title: Re: Washington Plaza
Post by: MrPlaza on December 29, 2016, 11:09:34 PM
It would be a real shame if WP started a cascade of conversions. This neighborhood is special because of its ethnic and socio-economic diversity--it doesn't need more luxury coops and people yammering on about their love of charcuterie plates. One Forest Hills is enough.
It sounds like the number of rental buildings in the neighborhood is already slim. So even if WP sparked a few of them convert, it doesn't seem like it will ever be so numerous as to represent the majority of the population. And to that point, if nothing else, it brings a new mix of folks to the "ethnic and socio-economic diversity" that you mentioned. Diversity — by its very meaning — could and should include people at all ends of the spectrum. Both in terms of color/culture and income.

And there's nothing wrong with cured meats! Haha.
Title: Re: Washington Plaza
Post by: frances on December 30, 2016, 02:46:47 PM

It sounds like the number of rental buildings in the neighborhood is already slim. So even if WP sparked a few of them convert, it doesn't seem like it will ever be so numerous as to represent the majority of the population. And to that point, if nothing else, it brings a new mix of folks to the "ethnic and socio-economic diversity" that you mentioned. Diversity — by its very meaning — could and should include people at all ends of the spectrum. Both in terms of color/culture and income.

And there's nothing wrong with cured meats! Haha.

Your statement regarding the conversion doesn't make sense. Missing words, perhaps?

 Given that 22% of the JH population is below the poverty level, it's safe to assume that there is significant doubling and tripling of families in those rental apartments. 59% of those people are rent-burdened, spending more than 30% of their income on rent. Because they are often sharing apartments, their numbers aren't showing up in your count of the "slim" number of rental buildings. Rental buildings, of course, include the many illegally subdivided multi-family houses in this part of Queens.

I understand that you want your million plus apartment to increase in value, and that requires more luxury conversions. But just know that your desires (your ilk will probably get what you want) are going to cause real harm to the most vulnerable among us.

Nope, nothing wrong with cured meats at all. But it is kind of odd that you've brought up your love of it so frequently, given that it's so uninteresting.
Title: Re: Washington Plaza
Post by: jleach on December 31, 2016, 06:48:33 AM
Frances - Thanks for pointing out Mr Plaza's sinister designs on the neighborhood of Jackson Heights and it's inhabitants.  We are forever in your debt.

Silly old me thought he was just trying to find a place to live like everyone else.
Title: Re: Washington Plaza
Post by: jh35 on December 31, 2016, 10:25:05 AM
Mr Plaza, charcuterie was historically plentiful in Jackson Heights when this was an Italian and Jewish neighborhood. But, the last Italian deli, salumeria, is gone, as far as I know.  You will find that the food stores in the neighborhood border on dreadful, unless you want Indian food and then you are Tikka heaven.

We have two supermarkets, Foodtown - overpriced and out of touch with the current neighborhood and Food Dynasty - where they fired the union employees on Christmas eve and had the union rat outside for about a year.  Food Dynasty is a low end Key Food, as if Key Food is not low end enough. I use Freshdirect.com.

Mr Plaza, I am curious how you determined that the price you paid for the co-op at Washington Plaza was what you are willing to pay. It is about 34 years times the prevailing rent for an unrenovated apartment in the building. Unrenovated apartments have thick pre-war plaster walls; the renovated apartments have uninsulated - not soundproofed -  walls. They stripped most of the prewar features out of the apartments. They traded that for shiny new walls, open kitchen with no privacy and an Eastern European look bathroom. They kept amending the co-op plan to drive up the prices of the apartments as people from Manhattan and Brooklyn bought them at seemingly record speed. What about Washington Plaza made you buy here? And, why at this price?

I too like charcuterie but this is a Tikka and Churro neighborhood now.

Title: Re: Washington Plaza
Post by: jeanette on December 31, 2016, 01:19:24 PM
You know what? Things are getting bizarre at Washington Plaza.

I'm glad I can't afford to live there.

Happy New Year.
Title: Re: Washington Plaza
Post by: frances on December 31, 2016, 02:27:44 PM
Frances - Thanks for pointing out Mr Plaza's sinister designs on the neighborhood of Jackson Heights and it's inhabitants.  We are forever in your debt.

Silly old me thought he was just trying to find a place to live like everyone else.

I understand your sensitivity re WP, as you're in the process of trying to buy there.

Absolutely nothing in any of my words indicated "sinister designs" by Mr Plaza. I'm simply pointing out that none of our decisions are made in a vacuum, and all our decisions impact others.

This is a thread about Washington Plaza, not gentrification, so I'll be bowing out.

Best wishes for the new year.

Title: Re: Washington Plaza
Post by: MrPlaza on January 01, 2017, 09:17:51 AM
Mr Plaza, charcuterie was historically plentiful in Jackson Heights when this was an Italian and Jewish neighborhood. But, the last Italian deli, salumeria, is gone, as far as I know.  You will find that the food stores in the neighborhood border on dreadful, unless you want Indian food and then you are Tikka heaven.

We have two supermarkets, Foodtown - overpriced and out of touch with the current neighborhood and Food Dynasty - where they fired the union employees on Christmas eve and had the union rat outside for about a year.  Food Dynasty is a low end Key Food, as if Key Food is not low end enough. I use Freshdirect.com.

Mr Plaza, I am curious how you determined that the price you paid for the co-op at Washington Plaza was what you are willing to pay. It is about 34 years times the prevailing rent for an unrenovated apartment in the building. Unrenovated apartments have thick pre-war plaster walls; the renovated apartments have uninsulated - not soundproofed -  walls. They stripped most of the prewar features out of the apartments. They traded that for shiny new walls, open kitchen with no privacy and an Eastern European look bathroom. They kept amending the co-op plan to drive up the prices of the apartments as people from Manhattan and Brooklyn bought them at seemingly record speed. What about Washington Plaza made you buy here? And, why at this price?

I too like charcuterie but this is a Tikka and Churro neighborhood now.
First off: Happy New Year, all! I appreciate you asking kindly, jh35. I'd be happy to give you a little more context.

Some background: My wife and I (along with our 2-year old) are coming from renting in Long Island City. We've lived in one of the towering new constructions in Court Square for three years now. To be frank, we were saddened by the prospect of leaving because we also happen to be the founders of the neighborhood civic association; which was founded to help guide — and when necessary stand up to — the rapid development taking place here. So, forgive me, frances, if I find it a bit jarring to be accused of being ignorant to how neighborhoods are both developed and torn down. That being said, change isn't categorically bad. Jackson Heights itself was not always the community it is today. It was built explicitly as a place for middle and upper-middle class whites, and was fairly exclusionary to that end. Then...over several decades, it changed into the community you're saying my "ilk" is destroying. Some would say that it changed for the better to include more diversity. Others might say it's a travesty that destroyed the foundation on which "The Garden City" was built. I fall on the side of the former, but it really is a matter of perspective.

Back to the point: When my wife and I decided that we wanted to own, we concluded we couldn't afford anything here in LIC that's larger than what we have now (2BR/2BA). And it didn't make sense for us to leave our large rent-stabilized apartment, pay more per month, and in several cases lose up to 100 sq. ft. in the process.

So, we broadened our search to include other neighborhoods within Queens (which was important for me as someone who spent much of his life in and around the borough). We lived in Jamaica before this, and knew we didn’t want to go back to living that far out. Furthermore, coming from living in Court Square, a place with at least two train options was preferable. Initially we were fairly adamant about staying in our community/council district (26) as it would have allowed us to remain more involved in our local politics. But we found ourselves unable to afford Sunnyside either, without buying something that would have required renovation work. Renovation work means more money after closing. And we were already scraping together everything we had to afford a down payment. Doing any kind of renovation work was out of the question. It needed to be to our liking out of the box. And considering we’re coming from a luxury building, we wanted a degree of finish (and if at all possible, amenities) that made leaving behind everything we had in LIC, worth it.

Enter Washington Plaza and Jackson Heights. It is just outside of our district, but the schools have solid marks; it’s very similar to Court Square, in the sense that it’s rich in train options; the units are being brought to the same level of finish as you would find in a decent LIC condo; and for the same price that we would pay to get a shoebox 2BR/2BA in our neighborhood, we were able to get E61/E62. And without going into details, I’ll add that the more expensive units have greater price flexibility. The final X-factor was the neighborhood of Jackson Heights itself. Court Square is an acquired taste. It’s chockfull of high-rises, artist studios, empty industrial streets, few restaurants/bars, and even fewer green spaces. Frankly, it’s a challenge living here sometimes; but it was our challenge. We believe it will reach its full potential one day, as a community, and not just a neighborhood. But that’s years off. Jackson Heights — being an older neighborhood — already benefits from having that community. Everything from the soon-to-be renovated Travers Park, to the greenmarket, told us that JH was already a great place to live, but was poised for even greater heights.

So, we took the leap. It was expensive. But no more than staying in LIC. And if we were going to move, we might as well move to the one building, in a culturally and transit-rich neighborhood, that was going to remind us the most of our home today, without us doing the work to get it there.

I hope that answers your question.
Title: Re: Washington Plaza
Post by: abcdefghijk on January 01, 2017, 11:27:57 AM
Mr Plaza, charcuterie was historically plentiful in Jackson Heights when this was an Italian and Jewish neighborhood. But, the last Italian deli, salumeria, is gone, as far as I know.  You will find that the food stores in the neighborhood border on dreadful, unless you want Indian food and then you are Tikka heaven.

We have two supermarkets, Foodtown - overpriced and out of touch with the current neighborhood and Food Dynasty - where they fired the union employees on Christmas eve and had the union rat outside for about a year.  Food Dynasty is a low end Key Food, as if Key Food is not low end enough. I use Freshdirect.com.

Mr Plaza, I am curious how you determined that the price you paid for the co-op at Washington Plaza was what you are willing to pay. It is about 34 years times the prevailing rent for an unrenovated apartment in the building. Unrenovated apartments have thick pre-war plaster walls; the renovated apartments have uninsulated - not soundproofed -  walls. They stripped most of the prewar features out of the apartments. They traded that for shiny new walls, open kitchen with no privacy and an Eastern European look bathroom. They kept amending the co-op plan to drive up the prices of the apartments as people from Manhattan and Brooklyn bought them at seemingly record speed. What about Washington Plaza made you buy here? And, why at this price?

I too like charcuterie but this is a Tikka and Churro neighborhood now.

Occasionally, I believe folks can't see the positives of the neighborhood they live in.  I don't know why.  Perhaps they have never looked or lived in other neighborhoods in NYC. So don't realize the many pluses Jackson Heights has compared with other places in NYC. 

That's why WP apartments are selling fast.  Positives in this neighborhood way outweigh negatives. And prices are more reasonable (however definitely not cheap now) than many other neighborhoods in our great city of New York.   
Title: Re: Washington Plaza
Post by: Ms. Jackson on January 01, 2017, 12:08:51 PM
Thanks for sharing your story, MrPlaza. Welcome to Jackson Heights!
Title: Re: Washington Plaza
Post by: newjhuser on January 01, 2017, 05:43:33 PM
Definitely looking forward to meeting you as a neighbor, MrPlaza. Being involved in the building and community can only make things  better.
Title: Re: Washington Plaza
Post by: MetroJNY on January 03, 2017, 07:38:42 AM
Welcome to Jackson Heights, Mr. Plaza! Wishing you and your family many happy years in JH. It's a great neighborhood!
Title: Re: Washington Plaza
Post by: N00b on January 03, 2017, 01:12:09 PM
Anyone get an update on construction completion on their units? Any new closings?
Title: Re: Washington Plaza
Post by: MrPlaza on January 03, 2017, 02:00:51 PM
Anyone get an update on construction completion on their units? Any new closings?
We were given an April estimate, but I'm not holding my breath. Especially with Lilybell's timeline.
Title: Re: Washington Plaza
Post by: Lilybell on January 12, 2017, 11:43:25 AM
What's up everyone!  Happy New Year!  I was away for a couple of weeks and then I came back and closed on the apartment and moved.

I closed on the 29th and still cannot get the damn punch list guy to do anything. He is absolutely non-responsive and I am fed up. I've been patient so far but that's about to change and now I'm going to be a huge pain in the butt until they fix what still needs to be done.

I think I have defective kitchen counters -there are weird white marks all over them (and at least 10 chips). I am not going to accept them in this condition. It took over a week to get a toilet seat and I only got one because the super took care of it (which is not his job but he is so good to me). I'm missing a window screen, there are a lot of scratches on the wood floors (I'm willing to live with the scratches except for one huge one that is really obvious). The door of the bathroom vanity doesn't close. They never put shelves in my pantry. And there are lots of little things that I'm just going to give up on (paint touch-ups, etc).

I was so stupid because I decided to just have movers come for the furniture and decided to move everything else myself in a big shopping cart because I didn't want to deal with packing boxes. What was I thinking!  I was already exhausted from painting the bedroom and living room and I drastically underestimated how long it would take and how much crap I had in the other apartment (you can fit a lot into 6 big closets). So now I have stuff strewn all over my floors waiting to be put away. I was so physically tired that I think I had an out-of-body experience on Monday.

But as stressful as it's been, it's a beautiful apartment and I know I'll be thrilled once I get everything put away and get my new furniture delivered. And curtains!  I am living like a college student with sheets taped up over the windows. Oddly, none of my blinds from the old apartment fit this one - you'd think they'd have the same sized windows in all of the buildings but I guess not. They are all about  an inch smaller.

babycakes mama - I wonder if I lived next to you for a couple of weeks before I moved to the new apartment. If your neighbor was making a lot of noise with a shopping cart over the last week at ridiculously early hours (and swearing a lot), that was me!  I know a woman with a daughter moved in next to me and I have a feeling it might be you. But I was out of town for two weeks and I guess we never ran into each other.

But welcome to all of you! I've met a few of the new owners and everyone has been really nice so far (and one has an adorable new puppy).

Off to send a passive aggressive email to the punch list guy!
Title: Re: Washington Plaza
Post by: Shelby2 on January 12, 2017, 12:29:47 PM
Congrats, Lilybell! Hope all the issues get resolved soon.
Title: Re: Washington Plaza
Post by: MrPlaza on January 13, 2017, 02:48:30 PM
Yes, congratulations Lilybell! Although it sounds like you have got a lot of work (and swearing) ahead of you, I suppose you've got to take it one step at a time. Please keep us updated on how the punch list goes. It doesn't sound like it's been easy. So, I'm curious to know how difficult it is from start to finish — and if there are any tips for getting things done faster. Once you're settled in, take photos for the rest of us! Haha.
Title: Re: Washington Plaza
Post by: Lilybell on January 13, 2017, 04:26:41 PM
Hi MrPlaza!  I think my mistake with the punch list guy was that I was too patient and nice and didn't cc the owner in the first few emails. I sent a polite email every few days. I didn't get a chance to send a passive-aggressive email yesterday but I just sent one a few minutes ago. I was much firmer and showed my frustration this time, which I hope helps. It takes a lot to piss me off, but when I get to that point I will make a nuisance of myself. Not sure what I'll do if I don't get a response - maybe go make a scene in the sales office? It's not my style but I'm starting to get fed up.

The super and the seller's attorney both warned me that the punch list guy is very non-responsive, so if I were you, I would use that knowledge to your advantage early on and get something in writing at the closing with a date limit on how long they can take to get the remaining items finished. Or you could tell them that you refuse to close before they finish the punch list. They had over a month from my first walk through and they barely did a thing during that time. They did nothing at all between my final walk through and actual closing (it was only two days). I have a feeling they might be more efficient with you because you bought one of the largest apartments.

I'm also wondering if I have so many punch list items because they rushed towards the end as to not have yet another delay. The finish work was almost shoddy in some areas (paint drips, scratches, dried plaster smears, chips in the counters and bathtub - things that come from rushing and not paying close attention).

I'm so happy it's a long weekend so I can use all three days to finish putting everything away.
Title: Re: Washington Plaza
Post by: ljr on January 14, 2017, 12:48:47 PM
This punch list story is calling up memories of when I was in a similar situation many years ago, buying a newly renovated apartment in a new coop conversion. The takeaway lesson was: insist on everything being finished before you close and before you move in, because the likelihood of these things being done afterwards goes down dramatically despite their promises. The things that I wanted done/fixed were much more minor than what you mention, but I believe they never were done and I just gave up finally. Same situation when we renovated our kitchen. The counter top was not cut properly to fit around the stove, but we were never able to get the company to fix the error. They paid lip service and promised to call, promised to come, then they simply didn't call and didn't come to whatever appointment we had made. There is no way to force them to do these things short of a lawsuit, which is unaffordable. Just a bit of advice for anyone in the process of buying: don't close until the renovation is finished and the punch list addressed.
Title: Re: Washington Plaza
Post by: petster on January 14, 2017, 05:13:17 PM
Today I was walking doing errands and passed WP and decided to stroll inside the interior garden. Wasn't sure if this is allowed but with all the talk about the building on this thread said what the heck. I wanted to say how surprise I was to find such a beautiful, peaceful setting. I had friends who lived there many years ago and don't remember it being so lovely. It truely is an oasis and must be really soothing and tranquil  in the warmer months.  Pretty impressive considering the crap you find elsewhere.
Title: Re: Washington Plaza
Post by: newjhuser on January 16, 2017, 09:59:33 PM
Hey Lilybell, did they make a complaint if you moved stuff yourself? I was thinking of moving in a table and rug myself. I don't know if they were making a stink about it. I also see people leaving stuff out in the hallway? Is that allowed? I thought the bylaws were very strict on that.
Title: Re: Washington Plaza
Post by: Lilybell on January 17, 2017, 09:38:14 AM
petster, I don't think there are any rules against non-tenants walking through the grounds. 

hi newjhuser, I don't think they care at all if you move items yourself. I only used movers for my furniture. Regarding stuff in the hallways - I never used to see it in my old building but I see it in my new building - there's a kids bike in the hallway upstairs and my neighbor left his ladder outside his door for a few days. The ladder wouldn't bother me but a permanent bike would. My guess is that things will start to get more strict as more and more people move in (and once there's an actual board instead of just the owner).

ljr, I sure wish I had done exactly what you recommend (regarding punch lists). I still haven't heard back from the guy, except I did get an email from the owner over the weekend expressing her concern. So that is somewhat of a relief that I'm not just going to be ignored forever.

I was so happy to have yesterday off - I got so much put away and finally got my living room curtains up so I no longer feel so exposed. 
Title: Re: Washington Plaza
Post by: Palermo on January 17, 2017, 08:17:09 PM
With the success of WP, does anyone know if this kind of thing is going to happen to other buildings in the neighborhood?  And, if so, how many buildings in the neighborhood are rentals as opposed to co-ops?  Just wondering.

there aren't very many rental buildings around anymore, as far as i know. 74-10 35th is rental, and a couple of the buildings on 74th between 34th and 35th are, too. maybe the barcelona, also 74th, going towards 37th  as well.

Spanish Gardens and Cambridge Court can be candidates.  Historic architecture, block long developments, the former still with its (dilapidated) green space and the latter was once a co-op before bankruptcy.  Fingers crossed. 
Title: Re: Washington Plaza
Post by: MrPlaza on January 17, 2017, 10:28:34 PM
Thanks for sharing all these details with us, Lilybell. I shared the information with our lawyer just to see if there was any protection we can provide ourselves with regard to closing with a finished punch list. It's interesting that the owner is allowing such poor management of something as simple as a punch list. Definitely something to keep an eye on as we draw nearer to closing sometimes this Spring/Summer.
Title: Re: Washington Plaza
Post by: Lilybell on January 18, 2017, 10:00:27 AM
Hi, to be fair, I got a response quickly once I cc'd the owner on my email to the punch list guy. She then personally emailed me twice to apologize and tell me that she told him to get in touch with me. And it worked - I think I am going to see him today or tomorrow.

It's not that the punch list guy is lazy - he is just overwhelmed with work and probably deals with the pushier people first. So I had to switch my normally laid-back manner to become one of the pushy people. And he was on vacation for a couple of weeks, so his "to-do" list is probably ridiculous. He's actually a very nice guy and I like him; I just wish he had more people to help him.
Title: Re: Washington Plaza
Post by: Dodger on January 24, 2017, 12:00:21 PM
My apologies if this issue has been covered earlier in the thread (it's a long thread!): Streeteasy just showed four 2 bedroom units having closed in the last day or so at Washington Plaza.  Two of them appear to have sold for about $450,000 and two of them sold for well over $600,000.  I can't figure out from the listing info what the key differences are to warrant such a discrepancy.  It's true that the cheaper ones are listed as 4.0 rooms and the more expensive as 4.5, and the difference here seems to be an eat-in kitchen. But the square footage listed is pretty similar. Just curious!

Here are a couple of links: http://streeteasy.com/sale/1256081

http://streeteasy.com/sale/1256625
Title: Re: Washington Plaza
Post by: jh_coop_buyer on January 24, 2017, 02:06:14 PM
The 450K one was originally a one bedroom apartment and then it was converted to a very small 2bedroom apartment by putting the kitchen in the middle or original living room, the current living room is very small about 10x10. While the 600k one was originally a big Junior 4 apartment, which can be converted to 2 bedroom apartment easily. Other than the window facing eat-in kitchen, the living room is the regular size 10x20.

The total area for the 600K is probably at least 20% greater than the the 450K and it is a fact that large apartments demand more dollars per square feet. so it works out probably right. If you check the maintenance fee, it's1200 against 880, which is the same ratio of the price 600K vs 450K

Title: Re: Washington Plaza
Post by: Dodger on January 24, 2017, 02:24:06 PM
Thanks! Your explanation makes a lot of sense.
Title: Re: Washington Plaza
Post by: jh35 on January 24, 2017, 05:21:40 PM
There is a problem with the internet in Washington Plaza. Time Warner confirmed that it is a building problem.

Please call Time Warner to get the problem some serious attention.

Check the internet by going to https://www.speakeasy.net/speedtest/

click on Los Angeles or San Francisco to check speeds. They seem to be the worst.

Thanks.
Title: Re: Washington Plaza
Post by: newjhuser on January 24, 2017, 06:13:09 PM
how bad is the internet? i was going to sign up for twc today.
Title: Re: Washington Plaza
Post by: jh35 on January 24, 2017, 08:38:24 PM
The internet is usually ok.  I pay for 200 megabits and it is usually close to that. A few times lately it turned off at night.

I tried to stream a concert and it kept stopping. I thought it was a problem with the concert until i did the speed test.
It has been running at about 11 megabits on the LA and SF speed test since the weekend.

Tech support said the building seems to have a problem. I have been told that many times in the past.

The TV seems to be ok. Although my cable cards frequently drop their EMM's.

Verizon also has problems in Washington Plaza. The laundry card machine was out for over week due to a bad verizon connection.
Title: Re: Washington Plaza
Post by: MrPlaza on January 24, 2017, 10:51:15 PM
There is a problem with the internet in Washington Plaza. Time Warner confirmed that it is a building problem.

Please call Time Warner to get the problem some serious attention.

Check the internet by going to https://www.speakeasy.net/speedtest/

click on Los Angeles or San Francisco to check speeds. They seem to be the worst.

Thanks.
When you spoke to them, did it seem like it was a new problem they're having with the building? Seems like you haven't had problems in the past, and now suddenly there are issues. But then you said that you have been told many times in the past that there are issues. Little difficult to understand if it's usually good, but there are now building-related issues, or if this is a longstanding issue.
Title: Re: Washington Plaza
Post by: Lilybell on January 25, 2017, 10:03:37 AM
I thought I had internet issues until I bought a new computer. That fixed everything! I don't have any problems with Time Warner (except for their exorbitant prices). We went through a period a few months ago with multiple outages but that was because workmen accidentally cut a cable or something (I can't remember the exact problem). It was very frustrating but I haven't had any problems since. I had an outage a few days ago, but that wasn't just Washington Plaza - when I called TWC I got that "there's an outage in your area" recording and it was fixed by that evening.

I wonder if it's just one building that has issues and not all six.

Not sure when we'll get Verizon Fios - the punch list guy told me it would be a few months.
Title: Re: Washington Plaza
Post by: jh35 on January 25, 2017, 10:08:28 AM
Most of the time the internet is acceptable. There have been many problems in the past that were always blamed on building problems. For years after I moved in, the TV was terrible and the internet was abominable. The internet would work for a few seconds and stop for a second. Then they fixed it and for a while (years) it has been ok. Now, it seems to me, based on the speed test, that the modem is dropping multiple streams when the internet leaves NYC. And, as I said, the cable card drops the EMM's.

Also, the laundry room card machine is out for the third week in a row. There is a sign on it saying they are working with Verizon. The phones went out a few months ago and Verizon put in a new cooper cable from the Central Office.

This is a nice building but it is a solidly middle class, middle service, certainly not luxury as they seem to portray it now. There have always been heat, electricity, water, and gas service problems that have been mostly fixed when they renovated the apartments. It will be interesting to see how they maintain the building now that people have spent so much for the co-ops.

The renovations that they did were not what they could have been. The water pipes are narrow, especially to secondary bathrooms. The electrical boxes in the basement were not upgraded after they changed the risers to the apartments.

Let's not even mention the constant mold problem.

All in all, I like living here, although it sounds like I do not.

I await FIOS which is in the basement, but management will not let them wire the building (yet?).
Title: Re: Washington Plaza
Post by: newjhuser on January 25, 2017, 10:41:37 AM
Mold? That doesn't sound good. They still need to do all the lobbies and hallways and the gym...........................................
Title: Re: Washington Plaza
Post by: gsmayes on January 25, 2017, 06:40:52 PM
Just skimmed through this thread...I live in WP in the D building.

I'm wondering if anyone has heard what happens to renters when their lease is up? I've been here for over four years and my 2-year lease is up in September. If it's a non-evict plan, are they letting renters renew leases? Is there a limit they can increase the rent year-to-year? Or can get jack it up to the stabilized rate, which is something like $1000 more than I pay now. I would say my current rate is around market with the "preferential" discount, while the stabilized rate is crazy high over market.

I thought about buying my apartment but I won't be in a position to for a couple years. I'm not interested in one of the renovated units. They're turning my unit into a two bedroom by converting the dining area into a bedroom. I would rather take down the wall between the kitchen/dinning and living room for a more open floor plan.
Title: Re: Washington Plaza
Post by: frances on January 25, 2017, 07:31:55 PM

 Or can get jack it up to the stabilized rate, which is something like $1000 more than I pay now. I would say my current rate is around market with the "preferential" discount, while the stabilized rate is crazy high over market.


They can do that. I had a preferential rent in Brooklyn for 15 years, and they ended it in July when our lease was up. Our rent went up by $535. For years, I'd kind of toyed with the idea of moving to JH, but the rent increase forced my hand. We were fortunate to be able to gather resources to buy here. (Mortgage and maintenance are $450 less than our rent stabilized apartment.)
Title: Re: Washington Plaza
Post by: jh35 on January 25, 2017, 07:41:19 PM
Just skimmed through this thread...I live in WP in the D building.

I'm wondering if anyone has heard what happens to renters when their lease is up? I've been here for over four years and my 2-year lease is up in September. If it's a non-evict plan, are they letting renters renew leases? Is there a limit they can increase the rent year-to-year? Or can get jack it up to the stabilized rate, which is something like $1000 more than I pay now. I would say my current rate is around market with the "preferential" discount, while the stabilized rate is crazy high over market.

I thought about buying my apartment but I won't be in a position to for a couple years. I'm not interested in one of the renovated units. They're turning my unit into a two bedroom by converting the dining area into a bedroom. I would rather take down the wall between the kitchen/dinning and living room for a more open floor plan.

You should find out what kind of lease you really have. Is it a legitimate preferential rent lease or a stabilzed lease? They told me I had a preferential rent and I did not. I hired a lawyer and I have a stabilized lease now.

The important thing is to check the first lease.
Title: Re: Washington Plaza
Post by: gsmayes on January 25, 2017, 08:53:55 PM
Just skimmed through this thread...I live in WP in the D building.

I'm wondering if anyone has heard what happens to renters when their lease is up? I've been here for over four years and my 2-year lease is up in September. If it's a non-evict plan, are they letting renters renew leases? Is there a limit they can increase the rent year-to-year? Or can get jack it up to the stabilized rate, which is something like $1000 more than I pay now. I would say my current rate is around market with the "preferential" discount, while the stabilized rate is crazy high over market.

I thought about buying my apartment but I won't be in a position to for a couple years. I'm not interested in one of the renovated units. They're turning my unit into a two bedroom by converting the dining area into a bedroom. I would rather take down the wall between the kitchen/dinning and living room for a more open floor plan.

You should find out what kind of lease you really have. Is it a legitimate preferential rent lease or a stabilzed lease? They told me I had a preferential rent and I did not. I hired a lawyer and I have a stabilized lease now.

The important thing is to check the first lease.

I'll check it out. Do you mind messaging me the lawyer you hired?

I have a cat, so I'm also concerned that they'll use that to try evicting me. I know plenty of people have pets in the building, and I was told cats were okay when I moved in, but the lease says no pets. They modified the house rules where you can request approval for pets, but I'm afraid that would just tip them off.

There's also a new house rule that forbids smells in the halls, including food. That seems like an excuse to hassle minority renters that cook ethnic food.
Title: Re: Washington Plaza
Post by: jh35 on January 25, 2017, 09:56:02 PM
Just skimmed through this thread...I live in WP in the D building.

I'm wondering if anyone has heard what happens to renters when their lease is up? I've been here for over four years and my 2-year lease is up in September. If it's a non-evict plan, are they letting renters renew leases? Is there a limit they can increase the rent year-to-year? Or can get jack it up to the stabilized rate, which is something like $1000 more than I pay now. I would say my current rate is around market with the "preferential" discount, while the stabilized rate is crazy high over market.

I thought about buying my apartment but I won't be in a position to for a couple years. I'm not interested in one of the renovated units. They're turning my unit into a two bedroom by converting the dining area into a bedroom. I would rather take down the wall between the kitchen/dinning and living room for a more open floor plan.

You should find out what kind of lease you really have. Is it a legitimate preferential rent lease or a stabilzed lease? They told me I had a preferential rent and I did not. I hired a lawyer and I have a stabilized lease now.

The important thing is to check the first lease.

I'll check it out. Do you mind messaging me the lawyer you hired?

I have a cat, so I'm also concerned that they'll use that to try evicting me. I know plenty of people have pets in the building, and I was told cats were okay when I moved in, but the lease says no pets. They modified the house rules where you can request approval for pets, but I'm afraid that would just tip them off.

There's also a new house rule that forbids smells in the halls, including food. That seems like an excuse to hassle minority renters that cook ethnic food.

I don't know where to find your email address or know how to msg you from here.

House rules do NOT apply to renters. You can cook any smelly thing you want to. You only follow the city and state laws and your lease. In other words, if you pay your rent, you can do almost anything. That is a strange thing about co-ops. You pay more and you have to follow more rules than the renters.

I saw a woman openly walking her dog the other day. I had never seen her before.

Regarding your cat, I think there is a rule giving the owner some time to object and after that they can not.

Title: Re: Washington Plaza
Post by: jh35 on January 25, 2017, 10:29:45 PM


http://www.nytimes.com/2002/10/13/realestate/your-home-the-rights-of-renters-in-co-ops.html

an article regarding rules for renters in a co-op bldg.
Title: Re: Washington Plaza
Post by: lalochezia on January 25, 2017, 11:19:19 PM

If your lease includes the house rules them you have to follow them - as the article says.


http://www.nytimes.com/2002/10/13/realestate/your-home-the-rights-of-renters-in-co-ops.html

an article regarding rules for renters in a co-op bldg.
Title: Re: Washington Plaza
Post by: jh35 on January 26, 2017, 07:49:20 AM

If your lease includes the house rules them you have to follow them - as the article says.



At Washington Plaza the house rules were written after all of the renters leases.

Tha article says that rent regulated tenants do NOT have to abide by the co-op rules; that unregulated tenants sometimes  have to abide by the rules and that sublet tenants can have the rules put into their leases.

''The rules promulgated by the co-op cannot in any way lessen the rights and benefits of rent-regulated tenants,'' Mr. Abramson said.

"The third type of tenant found in a co-op, he said, is the nonregulated tenant. In most cases, such tenants are those who are subletting their apartments from tenant-shareholders, usually at market-rate rents.

''Generally, the rights and obligations of nonregulated tenants are governed by their lease agreement,'' Mr. Ng said. ''And there is usually no obligation on the part of the tenant's landlord to renew the lease when it expires.''

While the foregoing may seem rather straightforward, confusion and difficulties often arise when the co-op seeks to impose its rules and regulations on the rental tenants."


Washington Plaza is a non eviction co-op plan, so they are obligated to renew the leases.
Title: Re: Washington Plaza
Post by: frances on January 26, 2017, 12:39:40 PM

I'll check it out. Do you mind messaging me the lawyer you hired?


You should know if you have preferential rent from your lease. The lease itself will be the rent stabilized price, because that's how landlord establishes their right to raise the rent to that price. The preferential rent is a rider which establishes that one pays the rent stabilized price once, and then the difference is rebated and put towards the next month's rent (so one is actually always paying the rent stabilized price).
Title: Re: Washington Plaza
Post by: jh35 on January 26, 2017, 02:21:13 PM

I'll check it out. Do you mind messaging me the lawyer you hired?


You should know if you have preferential rent from your lease. The lease itself will be the rent stabilized price, because that's how landlord establishes their right to raise the rent to that price. The preferential rent is a rider which establishes that one pays the rent stabilized price once, and then the difference is rebated and put towards the next month's rent (so one is actually always paying the rent stabilized price).

Yes, Frances, but Washington Plaza said I had a preferential rent, did not put the preferential rent in my lease but insisted that I was not rent stabilized; hence, the lawyer. So, like you said, she should read the first lease.
Title: Re: Washington Plaza
Post by: jh35 on January 26, 2017, 02:50:10 PM

I'll check it out. Do you mind messaging me the lawyer you hired?


You should know if you have preferential rent from your lease. The lease itself will be the rent stabilized price, because that's how landlord establishes their right to raise the rent to that price. The preferential rent is a rider which establishes that one pays the rent stabilized price once, and then the difference is rebated and put towards the next month's rent (so one is actually always paying the rent stabilized price).

Yes, Frances, but Washington Plaza said I had a preferential rent, did not put the preferential rent in my lease but insisted that I was not rent stabilized; hence, the lawyer. So, like you said, she should read the first lease.

Oh, and another thing, the co-op book has an "s" next to the number of the rent stablized apartments. check that.
Title: Re: Washington Plaza
Post by: Lilybell on January 26, 2017, 03:52:15 PM
Hi gsmayes! 

I thought you moved out; it's nice to see you here.

First, most of the house rules are the same as what's already on the rental leases. The cooking smell rule is new and stupid. It's not our fault we have crappy ventilation and it feels a bit "the more affluent owners that will be moving in might not like the odors from ethnic food" to me.

I wouldn't worry about having a cat! I've seen so many new dogs in the building and there are quite a few tenants (not owners) who were able to get pets allowed - they've completely changed the rules.. If you know the guy in D in the big one-bedroom on the 5th floor who has a new-ish dog (I feel like I shouldn't write his name here), I'd ask him what he did. At first they tried to make him get rid of her but he worked it out and is now allowed to keep her.

You are NOT going to be evicted when your lease is up. They have to renew your lease until your rent goes up to market rate, which is $2700 I think? The only people they are trying to evict are a few illegal subletters (there are 5 illegal subletters shoved into the small one-bedroom next to my new apartment). I wouldn't be surprised if they also throw cash at a few problematic tenants to get them to move out, but you aren't in that category.

They can take you out of preferential rent but once you aren't in preferential rent, they can't raise your rent higher than whatever percentage rent increase was decided by the Rent Guidelines Board that year.

They used to allow pets until someone was found to have a bunch of decomposing cats in his apartment (over 10 years ago) and that caused the rule change. I'm pretty confident they are going to relax the pet rules quite a bit - they might have a problem with large dogs or a loud parrot but you won't have a problem keeping your cat.

I found this article on preferential rent to be very interesting:
https://www.dnainfo.com/new-york/20160419/central-harlem/heres-why-some-rent-stabilized-tenants-are-seeing-huge-increases (https://www.dnainfo.com/new-york/20160419/central-harlem/heres-why-some-rent-stabilized-tenants-are-seeing-huge-increases)
Title: Re: Washington Plaza
Post by: newjhuser on January 26, 2017, 08:03:24 PM
its good to know someone who has all the inside info in regards to this place
Title: Re: Washington Plaza
Post by: MrPlaza on February 06, 2017, 08:33:06 PM
Latest closing estimate slipped from April to June, which is when we always thought it would realistically be. Will be exciting to experience the change during summer, but it remains a bittersweet move for me.
Title: Re: Washington Plaza
Post by: N00b on February 08, 2017, 08:51:31 PM
For those who've closed/taken out a mortgage, has anyone had an appraisal (from the bank) lower than the offer price in the Washington Plaza buildings?
Title: Re: Washington Plaza
Post by: MrPlaza on February 08, 2017, 10:20:12 PM
For those who've closed/taken out a mortgage, has anyone had an appraisal (from the bank) lower than the offer price in the Washington Plaza buildings?
I'm guessing you read the same DNAInfo article! I was wondering the same thing! Lilybell! Help! Hahaha.
Title: Re: Washington Plaza
Post by: frances on February 08, 2017, 11:21:12 PM
I'm guessing you read the same DNAInfo article! I was wondering the same thing! Lilybell! Help! Hahaha.

If you get a bad appraisal--which seems unlikely bc prices at WP are high (even though there are no comps for your apartment)--you can always go to a new lender. I think normally the seller's broker also puts together a comp package to pass on to the appraiser. In our case, the seller's broker put together a comps package, and the appraiser refused to accept it.

I regret that we didn't go to a new lender, but we were feeling a little panicky bc appraiser sat on the appraisal for six weeks before actually doing it.

Title: Re: Washington Plaza
Post by: N00b on February 09, 2017, 12:22:59 PM
I'm guessing you read the same DNAInfo article! I was wondering the same thing! Lilybell! Help! Hahaha.

If you get a bad appraisal--which seems unlikely bc prices at WP are high (even though there are no comps for your apartment)--you can always go to a new lender. I think normally the seller's broker also puts together a comp package to pass on to the appraiser. In our case, the seller's broker put together a comps package, and the appraiser refused to accept it.

I regret that we didn't go to a new lender, but we were feeling a little panicky bc appraiser sat on the appraisal for six weeks before actually doing it.

Was this with Wash Plaza? I'm not sure if anyone's been able to get a mortgage with anyone but Chase since it's a new conversion. I'm also curious as to the Sponsor's position when an appraisal comes in below offer price.
Title: Re: Washington Plaza
Post by: newjhuser on February 09, 2017, 01:00:50 PM
The appraisal should match your purchase price. Only chase will underwrite the mortgage. They have a routine for it I believe
Title: Re: Washington Plaza
Post by: JacksonHeightsCPA on February 09, 2017, 06:51:37 PM
I recently got approved for a mortgage at Washington Plaza with Citizens Bank.  We haven't had an appraisal yet so we will see how that goes.

Title: Re: Washington Plaza
Post by: N00b on February 10, 2017, 09:15:50 AM
I recently got approved for a mortgage at Washington Plaza with Citizens Bank.  We haven't had an appraisal yet so we will see how that goes.

Interesting! How did you do that? Just approached them? Did you shop around? I'd love to get a mortgage elsewhere. So far not loving the Chase people.
Title: Re: Washington Plaza
Post by: Lilybell on February 10, 2017, 10:57:14 AM
Hi everyone!

I had my mortgage through Chase - we had no choice but to use them until the building hit 50% sold. After that, people were able to shop around for a lender. I was not very happy with Chase either, noob - the guy was very nice but his assistant was a total flake. And there was a screw-up with my rate lock that ended up raising my rate by a half-percentage point, but that's a confusing story I won't go into here (and it was half my fault, half theirs). 

My appraisal was for the exact same price I paid for the apartment. I don't think anyone has to worry about a lower appraisal. But I'm not sure what article from DNAinfo you are discussing.  Totally unrelated, but I don't understand why streeteasy shows that I paid more for the apartment than I really did.

MrPlaza, I'm sorry to hear about your delay! 

I'm still having some new-owner issues - I've come home 3 times now to find my front door wide open even though I locked it before I left. Something is just not catching properly and when a door slams elsewhere it pops my door open. Thank god my neighbors are trustworthy! But now it's yet another thing I have to complain about. I still haven't heard back about my dishwasher (which I think was installed improperly) and they are supposed to come sand my counters but it's been another two weeks of radio silence. Time for another passive aggressive email!

But just so I'm not full of complaints when I post here: I love that every single light has a dimmer (except the foyer) - even the lights under the kitchen cabinets. My new neighbors are really nice. The guy who moved in upstairs around the same time I did is very quiet and I can rarely even hear him walking. It's not as hot as my former apartment, thank god. And the best part - there is SO MUCH LESS STREET NOISE on 74th compared to 73rd. It has really affected my quality of life for the better.

Title: Re: Washington Plaza
Post by: N00b on February 10, 2017, 11:18:24 AM
Lilybell, this is the article: https://www.dnainfo.com/new-york/20170207/jackson-heights/bronx-queens-home-sales-appraisals

So, we've had 50% sold? I mean, since I'm not closing for another few months, I wonder if I can shop for a new mortgage.
Title: Re: Washington Plaza
Post by: Lilybell on February 10, 2017, 11:34:46 AM
Yes, they've sold more like 70% or more by now and the conversion was made official a few months ago. Please take this with a grain of salt because my knowledge is lacking in this area, but I'm pretty sure you can change your lender -it might cause delays in that you'd have to order a new appraisal, but Chase didn't order my appraisal until the last minute so yours might not have been ordered either. If there has already been an appraisal they can charge you for it if you switch lenders, but it doesn't sound like you've had one yet. But one good thing about Chase is that the person who does the W. Plaza appraisals for them is pretty much just appraising them all for the sale price. 
Title: Re: Washington Plaza
Post by: N00b on February 10, 2017, 11:53:13 AM
But one good thing about Chase is that the person who does the W. Plaza appraisals for them is pretty much just appraising them all for the sale price.

This seems suspicious to me. Obviously, I'd want to secure a mortgage and not cause delays, but I also don't want a rubber-stamped appraisal, which it seems like they're doing.   
Title: Re: Washington Plaza
Post by: JacksonHeightsCPA on February 10, 2017, 12:14:25 PM
I recently got approved for a mortgage at Washington Plaza with Citizens Bank.  We haven't had an appraisal yet so we will see how that goes.

Interesting! How did you do that? Just approached them? Did you shop around? I'd love to get a mortgage elsewhere. So far not loving the Chase people.

Hey N00B...I was actually informed by the mortgage broker at Chase that Citizens Bank was lending into the building.  I couldn't get a mortgage with Chase because of an employer restriction so Chase was nice enough to point me in the right direction.  I want to say a credit union or two has also approved mortgages.

I have been very happy with Citizens Bank.  Very responsive and I had a commitment letter within two weeks.  I can give you a contact there if you are interested.
Title: Re: Washington Plaza
Post by: MrPlaza on February 10, 2017, 12:59:06 PM
I knew that Citizens Bank was an option when we visited the building the first time, but the Chase banker who was there kind of steered us away by insisting that no one knows the intricacies of a co-op sale as well as them. And that's citizens bank would end up stalling out at some point. I guess the scare tactic worked, because we ended up working with chase for our mortgage. It's been "okay" so far. Some pockets of unresponsiveness. But it's not been that way the whole way through.

Really getting worried about a long punch list, Lilybell. Hahaha.
Title: Re: Washington Plaza
Post by: newjhuser on February 10, 2017, 03:34:21 PM
can you put in the punch list, updated hallways and gym  ;D
Title: Re: Washington Plaza
Post by: N00b on February 13, 2017, 12:25:52 PM
I recently got approved for a mortgage at Washington Plaza with Citizens Bank.  We haven't had an appraisal yet so we will see how that goes.

Interesting! How did you do that? Just approached them? Did you shop around? I'd love to get a mortgage elsewhere. So far not loving the Chase people.

Hey N00B...I was actually informed by the mortgage broker at Chase that Citizens Bank was lending into the building.  I couldn't get a mortgage with Chase because of an employer restriction so Chase was nice enough to point me in the right direction.  I want to say a credit union or two has also approved mortgages.

I have been very happy with Citizens Bank.  Very responsive and I had a commitment letter within two weeks.  I can give you a contact there if you are interested.

That would be great. Thanks!
Title: Re: Washington Plaza
Post by: hello123 on February 28, 2017, 12:45:21 PM
Does anyone know whether any apartments have sold for less than asking recently?  Also, for those of you that had accepted offers, did you use a buyer's broker?

Title: Re: Washington Plaza
Post by: MrPlaza on February 28, 2017, 01:58:23 PM
Does anyone know whether any apartments have sold for less than asking recently?  Also, for those of you that had accepted offers, did you use a buyer's broker?
I can't say for certain, but if I had to guess, most people who bought smaller units (1 and 2BRs) paid the asking price, or close to it. There are simply more comps in the neighborhood, which allows them to price accordingly. The larger, more expensive units are rarer and thus have more flexibility. Without going into details, I'll say we didn't pay asking for ours (4BR). It wasn't a "steal," and it certainly wasn't cheap, but it wasn't asking. That being said, I can't imagine there's a lot of flexibility on anything smaller than 3BRs if you aren't a current resident. Certainly, there's got to be more buyer competition for the 1-2BRs, which may have even netted them above asking in some cases.

As for the broker situation, I believe our broker technically read as the seller's broker in the contract. I'm not really sure how all of that works. Our lawyer didn't raise any red flags. So, I guess we're okay.
Title: Re: Washington Plaza
Post by: NYUDan78 on February 28, 2017, 10:23:17 PM
Hi everyone,

I just randomly happened to come across this site, and as a new resident of Washington Plaza, I wanted to introduce myself on this thread. My wife and I, along with our 2-year-old son, moved into our unit in the B building at the end of December, and I have to say that we couldn't be happier. Everyone we've met has been so friendly and welcoming (including you, Lilybell...I believe we met in the laundry room once). I look forward to meeting the rest of you soon, and am very excited to raise my family here.

As an aside, for those of you concerned with your appraisal, my unit was actually appraised for higher than my purchase price! Talk about instant equity!

- Dan
Title: Re: Washington Plaza
Post by: NYUDan78 on February 28, 2017, 10:30:31 PM
Does anyone know whether any apartments have sold for less than asking recently?  Also, for those of you that had accepted offers, did you use a buyer's broker?

We did use a buyer's broker on our end when we put in our offer. It probably didn't make much of a difference whether we had one or not since there was no negotiation on the price.
Title: Re: Washington Plaza
Post by: rhydewithdis on March 01, 2017, 10:48:26 AM
Does anyone know whether any apartments have sold for less than asking recently?  Also, for those of you that had accepted offers, did you use a buyer's broker?
I can't say for certain, but if I had to guess, most people who bought smaller units (1 and 2BRs) paid the asking price, or close to it. There are simply more comps in the neighborhood, which allows them to price accordingly. The larger, more expensive units are rarer and thus have more flexibility. Without going into details, I'll say we didn't pay asking for ours (4BR). It wasn't a "steal," and it certainly wasn't cheap, but it wasn't asking. That being said, I can't imagine there's a lot of flexibility on anything smaller than 3BRs if you aren't a current resident. Certainly, there's got to be more buyer competition for the 1-2BRs, which may have even netted them above asking in some cases.

As for the broker situation, I believe our broker technically read as the seller's broker in the contract. I'm not really sure how all of that works. Our lawyer didn't raise any red flags. So, I guess we're okay.
Nice I didn't know they had 4 bedrooms. How many of those units are there, how many square feet? 2 baths?
Title: Re: Washington Plaza
Post by: MrPlaza on March 01, 2017, 11:16:20 AM
Does anyone know whether any apartments have sold for less than asking recently?  Also, for those of you that had accepted offers, did you use a buyer's broker?
I can't say for certain, but if I had to guess, most people who bought smaller units (1 and 2BRs) paid the asking price, or close to it. There are simply more comps in the neighborhood, which allows them to price accordingly. The larger, more expensive units are rarer and thus have more flexibility. Without going into details, I'll say we didn't pay asking for ours (4BR). It wasn't a "steal," and it certainly wasn't cheap, but it wasn't asking. That being said, I can't imagine there's a lot of flexibility on anything smaller than 3BRs if you aren't a current resident. Certainly, there's got to be more buyer competition for the 1-2BRs, which may have even netted them above asking in some cases.

As for the broker situation, I believe our broker technically read as the seller's broker in the contract. I'm not really sure how all of that works. Our lawyer didn't raise any red flags. So, I guess we're okay.
Nice I didn't know they had 4 bedrooms. How many of those units are there, how many square feet? 2 baths?
I believe our unit is the only 4 bedroom. At least that's the impression I got. It's the E61/E62 unit. They advertise it as 1801 square feet, but that's the gross square footage. The net size is 1650 sqft. Kinda wish I paid closer attention to that detail. And it has 3 bathrooms.

NYUDan78 - Great to hear about your move! And your appraisal value! We likely won't be moving until July-ish. But we also have a two-year old boy. Looking forward to having you over once we arrive! Playdate and drinks!
Title: Re: Washington Plaza
Post by: NYUDan78 on March 01, 2017, 04:33:56 PM
Does anyone know whether any apartments have sold for less than asking recently?  Also, for those of you that had accepted offers, did you use a buyer's broker?
I can't say for certain, but if I had to guess, most people who bought smaller units (1 and 2BRs) paid the asking price, or close to it. There are simply more comps in the neighborhood, which allows them to price accordingly. The larger, more expensive units are rarer and thus have more flexibility. Without going into details, I'll say we didn't pay asking for ours (4BR). It wasn't a "steal," and it certainly wasn't cheap, but it wasn't asking. That being said, I can't imagine there's a lot of flexibility on anything smaller than 3BRs if you aren't a current resident. Certainly, there's got to be more buyer competition for the 1-2BRs, which may have even netted them above asking in some cases.

As for the broker situation, I believe our broker technically read as the seller's broker in the contract. I'm not really sure how all of that works. Our lawyer didn't raise any red flags. So, I guess we're okay.
Nice I didn't know they had 4 bedrooms. How many of those units are there, how many square feet? 2 baths?
I believe our unit is the only 4 bedroom. At least that's the impression I got. It's the E61/E62 unit. They advertise it as 1801 square feet, but that's the gross square footage. The net size is 1650 sqft. Kinda wish I paid closer attention to that detail. And it has 3 bathrooms.

NYUDan78 - Great to hear about your move! And your appraisal value! We likely won't be moving until July-ish. But we also have a two-year old boy. Looking forward to having you over once we arrive! Playdate and drinks!

MrPlaza - Looking forward to welcoming you to the building, as well as the playdate and drinks!
Title: Re: Washington Plaza
Post by: indesign on March 03, 2017, 11:34:10 AM
I recently got approved for a mortgage at Washington Plaza with Citizens Bank.  We haven't had an appraisal yet so we will see how that goes.

Interesting! How did you do that? Just approached them? Did you shop around? I'd love to get a mortgage elsewhere. So far not loving the Chase people.

Hey N00B...I was actually informed by the mortgage broker at Chase that Citizens Bank was lending into the building.  I couldn't get a mortgage with Chase because of an employer restriction so Chase was nice enough to point me in the right direction.  I want to say a credit union or two has also approved mortgages.

I have been very happy with Citizens Bank.  Very responsive and I had a commitment letter within two weeks.  I can give you a contact there if you are interested.

Hi JacksonHeightsCPA, We are signing a contract for a 2 bedroom next week. I was wondering if you would pass on your contact at Citizens bank to me? That would be really helpful. Thanks
Title: Re: Washington Plaza
Post by: JacksonHeightsCPA on March 03, 2017, 12:11:20 PM
Hey Indesign,

I worked with Jack Cates at Citizens.  Found him to very responsive and helpful.

His number is 212-699-2940.
Title: Re: Washington Plaza
Post by: indesign on March 03, 2017, 12:49:14 PM
Hey Indesign,

I worked with Jack Cates at Citizens.  Found him to very responsive and helpful.

His number is 212-699-2940.

Thank you
Title: Re: Washington Plaza
Post by: N00b on March 03, 2017, 03:30:35 PM
I recall someone on the thread mention that they got the sponsor to pay the transfer tax though right?

I see that they also haven't updated the list prices on Streeteasy with the prices from the 5th amendment. That's interesting.
Title: Re: Washington Plaza
Post by: newjhuser on March 10, 2017, 03:24:57 PM
Anyone going to the co-op board meeting?
Title: Re: Washington Plaza
Post by: MrPlaza on March 12, 2017, 08:39:17 PM
Anyone going to the co-op board meeting?
It sounds like my opportunity to be on the board will be far out of my reach, since we won't be moving until he summer. When is the meeting supposed to take place? And is the purpose to form the board?
Title: Re: Washington Plaza
Post by: hello123 on March 22, 2017, 10:18:48 PM
I'm looking at the offering plan, and I saw something about the co-op complex having a first mortgage which matures on 12/1/19, at which point the principal balance of ~$6M will be due (if the co-op cannot arrange for an extension or refinancing).  Apparently if such arrangements are not made, the co-op will be responsible for paying this $6M amount, which may result in a special assessment for each shareholder.  This is all on page 6, paragraph 18 of the offering plan.  Does anyone know anything about this and/or has anyone had discussions about the implications of this with his or her lawyer? 

Title: Re: Washington Plaza
Post by: NYC Peromyscus on March 23, 2017, 07:07:07 AM
I am not a lawyer, but it is common for coops to carry mortgages. Assuming the financials of this coop aren't garbage, they should be able to refinance that $6M at a low rate.

The tax deductible portion of your maintenance may include your portion of the mortgage interest and property tax (prorated by # of shares you own).
Title: Re: Washington Plaza
Post by: hello123 on March 23, 2017, 10:07:42 AM
Okay, thanks NYC Peromyscus!  After doing a little more research that's what I learned too.
Title: Re: Washington Plaza
Post by: JacksonHeightsCPA on April 09, 2017, 08:00:37 PM
Anyone had any luck with the sponsor on getting a date that their apartment would have the renovations complete?
Title: Re: Washington Plaza
Post by: MrPlaza on April 09, 2017, 09:16:18 PM
Anyone had any luck with the sponsor on getting a date that their apartment would have the renovations complete?
It's unlikely you're going to get a firm date on anything.
Title: Re: Washington Plaza
Post by: MrPlaza on April 30, 2017, 10:04:52 PM
Hooooly cow. Just went to visit the progress on my unit today and it is SO far behind. It's unlikely that we'll be moving to JH this summer (a June closing and July move was my expectation). Fall is more viable. I'm thinking September close, October move. What's going on with other people's?
Title: Re: Washington Plaza
Post by: JacksonHeightsCPA on April 30, 2017, 10:51:45 PM
Same for me - construction is running a few months behind the original estimate.  We were originally thinking March but looking like June now.  Looking forward to finally moving in  :D
Title: Re: Washington Plaza
Post by: MrPlaza on May 01, 2017, 09:59:47 AM
Same for me - construction is running a few months behind the original estimate.  We were originally thinking March but looking like June now.  Looking forward to finally moving in  :D
Are they at least giving you realistic estimates now? Because as recently as the 20th, they were saying it would be appraisal-ready by May 15th. I still have open walls and unfinished plumbing and electrical work, let alone things like bathtubs and kitchen counters. Haha. The broker who was working said Fall is more realistic. But who's actually the person giving these updates?
Title: Re: Washington Plaza
Post by: JacksonHeightsCPA on May 02, 2017, 07:51:50 AM
I received my initial estimate of March when I was going into contract in November.  That seemed reasonable to me (I admittedly know nothing about construction timelines) because my apartment had not even begun renovations.  I reached out to the broker in March and was told things were running behind a little behind schedule and now I was looking at a June appraisal and move in per the construction team.  I assume these new estimates are realistic but I haven't verified anything.

Luckily my current landlord is flexible and I can wait it out. 
Title: Re: Washington Plaza
Post by: N00b on May 02, 2017, 03:29:21 PM
They told you appraisal by May 15th and then later that fall is more likely?! That's ridiculous


Same for me - construction is running a few months behind the original estimate.  We were originally thinking March but looking like June now.  Looking forward to finally moving in  :D
Are they at least giving you realistic estimates now? Because as recently as the 20th, they were saying it would be appraisal-ready by May 15th. I still have open walls and unfinished plumbing and electrical work, let alone things like bathtubs and kitchen counters. Haha. The broker who was working said Fall is more realistic. But who's actually the person giving these updates?
Title: Re: Washington Plaza
Post by: jh35 on May 02, 2017, 03:46:16 PM
They told you appraisal by May 15th and then later that fall is more likely?! That's ridiculous


Same for me - construction is running a few months behind the original estimate.  We were originally thinking March but looking like June now.  Looking forward to finally moving in  :D
Are they at least giving you realistic estimates now? Because as recently as the 20th, they were saying it would be appraisal-ready by May 15th. I still have open walls and unfinished plumbing and electrical work, let alone things like bathtubs and kitchen counters. Haha. The broker who was working said Fall is more realistic. But who's actually the person giving these updates?


They had about 55 empty apartments when the building applied to be a co-op and all of them are being converted and renovated. They had the work crews running from apartment to apartment doing the renovations.

The major work seems to be done based upon the observation of fewer workers running around and less noise and filth in the halls. I am sure it is hard to coordinate all of the deliveries and installations even after the walls are finished.

Now, they have offered buy-outs to the existing tenants and I wonder how many people have accepted this. I hope it does not start another round of renovations since this round has lasted for about 3 years.

Also, did anyone check the amperage of the apartments? They never seemed to install new electrical boxes in the basement.
Title: Re: Washington Plaza
Post by: newjhuser on May 02, 2017, 06:37:08 PM
i think 3 or 4 apartments took the buy out. they posted a notice. still waiting on gym and renovated hallways and lobbies.................
Title: Re: Washington Plaza
Post by: jh35 on May 02, 2017, 06:56:25 PM
i think 3 or 4 apartments took the buy out. they posted a notice. still waiting on gym and renovated hallways and lobbies.................

Who is going to pay for the new lobbies and halls? Did they say there would be no assessment?
Title: Re: Washington Plaza
Post by: newjhuser on May 02, 2017, 07:33:31 PM
was under the impression that was part of the transition?
Title: Re: Washington Plaza
Post by: newjhuser on May 02, 2017, 07:35:21 PM
http://wplazanyc.com/amenities/
Title: Re: Washington Plaza
Post by: N00b on May 03, 2017, 07:02:38 AM
Anyone know the status of the basement?
Title: Re: Washington Plaza
Post by: jh35 on May 03, 2017, 11:58:43 AM
Anyone know the status of the basement?

It is filthy. I don't know where the gym is supposed to be installed, so I can't comment on that.
Title: Re: Washington Plaza
Post by: N00b on May 03, 2017, 12:17:40 PM
So we'll be living without a gym for at least 2 years. Great.
Title: Re: Washington Plaza
Post by: indesign on May 03, 2017, 07:35:48 PM
We just did our initial walkthrough this week and will close May 31st. We bought what was the construction office so when we saw it it was already renovated. It was full of boxes of supplies though. We had also seen the complex twice for different units in the middle of winter after snowstorms. It was dirty snow covered and gloomy but we decide to place an offer on the second unit we saw. When we walked into the complex this week it was green and beautiful with full bloom landscaping.  To be honest we were afraid we'd walk in to the unit and ask "what did we do". Instead we thought how beautiful. It was bright with natural light and beyond what we remembered in terms of details and finish. We'll move in the end of June. I hope everyone feels the happiness we did about seeing the final product.

I was told the gym may or may not be done by the end of the year. Sorry I can't be more vaugue.
Title: Re: Washington Plaza
Post by: newjhuser on May 03, 2017, 10:08:02 PM
did you inquire about hallways and lobby?
Title: Re: Washington Plaza
Post by: Simka on May 07, 2017, 03:37:22 AM
i think 3 or 4 apartments took the buy out. they posted a notice. still waiting on gym and renovated hallways and lobbies.................
I heard the final count was 8. The buyout offers were so low, I imagine that the ones who took it were already wanting to get out. Probably includes a few whose preferential rent suddenly shot up to the full legal stabilized amount and were going to have to leave anyway.
Title: Re: Washington Plaza
Post by: newjhuser on May 07, 2017, 08:54:52 AM
They might offer another one. The margins on converting an apartment for sale is pretty high
Title: Re: Washington Plaza
Post by: Simka on May 07, 2017, 12:48:53 PM
They might offer another one. The margins on converting an apartment for sale is pretty high

What do you mean? The cost of renovating the apartment? If that's it, yeah, I realize that. But they are also getting huge profits in return. The $20K-$40K the sponsor offered (average payout $28K, with most between $25K and $35K) is measly compared to what they will make on the apartments, even factoring in the renovation costs. But the real issue is whether that figure would make it worth it to the renters to move. If the tenant wasn't already looking to leave, probably not. These are nice apartments and convenient to Manhattan and they'd need more than $35K to find anything comparable.
Title: Re: Washington Plaza
Post by: N00b on May 08, 2017, 08:04:14 PM
The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.
Title: Re: Washington Plaza
Post by: MrPlaza on May 08, 2017, 09:17:15 PM
The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.
Would you mind sharing some photos of the finished hallway. Would love to know what to eventually expect.
Title: Re: Washington Plaza
Post by: jh35 on May 08, 2017, 11:17:12 PM
The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

In which building is the renovated hall?

Maybe they could take out the pool and put in a volleyball court.
Title: Re: Washington Plaza
Post by: newjhuser on May 08, 2017, 11:26:29 PM
I'm guessing it's the C building
Title: Re: Washington Plaza
Post by: Simka on May 10, 2017, 06:01:30 AM
The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

N00b: Doesn't add much to the aesthetics? Seriously? What would you rather have there?

The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

In which building is the renovated hall?

Maybe they could take out the pool and put in a volleyball court.

jh35: It's on the fifth floor in building C.

I hope you're kidding about the volleyball court.  :D
Title: Re: Washington Plaza
Post by: jh35 on May 10, 2017, 03:15:05 PM
The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

N00b: Doesn't add much to the aesthetics? Seriously? What would you rather have there?

The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

In which building is the renovated hall?

Maybe they could take out the pool and put in a volleyball court.

jh35: It's on the fifth floor in building C.

I hope you're kidding about the volleyball court.  :D

Yes, I was kidding about the volleyball court. Everyone knows that co-op owners like racketball more than volleyball.
Title: Re: Washington Plaza
Post by: MrPlaza on May 10, 2017, 11:27:20 PM
The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

N00b: Doesn't add much to the aesthetics? Seriously? What would you rather have there?

The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

In which building is the renovated hall?

Maybe they could take out the pool and put in a volleyball court.

jh35: It's on the fifth floor in building C.

I hope you're kidding about the volleyball court.  :D

Yes, I was kidding about the volleyball court. Everyone knows that co-op owners like racketball more than volleyball.
Don't be crass. We prefer croquet.
Title: Re: Washington Plaza
Post by: Simka on May 10, 2017, 11:33:46 PM

jh35: It's on the fifth floor in building C.

I hope you're kidding about the volleyball court.  :D

Yes, I was kidding about the volleyball court. Everyone knows that co-op owners like racketball more than volleyball.
Don't be crass. We prefer croquet.

Be still, my heart!
Title: Re: Washington Plaza
Post by: N00b on May 11, 2017, 04:35:10 PM
The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

N00b: Doesn't add much to the aesthetics? Seriously? What would you rather have there?

The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

In which building is the renovated hall?

Maybe they could take out the pool and put in a volleyball court.

jh35: It's on the fifth floor in building C.

I hope you're kidding about the volleyball court.  :D


Literally anything else. Unless significant maintenance is dedicated to the pond (as in hourly attention), the pond is going to look gross/broke. To me, that trade off is not worth it. Just a personal opinion. I'm aware that it's probably going to stick around.
Title: Re: Washington Plaza
Post by: newjhuser on May 11, 2017, 05:04:11 PM
They are actually fixing the pond right now.
Title: Re: Washington Plaza
Post by: jh35 on May 11, 2017, 06:03:30 PM
The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

N00b: Doesn't add much to the aesthetics? Seriously? What would you rather have there?

The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

In which building is the renovated hall?

Maybe they could take out the pool and put in a volleyball court.

jh35: It's on the fifth floor in building C.

I hope you're kidding about the volleyball court.  :D


Literally anything else. Unless significant maintenance is dedicated to the pond (as in hourly attention), the pond is going to look gross/broke. To me, that trade off is not worth it. Just a personal opinion. I'm aware that it's probably going to stick around.

The cascading pool is always well maintained, as is the garden.
Title: Re: Washington Plaza
Post by: jh35 on May 12, 2017, 01:49:46 PM
The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

N00b: Doesn't add much to the aesthetics? Seriously? What would you rather have there?

The one renovated hallway looks good. Hopefully the rest of the floors get done soon. I wish they'd get rid of the pond or redo it. It doesn't add much to the aesthetics of the place. I'd prefer more usable common area.

In which building is the renovated hall?

Maybe they could take out the pool and put in a volleyball court.

jh35: It's on the fifth floor in building C.

I hope you're kidding about the volleyball court.  :D

I went to see the renovated hallway on the fifth floor of building C.  ??? Could it be more ugly?
Title: Re: Washington Plaza
Post by: newjhuser on May 12, 2017, 03:43:27 PM
The non renovated hallway is pretty bad to begin with? I don't know about your building but mine is pretty dark and bleh. Can you snap a photo
Title: Re: Washington Plaza
Post by: N00b on May 16, 2017, 08:56:28 AM
Yea I mean relative to the old hallways the new hall is an improvement. They did it the easy way though. Just a paint job and put carpet over the old floors. I can see the carpet getting dirty really quickly.
Title: Re: Washington Plaza
Post by: MrPlaza on May 16, 2017, 11:27:38 AM
Yea I mean relative to the old hallways the new hall is an improvement. They did it the easy way though. Just a paint job and put carpet over the old floors. I can see the carpet getting dirty really quickly.
Really? That's disappointing. So it looks nothing like this rendering? Unless the rendering is meant to be reflective of the building lobbies, not the hallways.
Title: Re: Washington Plaza
Post by: N00b on May 16, 2017, 11:38:40 AM
Yea, that's just the lobby.
Title: Re: Washington Plaza
Post by: jh35 on May 16, 2017, 12:46:15 PM
Yea I mean relative to the old hallways the new hall is an improvement. They did it the easy way though. Just a paint job and put carpet over the old floors. I can see the carpet getting dirty really quickly.

Title: Re: Washington Plaza
Post by: jh35 on May 16, 2017, 12:47:18 PM
Yea I mean relative to the old hallways the new hall is an improvement. They did it the easy way though. Just a paint job and put carpet over the old floors. I can see the carpet getting dirty really quickly.
Title: Re: Washington Plaza
Post by: jh35 on May 16, 2017, 12:47:41 PM
Yea I mean relative to the old hallways the new hall is an improvement. They did it the easy way though. Just a paint job and put carpet over the old floors. I can see the carpet getting dirty really quickly.
Title: Re: Washington Plaza
Post by: jh35 on May 16, 2017, 12:48:09 PM
Yea I mean relative to the old hallways the new hall is an improvement. They did it the easy way though. Just a paint job and put carpet over the old floors. I can see the carpet getting dirty really quickly.
Title: Re: Washington Plaza
Post by: jh35 on May 16, 2017, 12:49:36 PM
Yea I mean relative to the old hallways the new hall is an improvement. They did it the easy way though. Just a paint job and put carpet over the old floors. I can see the carpet getting dirty really quickly.

The carpeting looks better in the pictures. It is cheap, thin squares.
Title: Re: Washington Plaza
Post by: MrPlaza on May 16, 2017, 03:53:21 PM
Yea I mean relative to the old hallways the new hall is an improvement. They did it the easy way though. Just a paint job and put carpet over the old floors. I can see the carpet getting dirty really quickly.

The carpeting looks better in the pictures. It is cheap, thin squares.
Hahaha. I was just thinking: Oh the carpeting doesn't look so bad. Well, if nothing else, the door knockers look good. lol.
Title: Re: Washington Plaza
Post by: newjhuser on May 16, 2017, 06:04:23 PM
They painted the doors and added new light bulbs as well.
Title: Re: Washington Plaza
Post by: dssjh on May 16, 2017, 10:01:20 PM
good to hear the renovations are going to people's liking.

but carpeting in common areas? seriously?
Title: Re: Washington Plaza
Post by: MrPlaza on May 16, 2017, 11:43:35 PM
good to hear the renovations are going to people's liking.

but carpeting in common areas? seriously?
To someone else's point, I don't think that would be the case for the lobbies, which doesn't have carpeting in the rendering. But in the hallway...it's not that uncommon. The building we currently live in in LIC has carpenting in the hallways. Perhaps the upside is that our carpets are regularly cleaned by one of the many porters employed by the management company. Probably won't be as consistent here, which could lead to some messy halls...
Title: Re: Washington Plaza
Post by: CaptainFlannel on May 17, 2017, 07:05:33 AM
carpeting in the hallway reduces noise in the hallway. And if the carpeting is the squares, it means sections of the carpet can be easily replaced.
Title: Re: Washington Plaza
Post by: Lilybell on May 17, 2017, 02:10:19 PM
What's up everyone!!!!  Work has been insanely busy so I haven't been here for at least 3 months.  I have so much to say.

1.  The hallway reno photos above - I'm pretty sure that is not the finished product and that there will not be carpeting. I'll see what I can find out.
2.   They are going to have to offer higher buyouts if they really want to get rid of tenants. 
3.   Welcome to all of the new people - and Dan, it was nice to meet you in the laundry room even though I was dressed like a hobo.
4.   I closed three months after the estimated date (for those of you who are still waiting for your renos)
5.   Mr P - I have photos to send you and will email them today or tomorrow.
6.  I am still waiting for some of my punch list items to be completed.  I just got a working dishwasher a few days ago (I moved in the first week of January so it took a long time). I feel very sorry for the owner because the contractors are useless jerks and it's been difficult to get them to be responsive. She is going to have to get tough with them.  I hope she has different contractors doing the lobby and gym.
7.  The gym is going to be in between the D and E buildings around the corner from the trash room, I think.  I hope we will have access to the basement for longer hours.  I would prefer to use the gym before 6am (the elevator doesn't go to the basement between 9pm and 6am). 
8.  Every board officer works for or has a relationship with Washington Plaza. I don't know how long their tenure will be - I missed the first owner's meeting.  There's another owner's meeting next week.
9.  I had even worse luck with my furniture order than with my move-in date.  It was all custom made, took 2 months longer than they said it would, and the delivery truck didn't show up three different times.  And then it showed up with crooked cushions and I am returning it all.  Grrrr. If any of you are thinking of getting furniture from joybird.com BEWARE. 
10.  Advice to new owners:  make friends with Robinson (the super).  He is a great guy and is naturally helpful but he is swamped right now with all of the changes. He works for the tenants but he is always willing to lend a hand if you are friendly to him and tip him when he is helpful to you. He has been an absolute lifesaver to me and has taken care of most of my punch list problems instead of the contractor.

I hope you are all doing well! 
Title: Re: Washington Plaza
Post by: newjhuser on May 17, 2017, 03:50:04 PM
Town hall meeting is next Wed at 8 in the laundry room. Do you guys know the doorman's schedule? Seems everytime I try to get something they aren't there. Also the door to door package deliveryservice has been hit or miss
Title: Re: Washington Plaza
Post by: MrPlaza on May 17, 2017, 07:58:38 PM
It's great to have you back Lilybell! I can't believe your punch list still isn't done! I'll be surprised if the carpeting isn't the reflective of the final product. Why put it down in the first place then? Finally, I'm excited to see the photos! They said they would finish in June. Despite this, however, given what I saw a few weeks ago, I'm also expecting a three month delay to September (putting me at an October move).
Title: Re: Washington Plaza
Post by: jh35 on May 18, 2017, 03:39:15 AM
Yea I mean relative to the old hallways the new hall is an improvement. They did it the easy way though. Just a paint job and put carpet over the old floors. I can see the carpet getting dirty really quickly.

Did you notice the crown molding sample in picture hall-1 ?
Title: Re: Washington Plaza
Post by: Lilybell on May 18, 2017, 09:47:56 AM
Quote
Do you guys know the doorman's schedule? Seems everytime I try to get something they aren't there. Also the door to door package deliveryservice has been hit or miss

Hi, I don't know their set hours but they are responsible for cleaning up the grounds and lobbies so it can be difficult to find them.  I usually have good luck at around 6pm because they know people are coming home from work and want to pick up their packages.

I don't know if this has changed, but they aren't required to deliver packages door to door - some of them do it in the hopes of getting tips but others don't do it at all.  Carlos and Jose tend to deliver them.  Luis retired last week and there's a new guy who just started so I don't know what he'll do.

I hope they will create set hours where someone will be sitting in the guard booth - like from 5-7 every evening.
Title: Re: Washington Plaza
Post by: N00b on May 19, 2017, 02:03:02 PM
I'm closing next month and got the moving instructions.

Do we have to hire a professional moving company? The instructions provide that you need to provide a certificate of insurance from the mover to the building to schedule your move.

How strict is that? Also how strict is the carpeting requirement?
Title: Re: Washington Plaza
Post by: MrPlaza on May 19, 2017, 03:07:42 PM
I'm closing next month and got the moving instructions.

Do we have to hire a professional moving company? The instructions provide that you need to provide a certificate of insurance from the mover to the building to schedule your move.

How strict is that? Also how strict is the carpeting requirement?
Congratulations! I haven't moved in, but I would imagine the certificate of insurance is pretty much non-negotiable. Just about every building strictly requires one for movers.
Title: Re: Washington Plaza
Post by: Simka on May 20, 2017, 10:03:48 PM
Quote
Do you guys know the doorman's schedule? Seems everytime I try to get something they aren't there. Also the door to door package deliveryservice has been hit or miss

Hi, I don't know their set hours but they are responsible for cleaning up the grounds and lobbies so it can be difficult to find them.  I usually have good luck at around 6pm because they know people are coming home from work and want to pick up their packages.

I don't know if this has changed, but they aren't required to deliver packages door to door - some of them do it in the hopes of getting tips but others don't do it at all.  Carlos and Jose tend to deliver them.  Luis retired last week and there's a new guy who just started so I don't know what he'll do.

I hope they will create set hours where someone will be sitting in the guard booth - like from 5-7 every evening.

Hey Lilybell—good to see you! Remember how I laughed at the real estate rendering showing a smiling doorman sitting in the guardhouse?  ;D  I doubt anyone will be manning it during regular hours anytime soon. But I will say I have seen it occupied more often lately than it used to be (in the evenings, at least).

Quote
1.  The hallway reno photos above - I'm pretty sure that is not the finished product and that there will not be carpeting. I'll see what I can find out.

I hope you're right. Carpeting is hard to keep nice. And I don't think we need it to dampen noise—I've never noticed that our hallways were noisy, except when renovations have been going on. The way they're constructed, there isn't much echoing.
Title: Re: Washington Plaza
Post by: Lilybell on May 22, 2017, 01:42:22 PM
Hi - to any owners who are already living in the complex - did our maintenance fees go up?  I just received my bill via email and it's $24 higher than usual.  Does anyone know what's up with that? 
Title: Re: Washington Plaza
Post by: newjhuser on May 22, 2017, 02:11:56 PM
Yes around six cents a share. Was announced via a mailing package
Title: Re: Washington Plaza
Post by: MrPlaza on May 22, 2017, 05:30:45 PM
Yes around six cents a share. Was announced via a mailing package
Wait. What? When? Does that apply to those who haven't even moved in yet? The maintenance fee on our unit is already astronomical...
Title: Re: Washington Plaza
Post by: NYC Peromyscus on May 22, 2017, 06:01:44 PM
Yes around six cents a share. Was announced via a mailing package
Wait. What? When? Does that apply to those who haven't even moved in yet? The maintenance fee on our unit is already astronomical...

Maintenance goes up, almost never down! At least you don't have any assessments yet!
Title: Re: Washington Plaza
Post by: newjhuser on May 22, 2017, 08:58:59 PM
If you closed on it you Will have to pay
Title: Re: Washington Plaza
Post by: MrPlaza on May 23, 2017, 06:31:39 AM
Yes around six cents a share. Was announced via a mailing package
Wait. What? When? Does that apply to those who haven't even moved in yet? The maintenance fee on our unit is already astronomical...
Maintenance goes up, almost never down! At least you don't have any assessments yet!
I know it never goes down. But the place JUST opened as a co-op and there's already an increase?
Title: Re: Washington Plaza
Post by: Lilybell on May 23, 2017, 11:50:57 AM
I called the management company and apparently it was announced at the first shareholder's meeting (which I wasn't able to attend) and in the 8th amendment to the offering plan (which I never received). This annoys me because we don't have a "real" board right now and they all have vested interests due to their relationships with Washington Plaza.

There's an owner's meeting tomorrow and I will report back (it's not a full shareholder's meeting - it's informal and was organized by one of the board officers who just moved in).   
Title: Re: Washington Plaza
Post by: MrPlaza on May 23, 2017, 02:37:34 PM
I called the management company and apparently it was announced at the first shareholder's meeting (which I wasn't able to attend) and in the 8th amendment to the offering plan (which I never received). This annoys me because we don't have a "real" board right now and they all have vested interests due to their relationships with Washington Plaza.

There's an owner's meeting tomorrow and I will report back (it's not a full shareholder's meeting - it's informal and was organized by one of the board officers who just moved in).
Yes, please let us know how that goes. The maintenance fee on our unit is already really high, and we're already stretching to cover that and the mortgage. It's just scary to think that it could go up so easily, so quickly.
Title: Re: Washington Plaza
Post by: Simka on June 10, 2017, 10:00:30 PM
Renters in the building have received notices that the landlords have applied for a major capital improvement increase. It covers the windowsill replacements, the water system overhaul, asbestos abatement, and "engineering." The monthly rent increase is $20.71 a room.

I don't know how this affects shareholders, or if it even does. There's a line on here that refers to the coop reserve fund, but it seems that for some reason the amount in the reserve fund is deducted from the overall MCI costs. Not sure how or why, but I guess that's a good thing? Otherwise the MCI per room would be higher.

I suppose this will knock out a few more of the renters, especially those who are barely hanging on after recent massive rent hikes. Of course, that's a good thing for the shareholders: more apartments will be turned into coops, resulting in higher owner occupancy.   
Title: Re: Washington Plaza
Post by: jh35 on June 10, 2017, 10:53:00 PM
Renters in the building have received notices that the landlords have applied for a major capital improvement increase. It covers the windowsill replacements, the water system overhaul, asbestos abatement, and "engineering." The monthly rent increase is $20.71 a room.

I don't know how this affects shareholders, or if it even does. There's a line on here that refers to the coop reserve fund, but it seems that for some reason the amount in the reserve fund is deducted from the overall MCI costs. Not sure how or why, but I guess that's a good thing? Otherwise the MCI per room would be higher.

I suppose this will knock out a few more of the renters, especially those who are barely hanging on after recent massive rent hikes. Of course, that's a good thing for the shareholders: more apartments will be turned into coops, resulting in higher owner occupancy.

Shouldn't the sponsor pay for capital improvements on each apartment they own? It adds to the value of the apartment, by definition.
Title: Re: Washington Plaza
Post by: jh35 on June 10, 2017, 10:59:23 PM
Renters in the building have received notices that the landlords have applied for a major capital improvement increase. It covers the windowsill replacements, the water system overhaul, asbestos abatement, and "engineering." The monthly rent increase is $20.71 a room.

I don't know how this affects shareholders, or if it even does. There's a line on here that refers to the coop reserve fund, but it seems that for some reason the amount in the reserve fund is deducted from the overall MCI costs. Not sure how or why, but I guess that's a good thing? Otherwise the MCI per room would be higher.

I suppose this will knock out a few more of the renters, especially those who are barely hanging on after recent massive rent hikes. Of course, that's a good thing for the shareholders: more apartments will be turned into coops, resulting in higher owner occupancy.

BTW, Simka, that is the definition of gentrification. Not, as mentioned in another thread, that we will have a Target store (barely, really in Elmhurst) in the neighborhood.
Title: Re: Washington Plaza
Post by: MrPlaza on June 10, 2017, 11:46:40 PM
Pause. Rewind.

"...asbestos abatement..."

The building is old, so I'm not terribly surprised. But it's at least a little alarming to learn that they're just now addressing it.
Title: Re: Washington Plaza
Post by: jh35 on June 11, 2017, 12:03:42 AM
Pause. Rewind.

"...asbestos abatement..."

The building is old, so I'm not terribly surprised. But it's at least a little alarming to learn that they're just now addressing it.

The only asbestos abatement I saw was when they tore off the covers from the old pipes in the basement. They did not cover anything to prevent the spread of the asbestos and the workers did not wear protective gear.

If there was asbestos in the apartments when the walls were torn down, that dust went everywhere, especially into the elevators.
Title: Re: Washington Plaza
Post by: MrPlaza on June 11, 2017, 07:05:14 AM
Well...that's reassuring.
Title: Re: Washington Plaza
Post by: Simka on June 11, 2017, 03:13:47 PM
I suppose this will knock out a few more of the renters, especially those who are barely hanging on after recent massive rent hikes. Of course, that's a good thing for the shareholders: more apartments will be turned into coops, resulting in higher owner occupancy.

BTW, Simka, that is the definition of gentrification. Not, as mentioned in another thread, that we will have a Target store (barely, really in Elmhurst) in the neighborhood.

I didn't follow that argument closely, but I have seen others on here before. Yes, sharp rent increases drive out people who can't afford the higher rents, so that's one tool that encourages gentrification. The fact that those apartments are then turned into renovated coops that command high prices is another. And the success of the WP conversion will encourage landlords of other Jackson Heights rental buildings to see whether they can do the same thing. So, yeah, bad news for people who are priced out of the neighborhood.
Title: Re: Washington Plaza
Post by: llh on June 12, 2017, 12:44:29 PM
Hi guys,

My wife & I are planning to put an offer in for this complex. We're expecting our 1st baby and also new to the neighborhood so we're just wondering how the complex is in general for young couple? Our last complex had a pretty bad management company. How about this one?

Also are they generally on time for closing/renovation? (was wondering if we'll be able to close before due date)

Thank you so much!

LH
Title: Re: Washington Plaza
Post by: jh35 on June 12, 2017, 02:27:19 PM
Hi guys,

My wife & I are planning to put an offer in for this complex. We're expecting our 1st baby and also new to the neighborhood so we're just wondering how the complex is in general for young couple? Our last complex had a pretty bad management company. How about this one?

Also are they generally on time for closing/renovation? (was wondering if we'll be able to close before due date)

Thank you so much!

LH

Washington Plaza is a very nice building. As you can see, it is set up as smaller buildings inside. They are only connected in the basement. Since there are so few apartments on each floor, especially in the A, B, E and F buildings, the quality of life depends on who your neighbors are. My floor is quiet and peaceful.

What do you mean how is it for young couples? We don't have bikini pool parties. Starbucks is blocks away. I hope you like getting up in the middle of the night for prayers. (blah, blah, I always get woken up.)

The management office doesn't directly get involved much with the tenants.  They apply for increases when they think they deserve them and leave the rest to the Super. The management office is not overly aggressive.

Before the building went co-op it was nicely maintained. Since the renovations started the building has been a noisy, filthy, dusty, mess. They clean often but the job is overwhelming. The renovations may continue for years.

The new halls, as you can see in the test version in Building C, I think 4th floor, are, in my opinion, cheap and tasteless.

I can not comment personally on closings, but others have said they are months late. Has you apartment been renovated? Is it finished? If it is finished, you may not have a probem with the closing.

In my opinion, if you like the neighborhood, like the apartment, and the price seems reasonable to you (it is overpriced for this neighborhood) then go for it.


Title: Re: Washington Plaza
Post by: MrPlaza on June 12, 2017, 05:27:25 PM
Hi guys,

My wife & I are planning to put an offer in for this complex. We're expecting our 1st baby and also new to the neighborhood so we're just wondering how the complex is in general for young couple? Our last complex had a pretty bad management company. How about this one?

Also are they generally on time for closing/renovation? (was wondering if we'll be able to close before due date)

Thank you so much!

LH
I can only give you my perspective as someone who has bought but hasn't closed. So, jh35 and I are coming from different places.

As suggested, renovations have generally been behind schedule to-date. Several months in most cases. Though, they picked up the pace on our unit in the last two months. So, I'm hoping to close by the end of July and move sometime in August. I could imagine that given the scope of the project (and the fact that they're converting the building phase-by-phase), there is likely to be construction somewhere in the building(s) for the next several years. Whether it's construction on someone's apartment or one of the common areas. That being said, if you're planning to set down roots for the long haul, such as us, it's a temporary inconvenience.

I've never heard much negativity about the management company, though I can't speak from firsthand experience. When it comes to the day-to-day, most of your interactions will be limited to the Super and any extended staff. And just with any other building, the golden rule applies. The better you treat them, the better they'll treat you. We've always been very friendly and appreciative of our current building's staff, which is why we have always been treated especially well.

As for how it is for young people: Hard to tell from an outsider's perspective. My wife and I are young parents — 33 and nearly-30, respectively, with a 2.5-year-old boy. We know we skew on the younger end of the spectrum for the building/neighborhood. But we generally believe that you make it what you want. We're not far from our old hood (LIC). So, friends will still visit, and we're pretty social anyway. I think we'll always land on the edges of the age bell curve, because of the inherent barriers to ownership. But we suspect "younger" 30-somethings will make up an increasing number of people moving to (or within) the neighborhood/building if that's what you're asking.
Title: Re: Washington Plaza
Post by: llh on June 13, 2017, 12:20:06 PM
Thanks a lot MrPlaza & jh35 :) Yeah the price (& maintenance) is a higher compared to others we've seen but we definitely love the proximity, finishes & the common space that WP offers! We'd put in our offer then!
Title: Re: Washington Plaza
Post by: Marcin_JH on June 13, 2017, 10:12:46 PM
Halo Everyone,

I am new to the building and I was hoping that the community can share some tips. I have a bicycle that I intend to use a lot, since there are really wide streets and quite a lot of bike lanes around Jackson Heights. My problem is, I don't have anywhere to store it, so it sits in my living room to my eye's enormous discontent.

Any tips about storing your bicycle somewhere about/around the building? I applied for storage, but there are 6 people ahead of me, so I have little confidence of getting some storage space anytime soon....

thanks for any tips in advance!
M.
Title: Re: Washington Plaza
Post by: newjhuser on June 13, 2017, 10:30:00 PM
There's storage in washington plaza? 
Title: Re: Washington Plaza
Post by: MrPlaza on June 13, 2017, 11:27:25 PM
Halo Everyone,

I am new to the building and I was hoping that the community can share some tips. I have a bicycle that I intend to use a lot, since there are really wide streets and quite a lot of bike lanes around Jackson Heights. My problem is, I don't have anywhere to store it, so it sits in my living room to my eye's enormous discontent.

Any tips about storing your bicycle somewhere about/around the building? I applied for storage, but there are 6 people ahead of me, so I have little confidence of getting some storage space anytime soon....

thanks for any tips in advance!
M.
We're in the same boat, although we haven't moved yet. Word on the street is that the management company is considering accommodating bike storage if there's space/demand. So raise the concern with delta management. We will be.
Title: Re: Washington Plaza
Post by: N00b on June 14, 2017, 04:09:41 PM
Is it just me or is the shower curtain rod extra high? Has anyone had to buy extra long curtains?
Title: Re: Washington Plaza
Post by: Marcin_JH on June 14, 2017, 06:40:49 PM
So there is definitely storage and plenty of it. The problem is that it is now taken over by the renovations - all of the potential basement storage is taken by supplies and machinery of the developer. They are considering to release some of these rooms as storage to residents soon.

It looks like there is no hope until the storage is free then....
thanks!
M.

Halo Everyone,

I am new to the building and I was hoping that the community can share some tips. I have a bicycle that I intend to use a lot, since there are really wide streets and quite a lot of bike lanes around Jackson Heights. My problem is, I don't have anywhere to store it, so it sits in my living room to my eye's enormous discontent.

Any tips about storing your bicycle somewhere about/around the building? I applied for storage, but there are 6 people ahead of me, so I have little confidence of getting some storage space anytime soon....

thanks for any tips in advance!
M.
We're in the same boat, although we haven't moved yet. Word on the street is that the management company is considering accommodating bike storage if there's space/demand. So raise the concern with delta management. We will be.
Title: Re: Washington Plaza
Post by: MrPlaza on June 14, 2017, 08:40:26 PM
So there is definitely storage and plenty of it. The problem is that it is now taken over by the renovations - all of the potential basement storage is taken by supplies and machinery of the developer. They are considering to release some of these rooms as storage to residents soon.

It looks like there is no hope until the storage is free then....
thanks!
M.

Halo Everyone,

I am new to the building and I was hoping that the community can share some tips. I have a bicycle that I intend to use a lot, since there are really wide streets and quite a lot of bike lanes around Jackson Heights. My problem is, I don't have anywhere to store it, so it sits in my living room to my eye's enormous discontent.

Any tips about storing your bicycle somewhere about/around the building? I applied for storage, but there are 6 people ahead of me, so I have little confidence of getting some storage space anytime soon....

thanks for any tips in advance!
M.
We're in the same boat, although we haven't moved yet. Word on the street is that the management company is considering accommodating bike storage if there's space/demand. So raise the concern with delta management. We will be.
That's what I heard as well. So, when things settle down, I suspect bike storage will become more of a possibility.
Title: Re: Washington Plaza
Post by: N00b on June 20, 2017, 02:01:58 PM
What's the % of units that have been vacated/sold so far? I assume it's still below 50?
Title: Re: Washington Plaza
Post by: llh on June 20, 2017, 03:25:25 PM
Yeah I heard ~40%
Title: Re: Washington Plaza
Post by: Marcin_JH on June 21, 2017, 08:50:56 PM
What's the % of units that have been vacated/sold so far? I assume it's still below 50?

Currently 83 out of 189 units were sold.
Title: Re: Washington Plaza
Post by: jh35 on June 22, 2017, 03:56:40 AM
What's the % of units that have been vacated/sold so far? I assume it's still below 50?

Currently 83 out of 189 units were sold.

Who told you this? There were only about 55 empty apartments, so 83 seems very high.
Title: Re: Washington Plaza
Post by: Lilybell on June 22, 2017, 03:35:04 PM
83 does seem high but I guess it's not impossible. I know there are more than 55 now that more people have moved out but I don't know the exact figure.  I think there are only two or three available right now - my former apartment is the only one listed as for sale on streeteasy right now. There are two other ones shown as available on the washington plaza site by nu-place (wplazanyc.com).  V

I found out that they will definitely have carpet in the renovated hallways - I was hoping that was temporary.

noob, the shower bar is pretty high but I guess they had to do it that way because it's easier than drilling it into the tile. Mine has fallen a bunch of times.  Now that I think about it, it was the same height before renovations as well. I bought a normal shower curtain and it's fine (72x72). 

Title: Re: Washington Plaza
Post by: N00b on June 23, 2017, 07:19:02 PM
Streeteasy lists around 63 apts sold and 19 listed for sale (all in contract), but I think it's not the complete picture as, for example, the apt I just closed on is not listed, so it's not a crazy stretch.
Title: Re: Washington Plaza
Post by: jh35 on June 24, 2017, 10:06:17 AM
Streeteasy lists around 63 apts sold and 19 listed for sale (all in contract), but I think it's not the complete picture as, for example, the apt I just closed on is not listed, so it's not a crazy stretch.

The active listing on Street easy for active listings duplicates the apartments listed in the list of Past Sales. I did not check the whole list for duplicates. It is more like 63 sold, which makes more sense.

Someone could call the management office. I do not see why it would be a secret.
Title: Re: Washington Plaza
Post by: Marcin_JH on July 02, 2017, 02:17:31 PM
 83 was the number listed on the closing papers when i closed last month, so I should think that is correct. another 8 are in contract.
Title: Re: Washington Plaza
Post by: Simka on July 03, 2017, 12:09:48 PM
So, someone didn't like the tree in the courtyard outside the C and D buildings. I woke up to the sound of a chainsaw cutting it to pieces. It was a perfectly healthy tree—I could see the exposed, cut, healthy trunk from above, and the two workers doing the chainsawing confirmed that for me. They said someone who lives in one of the apartments facing the tree complained about it. (Actually, I don't know if it was just one apartment. Maybe there are multiple tree haters.)

I'm guessing it was a new owner. No tenant here has the power to demand that management cut down a tree.

I have a feeling I'll be attacked for griping about this tree being cut down. But it was a healthy tree and was nice to look out at from my windows. And squirrels and birds lived in it. It was an integral part of the leafy oasis that is Washington Plaza. Kind of like the fountains someone here complained about.

If any of you posting here have info that there was a good reason it was cut down,* please fill me in.

* "Someone didn't like how the tree blocked sun from their apartment" doesn't count.



Title: Re: Washington Plaza
Post by: Simka on July 03, 2017, 12:24:35 PM
Hi guys,

My wife & I are planning to put an offer in for this complex. We're expecting our 1st baby and also new to the neighborhood so we're just wondering how the complex is in general for young couple? Our last complex had a pretty bad management company. How about this one?

Also are they generally on time for closing/renovation? (was wondering if we'll be able to close before due date)

Thank you so much!

LH

Washington Plaza is a very nice building. As you can see, it is set up as smaller buildings inside. They are only connected in the basement. Since there are so few apartments on each floor, especially in the A, B, E and F buildings, the quality of life depends on who your neighbors are. My floor is quiet and peaceful.

What do you mean how is it for young couples? We don't have bikini pool parties.

LOL. Well, we do have those fountains. No duck anymore, though.  :'(

Quote
Before the building went co-op it was nicely maintained. Since the renovations started the building has been a noisy, filthy, dusty, mess. They clean often but the job is overwhelming. The renovations may continue for years.

Yes. They will. And that means not just a dusty mess in the hallways, but the possibility of the apartment above, below, or next to you undergoing extensive demolition and rebuilding and all the noise and shaking that accompanies that. Plus workers blasting their music while they do it. So while it may be too late for llh and his wife and their baby, anyone considering moving here should seriously consider choosing an apartment that's surrounded by either already renovated coops or tenants who are firmly in place —that is, who can afford their rent and are not in danger of being forced out by a sudden rent hike. (Hey, you could even knock on their doors and ask them if they are friendly to young couples!)

Quote
The new halls, as you can see in the test version in Building C, I think 4th floor, are, in my opinion, cheap and tasteless.

Fifth floor, and I totally agree.
Title: Re: Washington Plaza
Post by: jh35 on July 03, 2017, 02:35:40 PM
So, someone didn't like the tree in the courtyard outside the C and D buildings. I woke up to the sound of a chainsaw cutting it to pieces. It was a perfectly healthy tree—I could see the exposed, cut, healthy trunk from above, and the two workers doing the chainsawing confirmed that for me. They said someone who lives in one of the apartments facing the tree complained about it. (Actually, I don't know if it was just one apartment. Maybe there are multiple tree haters.)

I'm guessing it was a new owner. No tenant here has the power to demand that management cut down a tree.

I have a feeling I'll be attacked for griping about this tree being cut down. But it was a healthy tree and was nice to look out at from my windows. And squirrels and birds lived in it. It was an integral part of the leafy oasis that is Washington Plaza. Kind of like the fountains someone here complained about.

If any of you posting here have info that there was a good reason it was cut down,* please fill me in.

* "Someone didn't like how the tree blocked sun from their apartment" doesn't count.

That is very odd. They couldn't just trim it?

When I lived in San Francisco there was a (un PC alert) predominant ethnic group who would cut down every tree and bush on their property when they would buy a house. They would say, "It is cleaner."

If they are going to respond to every new owner this way, this will be an interesting building to live in.

I have already read someone say he/she do not like the cascading pool.  :)
Title: Re: Washington Plaza
Post by: jh35 on July 03, 2017, 02:47:25 PM
So, someone didn't like the tree in the courtyard outside the C and D buildings. I woke up to the sound of a chainsaw cutting it to pieces. It was a perfectly healthy tree—I could see the exposed, cut, healthy trunk from above, and the two workers doing the chainsawing confirmed that for me. They said someone who lives in one of the apartments facing the tree complained about it. (Actually, I don't know if it was just one apartment. Maybe there are multiple tree haters.)

I'm guessing it was a new owner. No tenant here has the power to demand that management cut down a tree.

I have a feeling I'll be attacked for griping about this tree being cut down. But it was a healthy tree and was nice to look out at from my windows. And squirrels and birds lived in it. It was an integral part of the leafy oasis that is Washington Plaza. Kind of like the fountains someone here complained about.

If any of you posting here have info that there was a good reason it was cut down,* please fill me in.

* "Someone didn't like how the tree blocked sun from their apartment" doesn't count.

I think they should put in a bbq pit instead of having the pool. They already have sections, so, a meat section, a vegan section and a kosher/halal/korean bbq section.   ;)
Title: Re: Washington Plaza
Post by: MrPlaza on July 03, 2017, 10:15:42 PM
AS A (soon-to-be) NEW OWNER, I certainly hope there was a more substantial reason for this to happen. Certainly without first notifying the residents. Let's not jump to conclusions about how this came to pass, but I hope this kind of thing isn't going to be common practice. We need more, not less, trees. This is really disheartening news.
Title: Re: Washington Plaza
Post by: Simka on July 04, 2017, 02:43:36 PM
So, someone didn't like the tree in the courtyard outside the C and D buildings. I woke up to the sound of a chainsaw cutting it to pieces. It was a perfectly healthy tree—I could see the exposed, cut, healthy trunk from above, and the two workers doing the chainsawing confirmed that for me. They said someone who lives in one of the apartments facing the tree complained about it. (Actually, I don't know if it was just one apartment. Maybe there are multiple tree haters.)

I'm guessing it was a new owner. No tenant here has the power to demand that management cut down a tree.

I have a feeling I'll be attacked for griping about this tree being cut down. But it was a healthy tree and was nice to look out at from my windows. And squirrels and birds lived in it. It was an integral part of the leafy oasis that is Washington Plaza. Kind of like the fountains someone here complained about.

If any of you posting here have info that there was a good reason it was cut down,* please fill me in.

* "Someone didn't like how the tree blocked sun from their apartment" doesn't count.

I think they should put in a bbq pit instead of having the pool. They already have sections, so, a meat section, a vegan section and a kosher/halal/korean bbq section.   ;)

That could be very profitable. If they put it at the front, owners could sell food to passersby and raise money for the reserve fund!
Title: Re: Washington Plaza
Post by: Simka on July 04, 2017, 03:07:42 PM
AS A (soon-to-be) NEW OWNER, I certainly hope there was a more substantial reason for this to happen. Certainly without first notifying the residents. Let's not jump to conclusions about how this came to pass, but I hope this kind of thing isn't going to be common practice. We need more, not less, trees. This is really disheartening news.
I am totally with you. What I said yesterday was based on what the two workers told me. Since then I've heard (through the building grapevine), that the WP gardner tried unsuccessfully to reason with the managing agent, saying that the issue could be addressed by topping off the tree. The person who told me that also reported that the tree was cut down because it interfered with someone's view of the courtyard. I don't get why one person's view would trump everyone else's view. Well, I mean...I can see why, from the manager's POV, an owner's view would trump a renter's view. But even if the complainer was an owner, there are a number of owners affected by what's done in the courtyard. Why obey that particular owner's wishes and not consult all owners?

Right now the WP board is controlled by the sponsor. Over time, as more apartments are purchased, the board's makeup will shift, and hopefully owners will have more say in matters like this.
Title: Re: Washington Plaza
Post by: jh35 on July 04, 2017, 05:11:42 PM
On a serious note: the removal of the tree does not speak well of the quality of people they have sold the apartments to or of the regard of the management office toward the tenants.
Title: Re: Washington Plaza
Post by: MrPlaza on July 05, 2017, 11:45:42 AM
On a serious note: the removal of the tree does not speak well of the quality of people they have sold the apartments to or of the regard of the management office toward the tenants.
I'd caution against making sweeping generalizations about owners in the building. Again, as an owner, I believe if you bought a unit with a tree outside of your window, you should have to live with that tree outside of your window. Petition for it to be trimmed, sure. But cutting it down should have never been an option because of one person's view. And not to gloat about it, but outside of the sponsor, I believe my wife and I will be the second largest shareholders. We would have never supported this action if shareholders were ever asked for their perspective. There are other ways to address obstructed views. Cutting the tree down altogether should have only been done if it was dying and/or infested and posed a danger to residents.
Title: Re: Washington Plaza
Post by: jh35 on July 05, 2017, 02:40:49 PM
On a serious note: the removal of the tree does not speak well of the quality of people they have sold the apartments to or of the regard of the management office toward the tenants.
I'd caution against making sweeping generalizations about owners in the building. Again, as an owner, I believe if you bought a unit with a tree outside of your window, you should have to live with that tree outside of your window. Petition for it to be trimmed, sure. But cutting it down should have never been an option because of one person's view. And not to gloat about it, but outside of the sponsor, I believe my wife and I will be the second largest shareholders. We would have never supported this action if shareholders were ever asked for their perspective. There are other ways to address obstructed views. Cutting the tree down altogether should have only been done if it was dying and/or infested and posed a danger to residents.

I have no doubt that you would not want to fell a tree for frivolous reasons.

I was just annoyed that after putting up with the noise and dirt for years this is the result; a fleeing sponsor who will do anything to sell the apartments.


Title: Re: Washington Plaza
Post by: Simka on July 06, 2017, 01:09:59 AM
On a serious note: the removal of the tree does not speak well of the quality of people they have sold the apartments to or of the regard of the management office toward the tenants.
I'd caution against making sweeping generalizations about owners in the building. Again, as an owner, I believe if you bought a unit with a tree outside of your window, you should have to live with that tree outside of your window. Petition for it to be trimmed, sure. But cutting it down should have never been an option because of one person's view. And not to gloat about it, but outside of the sponsor, I believe my wife and I will be the second largest shareholders. We would have never supported this action if shareholders were ever asked for their perspective. There are other ways to address obstructed views. Cutting the tree down altogether should have only been done if it was dying and/or infested and posed a danger to residents.

I'm glad to hear you say that, especially since you and your wife are large shareholders. Perhaps you could make inquiries into why this decision was made.
Title: Re: Washington Plaza
Post by: N00b on July 18, 2017, 01:05:17 PM
When I lived in San Francisco there was a (un PC alert) predominant ethnic group who would cut down every tree and bush on their property when they would buy a house. They would say, "It is cleaner."

If they are going to respond to every new owner this way, this will be an interesting building to live in.

I have already read someone say he/she do not like the cascading pool.  :)

On a serious note: the removal of the tree does not speak well of the quality of people they have sold the apartments to or of the regard of the management office toward the tenants.

You sound like a quality person who's not quick to make prejudiced assumptions. The word you're looking for in that bolded statement is racist alert, not un-PC. Imputing a perceived proclivity to cut down trees to being a member of a certain ethnic group without knowing more is basically textbook racism.
Title: Re: Washington Plaza
Post by: jeanette on July 18, 2017, 01:40:46 PM
re:
"When I lived in San Francisco there was a (un PC alert) predominant ethnic group who would cut down every tree and bush on their property when they would buy a house. They would say, 'It is cleaner.'"

Somewhere in between racist and un-PC is stereotyping (overgeneralization).

A gorgeous, huge, healthy tree on 89th Street was cut two years ago because it gave off a sticky substance that the next door neighbor claimed was damaging to his/her car. Both residents have now moved and no car is being parked where the tree once was. (sorry, has nothing to do with racism, just stupidity.)
Title: Re: Washington Plaza
Post by: jh35 on July 18, 2017, 04:00:20 PM
re:
"When I lived in San Francisco there was a (un PC alert) predominant ethnic group who would cut down every tree and bush on their property when they would buy a house. They would say, 'It is cleaner.'"

Somewhere in between racist and un-PC is stereotyping (overgeneralization).

A gorgeous, huge, healthy tree on 89th Street was cut two years ago because it gave off a sticky substance that the next door neighbor claimed was damaging to his/her car. Both residents have now moved and no car is being parked where the tree once was. (sorry, has nothing to do with racism, just stupidity.)

Actually, "It is cleaner" was said to me more than once after trees were cut down. Ask anyone who lived in SF for a while and you can verify this. This was also verified by my boss who said she and her family felt the same way.

Maybe your racist sensibilites and just ignorance of people's differences.

racism:

noun

1.a belief or doctrine that inherent differences among the various human racial groups determine cultural or individual achievement, usually involving the idea that one's own race is superior and has the right to dominate others or that a particular racial group is inferior to the others.

2.a policy, system of government, etc., based upon or fostering such a doctrine; discrimination.

3.hatred or intolerance of another race or other races.


None of this applies.

My belief that some people are indifferent to trees does not make them inferior.
Title: Re: Washington Plaza
Post by: jeanette on July 18, 2017, 04:17:03 PM
Sorry, Jh35, it was not me who labeled you a racist.
Title: Re: Washington Plaza
Post by: jh35 on July 18, 2017, 04:18:57 PM
Sorry, Jh35, it was not me who labeled you a racist.

Oh, sorry. I do acknowledge stereotyping.
Title: Re: Washington Plaza
Post by: N00b on July 18, 2017, 04:53:00 PM
Racism is discrimination and prejudice towards people based on their race or ethnicity.

Many people, especially people from groups against whom stereotypes are used, view stereotyping as racist behavior.

Your statement led with the fact that it was about a certain group. Couple that with the entirely negative associations/judgment about tree-cutting you have made abundantly clear in this thread (hence why I also quoted the statement about so-called quality of people) makes it hard to believe that you're not implying some type of inferiority on people who are inclined to cut trees, even all the while saying that particular group of people do it for cleanliness.

And you know, feel free to have that opinion but let's not make it about PC or un-PC. That would be the same ruse that Donald Trump uses.
Title: Re: Washington Plaza
Post by: jeanette on July 18, 2017, 05:19:29 PM
N00b: I'll take that olive branch you (almost) extended. I hope others do as well.

But not before I point out that, I would think, there is not a person on the face of the earth who has any meaningful brain development that hasn't made a generalization about others.

e.g., blankety blank are the nicest people.

Where does that leave everybody else? Not so nice?
Title: Re: Washington Plaza
Post by: MrPlaza on July 18, 2017, 09:52:13 PM
Aaaaaaaaaand, going to try to bring us back on point here. Hahaha.

I met with the sponsor, when visiting the unit's progress (we have a close date by the way), and brought this up. Obviously, I don't have any way to prove or disprove what she told me, but I like to give people the benefit of the doubt. That being said, she told me it was not actually a tree. It was an extremely large bush that had grown larger than anyone had anticipated. It also wasn't an owner who asked for it to be cut down. It was a renter, who had, for a long time, asked for it to be cut down. The straw that broke the camel's back was the day a pigeon flew into his house from the bush-tree, clearly in an attempt to become his roommate. Haha. So, while it, in fact, blocked people's views into the courtyard — which they already knew — it was the culmination of this resident having an unwelcome visitor fly into their home, that made them take action. And apparently the super was not a fan of it either.

So, take it for what it's worth. But it seems like the story isn't quite as clear-cut as one of the new owners coming in trying to call the shots.
Title: Re: Washington Plaza
Post by: Jhx on July 19, 2017, 12:39:51 AM
Lol, a pigeon flew into his apt from a bush tree?  I think the super didn't want to be bothered with said "bush tree" for whatever reason.
Title: Re: Washington Plaza
Post by: Lilybell on July 19, 2017, 09:45:10 AM
People have been asking for that bush/tree to be drastically pruned or cut down for years.  And it's people who rent, not new owners. The tree brushed up against the windows of a few of the corner 2-bedrooms in C and D. There are only a few of those apartments that are going to be sold (most of the tenants chose to remain renters) and the ones that are going to be sold haven't even been renovated yet, so there's no mysterious new owner with nefarious tree-hating tendencies causing problems.  I'm glad it's gone - I didn't like it.

There's a pigeon who hangs out on my a/c and I think he's trying to move in as well.  I'd be up for it if he could be housebroken!
Title: Re: Washington Plaza
Post by: CaptainFlannel on July 19, 2017, 03:55:30 PM
I lived next door to a house on a corner lot that had a lovely and healthy Magnolia tree in the front yard. The house was sold and the new owners poured concrete over most of the garden along the side of the house, over which they added a wooden deck, and were considering cutting down the tree because it was "dirty." Thankfully another neighbor talked them out of it. Some folks just don't appreciate trees that make any kind of mess. I guess they are good with pine trees?
Title: Re: Washington Plaza
Post by: Simka on July 24, 2017, 01:45:45 AM
Aaaaaaaaaand, going to try to bring us back on point here. Hahaha.

I met with the sponsor, when visiting the unit's progress (we have a close date by the way), and brought this up. Obviously, I don't have any way to prove or disprove what she told me, but I like to give people the benefit of the doubt. That being said, she told me it was not actually a tree. It was an extremely large bush that had grown larger than anyone had anticipated. It also wasn't an owner who asked for it to be cut down. It was a renter, who had, for a long time, asked for it to be cut down. The straw that broke the camel's back was the day a pigeon flew into his house from the bush-tree, clearly in an attempt to become his roommate. Haha. So, while it, in fact, blocked people's views into the courtyard — which they already knew — it was the culmination of this resident having an unwelcome visitor fly into their home, that made them take action. And apparently the super was not a fan of it either.

So, take it for what it's worth. But it seems like the story isn't quite as clear-cut as one of the new owners coming in trying to call the shots.

Interesting. The "It was really a bush" argument seems laughable to me. This was what looked exactly like a tree, with a tall center trunk and limbs growing off that trunk. It reached to at least the top of the fourth floor. It was an evergreen of some sort. I guess I'll have to educate myself on the difference between bushes and trees now.

And I'm really surprised to hear about the pigeon, because what I heard, from a couple of different people, over the weekend, was that the tree was cut down because SQUIRRELS were getting into people's apartments. They chewed through screens and walked right in. One supposedly started making a nest. I can believe squirrels chewed through people's screens, but I can't believe that cutting down the tree will stop that sort of thing. I don't think it will stop birds from flying in through the windows, either, though keeping the screen closed ought to stop that (unless the pigeon flew in through a massive hole chewed by a squirrel).
Title: Re: Washington Plaza
Post by: MrPlaza on July 24, 2017, 07:47:12 AM
Whether a squirrel or a pigeon, point is people's apartments we're turning into a scene from Pocahontas. Hahaha. Squirrels would be worse, though.
Title: Re: Washington Plaza
Post by: Simka on July 24, 2017, 03:25:12 PM
Whether a squirrel or a pigeon, point is people's apartments we're turning into a scene from Pocahontas. Hahaha. Squirrels would be worse, though.

Okay, I know the tree aka four-story bush is gone, and it's pointless to keep debating whether that was the right decision. But I can't help being logical about the pigeons and squirrels. The pigeons will not go away because the tree's gone. NYC pigeons don't depend on trees like other birds do. They roost on buildings. And if a pigeon flew in someone's window, it could have flown in from anywhere. If the residents don't want any more pigeons flying in their windows, I'd advise them to keep their screens closed.

And the cutting down of the tree surely caused squirrels to lose their homes, but they can still get up and down the building. The tree wasn't crucial to their doing that.

I just hope this is the end of it. I like the trees that are left. I'd hate for more of them to be cut down.
Title: Re: Washington Plaza
Post by: CaptainFlannel on July 24, 2017, 04:11:13 PM
squirrels crawl up and down buildings? I've never seen such a thing. I've watched them go up and down trees, along fences, climb along wires, etc. to get to buildings. But in I've yet to witness a squirrel climbing up and down brick faced buildings. Guess I need to check out the squirrels down by Washington Plaza.
Title: Re: Washington Plaza
Post by: jh35 on July 24, 2017, 04:18:23 PM
squirrels crawl up and down buildings? I've never seen such a thing. I've watched them go up and down trees, along fences, climb along wires, etc. to get to buildings. But in I've yet to witness a squirrel climbing up and down brick faced buildings. Guess I need to check out the squirrels down by Washington Plaza.

According to the internet, and who can argue with the internet, squirrels can easily climb brick walls.

http://www.aaanimalcontrol.com/blog/squirrelbrick.html

https://www.youtube.com/watch?v=Pb5UnmmCyF8

Bullwinkle can not climb brick walls.
Title: Re: Washington Plaza
Post by: Simka on July 24, 2017, 07:29:54 PM
squirrels crawl up and down buildings? I've never seen such a thing. I've watched them go up and down trees, along fences, climb along wires, etc. to get to buildings. But in I've yet to witness a squirrel climbing up and down brick faced buildings. Guess I need to check out the squirrels down by Washington Plaza.

Yes, I've seen them do it, though not at Washington Plaza. But the WP facade has bricks that jut out in a sort of pattern—I imagine that's pretty convenient for squirrels. And also, I didn't mean that they necessarily climb up the brick. There are trees all around the building. All the squirrels need is to go up a tree and jump over to a fire escape, and they can scamper about freely.
Title: Re: Washington Plaza
Post by: Simka on July 24, 2017, 07:37:25 PM
squirrels crawl up and down buildings? I've never seen such a thing. I've watched them go up and down trees, along fences, climb along wires, etc. to get to buildings. But in I've yet to witness a squirrel climbing up and down brick faced buildings. Guess I need to check out the squirrels down by Washington Plaza.

According to the internet, and who can argue with the internet, squirrels can easily climb brick walls.

http://www.aaanimalcontrol.com/blog/squirrelbrick.html

https://www.youtube.com/watch?v=Pb5UnmmCyF8

Bullwinkle can not climb brick walls.

They can climb stucco, too!

https://www.youtube.com/watch?v=OoUxQ9TtjPg
Title: Re: Washington Plaza
Post by: Shelby2 on July 25, 2017, 08:15:55 AM

They can climb stucco, too!

https://www.youtube.com/watch?v=OoUxQ9TtjPg

Those hopping/jumping, gecko-like movements are quite something. Also the sound of the stucco bits falling off the wall was a nice touch.
Title: Re: Washington Plaza
Post by: jh35 on August 23, 2017, 05:20:06 PM

They can climb stucco, too!

https://www.youtube.com/watch?v=OoUxQ9TtjPg

Those hopping/jumping, gecko-like movements are quite something. Also the sound of the stucco bits falling off the wall was a nice touch.

Have people been moving into the renovated apartments lately? Has the work stoppage affected people?
Title: Re: Washington Plaza
Post by: MrPlaza on August 24, 2017, 06:55:50 AM

They can climb stucco, too!

https://www.youtube.com/watch?v=OoUxQ9TtjPg

Those hopping/jumping, gecko-like movements are quite something. Also the sound of the stucco bits falling off the wall was a nice touch.

Have people been moving into the renovated apartments lately? Has the work stoppage affected people?
We're closing today!
Title: Re: Washington Plaza
Post by: Shelby2 on August 24, 2017, 08:29:29 AM
We're closing today!

Congrats!
Title: Re: Washington Plaza
Post by: Lilybell on August 24, 2017, 01:39:44 PM
I can't believe the day has finally arrived! Congratulations and I look forward to finally meeting you in person.  I hope everything goes smoothly. Are you planning to move in soon?

Title: Re: Washington Plaza
Post by: MrPlaza on August 24, 2017, 04:25:04 PM
We did it! We closed! It's been a long nine months, but we finally made it! Hahaha. Looking forward to meeting all of you as well. We won't be moving until September 21st. We're going to have some additional work done before we move (paint, shades, etc.). It really turned out amazingly well. So happy with it. Just a few odds and ends to finish up, and we'll be on our way.
Title: Re: Washington Plaza
Post by: JacksonHeightsCPA on August 24, 2017, 04:31:07 PM
We closed last month and we are moving in today.  It was a nine month wait for us as well and can't wait to move back to Jackson Heights!
Title: Re: Washington Plaza
Post by: jeanette on August 24, 2017, 06:40:25 PM
Congratulations to the Plaza family.

Jeanette
Title: Re: Washington Plaza
Post by: newjhuser on August 25, 2017, 10:41:55 AM
do you know why there is a work stoppage?
Title: Re: Washington Plaza
Post by: MrPlaza on August 25, 2017, 02:06:37 PM
do you know why there is a work stoppage?
I was told expired permits
Title: Re: Washington Plaza
Post by: newjhuser on August 25, 2017, 03:02:54 PM
ahhhh that makes sense, they were supposed to be done by 7/15
Title: Re: Washington Plaza
Post by: Lilybell on August 28, 2017, 12:08:22 PM
Quote
We closed last month and we are moving in today.  It was a nine month wait for us as well and can't wait to move back to Jackson Heights!

Congrats to you as well, JacksonHeightsCPA!  Welcome back to JH.
Title: Re: Washington Plaza
Post by: newjhuser on September 12, 2017, 02:11:43 PM
it seems they have started renovating the interiors of Washington Plaza
Title: Re: Washington Plaza
Post by: Lilybell on September 12, 2017, 02:37:09 PM
I was wondering why the floor was all dusty yesterday! I wish they'd get started with the gym.
Title: Re: Washington Plaza
Post by: MrPlaza on September 12, 2017, 10:27:24 PM
I was wondering why the floor was all dusty yesterday! I wish they'd get started with the gym.
Sorry to be the one to tell you, but it might be years before they get to that, according to the sponsor. They want to be done with renovations first, since the basement is used for staging equipment.
Title: Re: Washington Plaza
Post by: Lilybell on September 13, 2017, 09:55:52 AM
Oh I know, but I'm getting fatter every day. And I've somehow convinced myself that I will actually go to a gym if it's in my building (past history shows that I'm probably lying to myself).
Title: Re: Washington Plaza
Post by: MrPlaza on September 15, 2017, 09:48:51 PM
We move in on Thursday! Ahhhhh! Painters started today. Window shades, chandelier, and internet on Tuesday. It's getting real!
Title: Re: Washington Plaza
Post by: llh on September 15, 2017, 11:10:14 PM
Congrats MrPlaza!! Our floor just got done hopefully we can close & move in soon (before our baby's born). Do they have FiOS Internet yet?
Title: Re: Washington Plaza
Post by: jh35 on September 16, 2017, 03:18:54 AM
Congrats MrPlaza!! Our floor just got done hopefully we can close & move in soon (before our baby's born). Do they have FiOS Internet yet?

No, There is no FIOS yet. The FIOS cable goes to the basement but it is not hooked up to the floors because the management office wants to wait until after the hallway renovations.
Title: Re: Washington Plaza
Post by: MrPlaza on September 16, 2017, 04:20:19 AM
So there's at least an enduring interest to have the building wired with a second option for internet? That's great to hear. I was beginning to think that plan got abandoned. And Godspeed on your renovation llh. You wanna know what sucks? Moving with a newborn. Haha.
Title: Re: Washington Plaza
Post by: llh on September 17, 2017, 11:10:50 PM
Congrats MrPlaza!! Our floor just got done hopefully we can close & move in soon (before our baby's born). Do they have FiOS Internet yet?

No, There is no FIOS yet. The FIOS cable goes to the basement but it is not hooked up to the floors because the management office wants to wait until after the hallway renovations.

But isn't hallway renovations like years to come? I thought they're prioritizing apt reno, then hallway no?
Title: Re: Washington Plaza
Post by: MrPlaza on September 17, 2017, 11:25:51 PM
Congrats MrPlaza!! Our floor just got done hopefully we can close & move in soon (before our baby's born). Do they have FiOS Internet yet?

No, There is no FIOS yet. The FIOS cable goes to the basement but it is not hooked up to the floors because the management office wants to wait until after the hallway renovations.

But isn't hallway renovations like years to come? I thought they're prioritizing apt reno, then hallway no?
That's my understanding as well.
Title: Re: Washington Plaza
Post by: jh35 on September 18, 2017, 09:11:55 AM
Congrats MrPlaza!! Our floor just got done hopefully we can close & move in soon (before our baby's born). Do they have FiOS Internet yet?

No, There is no FIOS yet. The FIOS cable goes to the basement but it is not hooked up to the floors because the management office wants to wait until after the hallway renovations.

But isn't hallway renovations like years to come? I thought they're prioritizing apt reno, then hallway no?
That's my understanding as well.

Yes, the only way FIOS is going to be installed is to put pressure on the management office. FIOS has a waiting list (after we request installation) of about a year anyway.

FIOS was put in the basement when Verizon changed the copper line from the Central Office after it was cut at the bus stop on 74th Street.
Title: Re: Washington Plaza
Post by: N00b on September 19, 2017, 02:15:15 PM
If they wait long enough maybe the coop owners can vote for a new design and hire better contractors.  ::)
Title: Re: Washington Plaza
Post by: Lilybell on September 20, 2017, 10:45:10 AM
I'm confused about the hallway renovations. newjhuser left a comment here on 9/12 that the hallway renovations have started.  newjhuser, are you here?  Can you clarify? 
Title: Re: Washington Plaza
Post by: newjhuser on September 20, 2017, 12:16:11 PM
They started sanding down the stairs and I thought they were going to do more but then they just stopped
Title: Re: Washington Plaza
Post by: jh35 on September 21, 2017, 10:44:51 AM
They started sanding down the stairs and I thought they were going to do more but then they just stopped

Work is going to start on the courtyard (or as they put it, "the exterior common areas"). No comment.
Title: Re: Washington Plaza
Post by: newjhuser on September 21, 2017, 04:52:12 PM
What's wrong with that? Asides from noise and dust everyone ends up better off
Title: Re: Washington Plaza
Post by: jh35 on September 21, 2017, 06:04:18 PM
What's wrong with that? Asides from noise and dust everyone ends up better off

I was thinking of my air condtioners getting ruined again.

And other things, which I figured other people would mention...

Is it a key system? Then how do guests get in? It does not mention a new buzzer system which would be a logical step.

It does not mention that they will make the entrances handicap accessible. The side entrance, which is the handicap entrance, is not really to code (but, I guess, it is grandfathered in, although a building down the street is being sued for not having a proper handicap accessible ramp.)

And, what are they expecting that they need a gate? Is a horde of zombies coming? Or, is it really like the Berlin wall to keep the people in. (obviously a joke.)

Title: Re: Washington Plaza
Post by: Lilybell on September 22, 2017, 03:41:19 PM
Quote
What's wrong with that? Asides from noise and dust everyone ends up better off

I'm happy we will be getting rid of the ugly chain-link fences on the side streets.
Title: Re: Washington Plaza
Post by: jh35 on September 22, 2017, 07:02:04 PM
Quote
What's wrong with that? Asides from noise and dust everyone ends up better off

I'm happy we will be getting rid of the ugly chain-link fences on the side streets.

It should all be a great improvement.

Where does it say they are changing the fences on 73rd and 74th streets?
Title: Re: Washington Plaza
Post by: Babycakesmama on September 22, 2017, 09:06:25 PM
I was wondering why the floor was all dusty yesterday! I wish they'd get started with the gym.
Sorry to be the one to tell you, but it might be years before they get to that, according to the sponsor. They want to be done with renovations first, since the basement is used for staging equipment.

I asked this question during the first and only board meeting and was told the same that the priority are Reno units and the exterior, then interior always. Dos anyone know if we are getting bike storage and additional storage rooms? I feel like I'm in the dark when it comes to possible building amenities they may or may not add. I would DIE for a storage unit! My daughter has hobbies which require lots of equipments (I.e. Surfboards, skateboards, bikes...).
Title: Re: Washington Plaza
Post by: MrPlaza on September 23, 2017, 08:21:55 AM
I was wondering why the floor was all dusty yesterday! I wish they'd get started with the gym.
Sorry to be the one to tell you, but it might be years before they get to that, according to the sponsor. They want to be done with renovations first, since the basement is used for staging equipment.

I asked this question during the first and only board meeting and was told the same that the priority are Reno units and the exterior, then interior always. Dos anyone know if we are getting bike storage and additional storage rooms? I feel like I'm in the dark when it comes to possible building amenities they may or may not add. I would DIE for a storage unit! My daughter has hobbies which require lots of equipments (I.e. Surfboards, skateboards, bikes...).
The hope is to add bike storage (and maybe more storage) once renovations are complete and the contractors don’t need as much staging space. So, years unfortunately. Though I think a bike Room might be something that can be pushed for earlier.

And add me to one of the folks happy to replace the chain link fencing. The day I came to do my final walkthrough, my arm actually got snagged on it pretty badly heading back to the train. I’m fine, but I’be got what seems to be a large permanent scar now  :( The fencing has to go. Also, as for the gate, they ARE eventually upgrading all of the buzzer systems. They’re extremely old and don’t even have replacement parts anymore.
Title: Re: Washington Plaza
Post by: Babycakesmama on September 23, 2017, 09:37:50 PM
Is it safe to assume that each building will have enough storage units for each resident or first come first serve?
Title: Re: Washington Plaza
Post by: MrPlaza on September 23, 2017, 11:41:38 PM
Is it safe to assume that each building will have enough storage units for each resident or first come first serve?
Definitely first come first serve (and waitlist). I don’t think any building ever earmarks so much space for storage that everyone could have one if they wanted. My last home (new construction in LIC) has tons of storage, and never filled them all. And it has 700 apartments. But there isn’t 700 storage units.
Title: Re: Washington Plaza
Post by: llh on September 24, 2017, 11:48:02 AM
Sponsor attorney said our apartment should be ready my 10/17. How long does it usually take from that point to closing date? We're cutting pretty close to our due date :(
Title: Re: Washington Plaza
Post by: dssjh on September 24, 2017, 12:13:04 PM
i bought a sponsor apartment - in another building, obviously - back in 2002. it took about six or seven weeks. not sure if that's a good baseline or not, but it's my experience.
Title: Re: Washington Plaza
Post by: MrPlaza on September 24, 2017, 03:34:21 PM
Sponsor attorney said our apartment should be ready my 10/17. How long does it usually take from that point to closing date? We're cutting pretty close to our due date :(
From the date of our estimated completion to the actual date of completion was about two weeks. We closed three weeks after that. So, I would say 4-5 weeks from your 10/17 estimate.
Title: Re: Washington Plaza
Post by: Lilybell on September 29, 2017, 09:57:47 AM
My apartment had multiple delays and I didn't close/move in until 5 months after the date I was given. My guess is that they've gotten better at estimating since then (I was one of the earlier purchasers so maybe they've stopped promising dates they know they can't deliver).

Does anyone know if the work stoppage is over? There was loud music blasting from the apartment below mine last week and I know no one has moved in so I thought it might be workers (and I've seen more dusty footprints around).
Title: Re: Washington Plaza
Post by: MrPlaza on September 29, 2017, 01:52:48 PM
Not sure if it’s been lifted or not, but they’re definitely back to working. And they’re going to start on the exterior common areas. So I would have to assume it’s been lifted.
Title: Re: Washington Plaza
Post by: N00b on October 02, 2017, 12:44:28 PM
We closed a month after the date when the apt was ready for appraisal.
Title: Re: Washington Plaza
Post by: NYUDan78 on October 09, 2017, 09:22:41 PM
Hi, everyone.

As a fairly new resident of Washington Plaza with a two-and-a-half-year-old, I was wondering if children make the rounds within the complex for trick-or-treating. It'll be our first Halloween here, and we wanted to know if residents are open to having kids come around. If not, where do the children of the neighborhood go? Any insight would be much appreciated. Thanks!
Title: Re: Washington Plaza
Post by: MrPlaza on October 09, 2017, 11:13:38 PM
E6162 will have candy  :)

Was wondering the same thing for our almost-3-year-old
Title: Re: Washington Plaza
Post by: Shelby2 on October 09, 2017, 11:23:50 PM
Hi, everyone.

As a fairly new resident of Washington Plaza with a two-and-a-half-year-old, I was wondering if children make the rounds within the complex for trick-or-treating. It'll be our first Halloween here, and we wanted to know if residents are open to having kids come around. If not, where do the children of the neighborhood go? Any insight would be much appreciated. Thanks!

I think a lot of kids do their trick or treating along 37th Ave during the Halloween parade. Here's a short video that shows how it works. http://www.ny1.com/nyc/queens/news/2015/11/1/kids-flaunt-colorful-costumes-at-jackson-heights-halloween-parade.html

Here's the info about the 2017 parade. http://www.jhbg.org/category/arts-culture-programs/halloween-parade-arts-culture-programs
Title: Re: Washington Plaza
Post by: Lilybell on October 10, 2017, 09:57:49 AM
re: Halloween - there are usually a few kids who go through the buildings; I probably get 2 or 3 each year. My new building has more children so I'm hoping to see a few more kiddies in costumes this year.


Title: Re: Washington Plaza
Post by: Olivesta on October 12, 2017, 09:00:04 PM
Hello Washington Plaza owners,

Hope all is well. I have a question. We received a Depart of Finance An Taxation Star credit application but it's asking me for the lot and building number. Does anyone know what that is for WP?

Thanks!
Title: Re: Washington Plaza
Post by: Shelby2 on October 12, 2017, 11:45:36 PM
Hello Washington Plaza owners,

Hope all is well. I have a question. We received a Depart of Finance An Taxation Star credit application but it's asking me for the lot and building number. Does anyone know what that is for WP?

Thanks!

Maybe someone will have a better answer, but you can look up the block and lot number on ACRIS. http://a836-acris.nyc.gov/cp/lookup/index
Title: Re: Washington Plaza
Post by: Lilybell on October 13, 2017, 10:42:47 AM
Hi, I think it's this:

Block: 01273
Lot: 0001
Title: Re: Washington Plaza
Post by: Olivesta on October 14, 2017, 08:46:25 AM
Thanks very much!
Title: Re: Washington Plaza
Post by: Lilybell on October 14, 2017, 12:03:36 PM
My pleasure, and nice to "meet" you!
Title: Re: Washington Plaza
Post by: llh on October 14, 2017, 10:32:55 PM
Quick question: Would the board be ok with a small 1cu ft portable washer? My wife's due soon and we forsee a ton of washing tiny little items every day :(
Title: Re: Washington Plaza
Post by: NYC Peromyscus on October 15, 2017, 11:23:41 AM
Quick question: Would the board be ok with a small 1cu ft portable washer? My wife's due soon and we forsee a ton of washing tiny little items every day :(

Is there a laundry room in the building? Coops often sign contracts with the companies servicing the laundry rooms that forbids washing machines in individual units. They may say it's because of water pressure issues or something similar, but that's often not really true as they will allow dishwashers.
Title: Re: Washington Plaza
Post by: MrPlaza on October 15, 2017, 03:33:26 PM
Yes. There’s laundry in the building. But the three bedrooms (and ours) have washer/dryer hookups. So not sure if there’s a bogus contract like that in place. I think the bigger question is how one would install a washer without a water line hookup
Title: Re: Washington Plaza
Post by: llh on October 15, 2017, 04:05:19 PM
Yes. There’s laundry in the building. But the three bedrooms (and ours) have washer/dryer hookups. So not sure if there’s a bogus contract like that in place. I think the bigger question is how one would install a washer without a water line hookup

Portable washer either uses a bucket of water or regular sink water and just have outlet hose to the sink. That's why they can generally only wash like 5 lbs of clothes (like 2 shirts & a few t-shirts, but since baby stuff are tiny it's actually substantial). My worry is if there's fine and stuff. We'd still use the laundry room, but we don't accumulate enough things for a normal load and baby throw up all the time, thus needing to wash so often...
Title: Re: Washington Plaza
Post by: NYC Peromyscus on October 15, 2017, 07:02:21 PM
Yes. There’s laundry in the building. But the three bedrooms (and ours) have washer/dryer hookups. So not sure if there’s a bogus contract like that in place. I think the bigger question is how one would install a washer without a water line hookup

Portable washer either uses a bucket of water or regular sink water and just have outlet hose to the sink. That's why they can generally only wash like 5 lbs of clothes (like 2 shirts & a few t-shirts, but since baby stuff are tiny it's actually substantial). My worry is if there's fine and stuff. We'd still use the laundry room, but we don't accumulate enough things for a normal load and baby throw up all the time, thus needing to wash so often...

What do the house rules say? If not explicitly forbidden, then I would think you could get away with this setup.
Title: Re: Washington Plaza
Post by: N00b on October 16, 2017, 12:21:58 PM
You could just ask the management company. I think the issue is probably since water is included in the maintenance, in theory, you could be using more than your fair share. In my mom's co-op, for example, the management company tacks on an extra charge to your maintenance for a portable washer to account for the water usage.
Title: Re: Washington Plaza
Post by: llh on October 16, 2017, 03:18:18 PM
Ok I'll check the bilaws, the whole thing is like 400 pages...
Title: Re: Washington Plaza
Post by: Lilybell on October 17, 2017, 04:26:51 PM
Only the 3 and 4 bedrooms have hookups. The building can't handle 200 apartments with their own washers.  I promise you I want one as much as you do but it's not fair to the other tenants.

Prewar drain pipes can only handle 7 gallons of water a minute. If a bunch of people installed their own washers we would have soapy backups in our sinks (it used to happen to me in my former apartment). Dishwashers are ok because they don't use as much water.

I don't know if it portable washers use less water but my guess is that they aren't allowed. It can't hurt to check with the super; you never know.

Congrats on your upcoming baby!

Edited:  good point about the $$$, n00b; that must be a factor.
Title: Re: Washington Plaza
Post by: newjhuser on October 18, 2017, 08:40:07 PM
Soooo I’m pretty sure they were supposed to start the fences and stuff but I’m guessing it’s a case of the our start date isn’t a start date
Title: Re: Washington Plaza
Post by: Lilybell on October 19, 2017, 11:35:38 AM
Has nothing been done all week?  If I recall correctly the most recent note we got said they'd start the 16th but I'm never home during work hours so I have no idea if they've been around.
Title: Re: Washington Plaza
Post by: llh on October 20, 2017, 12:12:27 AM
Only the 3 and 4 bedrooms have hookups. The building can't handle 200 apartments with their own washers.  I promise you I want one as much as you do but it's not fair to the other tenants.

Prewar drain pipes can only handle 7 gallons of water a minute. If a bunch of people installed their own washers we would have soapy backups in our sinks (it used to happen to me in my former apartment). Dishwashers are ok because they don't use as much water.

I don't know if it portable washers use less water but my guess is that they aren't allowed. It can't hurt to check with the super; you never know.

Congrats on your upcoming baby!

Edited:  good point about the $$$, n00b; that must be a factor.

Thanks Lilybell, I'll check w/ the super. BTW how's the super situation and the etiquette for this complex? At my current building I'd tip the super for small stuff and pay him a certain rate for more involved jobs (like replacing old radiator or broken cabinets and such). I assume here's the same?
Title: Re: Washington Plaza
Post by: Lilybell on October 20, 2017, 02:39:04 PM
Quote
BTW how's the super situation and the etiquette for this complex? At my current building I'd tip the super for small stuff and pay him a certain rate for more involved jobs (like replacing old radiator or broken cabinets and such). I assume here's the same?

Hi, it's the same here. The super is helpful by nature and he is really appreciative of people who respect his time and tip him and his staff. I tip him for small stuff, like helping me move a sofa and pay him market rate for a project. I gave him a lump sum when I switched buildings and he put up all of my blinds and ceiling lights for me. They'll do bigger projects as well - I know he put in new tile for someone who didn't like the grey tile in the bathrooms.

I do know that he hates it when people knock on his apartment door. I can't believe how many people pester him at home.

 
Title: Re: Washington Plaza
Post by: Lilybell on October 25, 2017, 12:02:40 PM
I have some intel on the exterior upgrades and why nothing's been happening. The contractor keeps canceling on the dates they are supposed to start. It's incredible to me that contractors can stay in business with this type of work ethic. But I guess when it's that way with almost all contractors, they know what they can get away with. 

Title: Re: Washington Plaza
Post by: MrPlaza on October 25, 2017, 10:18:54 PM
I have some intel on the exterior upgrades and why nothing's been happening. The contractor keeps canceling on the dates they are supposed to start. It's incredible to me that contractors can stay in business with this type of work ethic. But I guess when it's that way with almost all contractors, they know what they can get away with.
Thanks Lilybell! I was getting curious about the work, and when it was going to start. I'll drop you a line separately, but I've been meaning to have you over!
Title: Re: Washington Plaza
Post by: Lilybell on October 31, 2017, 01:15:14 PM
Hey Mr P! I was going to try to entice you to come trick-or-treating in my building so we can finally meet but I have to go to a work event with our president tonight. I am so annoyed that someone actually scheduled a boring work thing on Halloween. I can't imagine there will be a good turnout.
Title: Re: Washington Plaza
Post by: N00b on November 08, 2017, 09:25:28 PM
Is it possible to add a staircase from the first floor to the basement? Structurally speaking? That would definitely be on my wishlist for WP.
Title: Re: Washington Plaza
Post by: Lilybell on November 09, 2017, 03:54:49 PM
I have no idea if it's possible or not but I think the cost would be prohibitive and would increase our monthly maintenance, which is the last thing I want.

However, I've been told that we will likely have 24-access to the basement at some point in the future. Or at the very least a much longer window of access instead of it being locked all night.
Title: Re: Washington Plaza
Post by: MrPlaza on November 10, 2017, 12:26:59 PM
I have no idea if it's possible or not but I think the cost would be prohibitive and would increase our monthly maintenance, which is the last thing I want.

However, I've been told that we will likely have 24-access to the basement at some point in the future. Or at the very least a much longer window of access instead of it being locked all night.
I feel like that’s going to have to be a necessity whenever the gym is built out. A 9pm cutoff is ridiculous. Some of us have kids and can’t get to the gym before putting them down for bed. Or at least that’s what I would do. Haha.
Title: Re: Washington Plaza
Post by: JacksonHeightsCPA on November 10, 2017, 01:12:16 PM
Has anyone been able to get a digital copy of the co-op offering plan?  I had the handbook but attorney misplaced it.
Title: Re: Washington Plaza
Post by: llh on November 11, 2017, 03:09:59 PM
I haven't been able to. I don't know if they give digital copy? BTW does anyone have the super's contact?
Title: Re: Washington Plaza
Post by: llh on November 14, 2017, 07:29:44 PM
Also I just found out that 80% of the floor has to be carpeted. Do we just have to get a service to do this on our own? It seems a little weird that the hardwood floor is so nice but the house rules require carpeting?
Title: Re: Washington Plaza
Post by: dssjh on November 14, 2017, 08:36:38 PM
that's actually pretty standard. i agree that it's weird for the person occupying the place, but not for the people below.

quote author=llh link=topic=14641.msg82506#msg82506 date=1510705784]
Also I just found out that 80% of the floor has to be carpeted. Do we just have to get a service to do this on our own? It seems a little weird that the hardwood floor is so nice but the house rules require carpeting?
[/quote]
Title: Re: Washington Plaza
Post by: jh35 on November 15, 2017, 04:52:42 AM
that's actually pretty standard. i agree that it's weird for the person occupying the place, but not for the people below.

quote author=llh link=topic=14641.msg82506#msg82506 date=1510705784]
Also I just found out that 80% of the floor has to be carpeted. Do we just have to get a service to do this on our own? It seems a little weird that the hardwood floor is so nice but the house rules require carpeting?
[/quote]

True, but did they put a sound absorbing pad under the wood floor?

http://www.soundproofingtips.com/soundproofing-floors/
Title: Re: Washington Plaza
Post by: Lilybell on November 15, 2017, 10:21:45 AM
Re: carpeting -

Most people just get area rugs, not installed wall-to-wall carpeting.  The building isn't very strict about it being 80%.  I have rugs in my dining area, living room and bedroom. Not in the hallways or kitchen.  It's really about a noise buffer for your downstairs neighbor. If you are on the ground floor then don't worry about it. 

The dude above me moved in a year ago and still hasn't bothered to get any carpets and it's starting to get on my nerves.  My ceiling light makes jingling noises every time he walks across the dining area and he puts a fan on the bedroom floor that makes my entire ceiling vibrate.  It's ridiculously loud when he vacuums.  I gave him a grace period but it's been a year now so I'm fed up.  Oh, and he's a heavy walker, ugh.
Title: Re: Washington Plaza
Post by: JacksonHeightsCPA on November 15, 2017, 11:26:34 AM
I have the same issue above me - sounds like a bunch of elephants stomping around all day and night. 
Title: Re: Washington Plaza
Post by: llh on November 15, 2017, 12:14:12 PM
gotcha thanks for the clarification! I have a small infant and carpet isn't great bc of asthma problem and what not but I can deal w/ area rugs
Title: Re: Washington Plaza
Post by: N00b on November 16, 2017, 11:19:56 AM
Yea, we're getting area rugs. It'd be a shame to cover up the floors.
Title: Re: Washington Plaza
Post by: N00b on December 19, 2017, 08:13:06 PM
It seems like sales have slowed down? Is it because there aren't any available vacant apartments? Any more buy outs? I guess at some point, whether or not to buy out tenants will be up to coop owners rather than the sponsor.
Title: Re: Washington Plaza
Post by: MrPlaza on December 19, 2017, 09:49:31 PM
It seems like sales have slowed down? Is it because there aren't any available vacant apartments? Any more buy outs? I guess at some point, whether or not to buy out tenants will be up to coop owners rather than the sponsor.
I believe it's simply an issue of everything that was for sale being sold already. The sponsor is selling units in waves; not as they become available. So, I suspect the next wave will be sometime in 2018. Buyouts, or anything like that, are still in the sponsor's hands, however. At the end of the day, she is still the largest shareholder by a huge margin. I could be mistaken, but unless someone bought two apartments, my wife and I are the second-largest. But even then, most of the units are still occupied by renters — who rent from her. Making her still largely in control of what happens, and when.
Title: Re: Washington Plaza
Post by: newjhuser on December 19, 2017, 11:05:55 PM
What’s a good tip for the staff for the holidays, any idea?
Title: Re: Washington Plaza
Post by: N00b on December 19, 2017, 11:43:21 PM
It seems like sales have slowed down? Is it because there aren't any available vacant apartments? Any more buy outs? I guess at some point, whether or not to buy out tenants will be up to coop owners rather than the sponsor.
I believe it's simply an issue of everything that was for sale being sold already. The sponsor is selling units in waves; not as they become available. So, I suspect the next wave will be sometime in 2018. Buyouts, or anything like that, are still in the sponsor's hands, however. At the end of the day, she is still the largest shareholder by a huge margin. I could be mistaken, but unless someone bought two apartments, my wife and I are the second-largest. But even then, most of the units are still occupied by renters — who rent from her. Making her still largely in control of what happens, and when.

Do we need a super majority to vote on something? If not, I assume Sponsor technically loses control of the board once she has less than 50%? I thought that's how Co-ops work.

In any case, I guess we can't really sell with the garden not in its best state.  :P

We had an apt in renovation on our floor but the work stopped, so I was curious.

Title: Re: Washington Plaza
Post by: MrPlaza on December 21, 2017, 05:18:41 PM
I hear you. At the end of the day, we bought our place under the notion that all the things that haven’t been constructed yet will be. So, I don’t personally believe we’ll have fully realized the value of our investment until the work is done.
Title: Re: Washington Plaza
Post by: Joyce45 on December 23, 2017, 12:42:25 PM
Curious if anyone has done anything creative for wall treatments for the curved/rounded wall units? Also any fun thoughts from those with a kitchen w/ a cabinet space that didn't have shelving?
Title: Re: Washington Plaza
Post by: llh on January 02, 2018, 04:52:13 PM
@MrPlaza, I think there's a combined unit every building? I know in my building D there's another combined 3br unit on the 1st floor. Which building are you in?
Title: Re: Washington Plaza
Post by: Lilybell on January 05, 2018, 12:46:01 PM
Happy New Year everyone!

llh, there are more than one combined units, but Mr. P has the only 4-bedroom.

Joyce, I also have a curved wall and am stumped what to do with it.  The only advice I've received is to make a design with a bunch of different colorful dishes/plates but that's not really my style. I ended up getting a super-fancy light fixture for the ceiling in the dining area which takes the focal point away from the curved wall. 

I was not thrilled to see our maintenance went up another 3%! I do not like how the owner and Dan seem to have complete control over us.
Title: Re: Washington Plaza
Post by: dssjh on January 05, 2018, 04:32:06 PM
as a non WP person, i am curious about the curved wall. i really like interesting design elements --we had a lot of them in my old house here in JH -- and that sounds cool to me.
Title: Re: Washington Plaza
Post by: N00b on January 06, 2018, 01:41:46 PM
yea would you mind posting a pic? I think our unit used to have a curved wall in the dining room area before the remodel but they knocked it out post-renovations
Title: Re: Washington Plaza
Post by: jeanette on January 06, 2018, 01:53:31 PM
Does the wall curve in or out?
Title: Re: Washington Plaza
Post by: Lilybell on January 07, 2018, 11:07:16 AM
It curves in - here are two photos (taken from the living room):

 

Title: Re: Washington Plaza
Post by: Joyce45 on January 07, 2018, 11:26:26 AM
Hi Lily - I have the same curved wall. I am going to do a wallpaper on the adjacent wall, but not sure what to do with that wall.
Title: Re: Washington Plaza
Post by: N00b on January 07, 2018, 05:55:22 PM
that looks awesome! what an interesting detail.
Title: Re: Washington Plaza
Post by: toque198 on January 07, 2018, 08:34:34 PM
That's terrific!  Since it appears to be right off of the kitchen, I'd consider built in seating. Restaurant banquette style with storage under the seat.  A round or oval table could be pulled in or out as needed.
Title: Re: Washington Plaza
Post by: Lilybell on January 08, 2018, 12:05:28 PM
Ha, I just realized only one of the photos I posted is my actual apartment (the top one that I accidentally posted sideways).  The other one is a different unit and the wall curve is more pronounced.  I used to go around snooping in the empty apartments while they were being renovated and must have taken photos of one with a similar floorplan.

Joyce, thanks for posting your photo - I have a round table as well and a buffet against the part of my wall that is still straight (you'll see my wall isn't quite as curved). 

Noob, my former apartment in the D building had a round dining room but they made it into a 2nd bedroom and got rid of the curve to add more space for a closet.  I think they did that with a few of the apartments.

toque, I considered built-in seating but the placement of the ceiling light would have made it look weird. I can't handle it when tables aren't directly underneath the light fixture. 

Title: Re: Washington Plaza
Post by: BEB on January 10, 2018, 06:56:59 AM
toque and Lilybell, what about a swag type lighting fixture to adjust light placement over a table? Just a thought.

I love thinking about this curved wall problem. It such a unique feature. Personally, I'm obsessed with banquette type, built-in seating so I cast a vote in that direction. ;) Also the NYT and their offshoot wirecutter posted this dining table guide: https://www.nytimes.com/2018/01/09/smarter-living/how-to-choose-the-right-dining-table-for-your-home.html?

Good luck!
Title: Re: Washington Plaza
Post by: Lilybell on January 10, 2018, 12:13:56 PM
BEB, I have an irrational dislike of swag lights. The photo I attached before is almost a year old - I have since furnished the room. Here's a more recent photo - the weird marks on the wall are shadows from the ceiling light.
Title: Re: Washington Plaza
Post by: Joyce45 on January 10, 2018, 08:11:05 PM
Cool. You can't even tell its curved anymore.
Title: Re: Washington Plaza
Post by: BEB on January 11, 2018, 07:34:15 AM
Looks great Lilybell! And I hear you about the swag. I love the projected texture on the wall. Agree you can't see the curve.
Title: Re: Washington Plaza
Post by: MrPlaza on January 11, 2018, 03:22:31 PM
Phew. Been a busy last few days! That curved wall is perfect for a round table. The seating would probably have to be custom, though :-\

And Lilybell already pointed out that while there are other combo units, we're in the only 4-bedroom. There MIGHT be another one in the future. But I don't know. I know the sponsor has her eye on combining two apartments in Building B. Sixth floor I believe. But not sure if she's started on that yet.

Although we have years of fine-tuning ahead of us, we're just about finished with rounding out our furniture. Would folks be interested in having a little gathering at our place sometime?
Title: Re: Washington Plaza
Post by: Lilybell on January 12, 2018, 12:51:39 PM
Hey Mr P! 

One of the apartments used to make your 4-bedroom is the same floorplan as mine - I guess the curved wall disappeared during the renovation/apartment combining.

I think a get-together sounds like fun. I'm embarrassed to admit I'm still in the process of buying furniture even though I've been in the apartment for a year now. I had to return all of the custom furniture I bought (which was 4 months late!) and start over (shoddy sewing on the cushions). I still need to paint a few rooms but I want to wait until I have all of my furniture so I pick the right colors. And then I can finally hang up my artwork.  I get paralyzed by indecision (especially when choosing paint colors). But I'm going credenza shopping after work today and just bought a chair from Room and Board so I'm slowly getting there!

I'm not sure if you've seen this - it was posted really early in the life of this thread. It's floorplans for the complex from way before the renovations. I love staring at the layouts of all of the apartments!

http://www.columbia.edu/cgi-bin/dlo?obj=ldpd_YR_0914_QNS_001_003&size=large

Title: Re: Washington Plaza
Post by: jo3boxer on January 17, 2018, 12:48:45 PM


And Lilybell already pointed out that while there are other combo units, we're in the only 4-bedroom.

hey i heard you have the only 4-bedroom, any truth to that?

Title: Re: Washington Plaza
Post by: MrPlaza on January 17, 2018, 07:30:33 PM


And Lilybell already pointed out that while there are other combo units, we're in the only 4-bedroom.

hey i heard you have the only 4-bedroom, any truth to that?
Thought that was clear in your quoting of me  ;)
Title: Re: Washington Plaza
Post by: N00b on February 23, 2018, 12:01:38 PM
Is there a non-public forum for shareholders of Washington Plaza to discuss ongoing concerns and issues? I think it's a good idea to be able to have some sort of discussion and arrive at a consensus outside of board meetings (since they're rare and not everyone can attend, etc.) that can be presented to the Sponsor, who has the controlling vote for the foreseeable future, by a united front. I think individual complaints are probably less meaningful than a coalition of sorts, but I do want to minimize the amount we share here since it's public (airing out dirty laundry and all that) and I'm more interested in solutions.

I'd be happy to set up an email for this purpose and manage an email group (though, not sure how to filter out imposters lol) if others are interested.

Thanks!
Title: Re: Washington Plaza
Post by: Lilybell on February 23, 2018, 03:18:45 PM
Hi noob, I think the board president has started something - I remember getting an email about it but I didn't pay close attention. I'll see if I can find it for you.
Title: Re: Washington Plaza
Post by: N00b on February 23, 2018, 05:33:01 PM
Hi noob, I think the board president has started something - I remember getting an email about it but I didn't pay close attention. I'll see if I can find it for you.

Thanks! Please PM me the info. Much appreciated.
Title: Re: Washington Plaza
Post by: Simka on March 01, 2018, 12:55:58 AM
I saw a mention upthread of apartments in the B building on the sixth floor being combined. What they're doing is combining B63 with C63. That means they're breaking through the thick brick wall between B and C.

I'm surprised this is allowed by the city. Don't those brick walls between buildings serve as protection against fires spreading from building to building?

There's reportedly a stop-work order on the demolition now, but it's because of some asbestos issue.
Title: Re: Washington Plaza
Post by: Simka on March 01, 2018, 01:14:48 AM
Oh, by the way, does anyone know anything about this reference to a new HVAC system? I spotted it in the DOB permit for the redoing of the courtyard walkways."FILING TO REPAIR AND REPLACE ALL CONCRETE PATHS WITHIN THE PROPERTY INCLUDING ALONG THE EXISTING PATHS TO RAMPS & STEPS AT SIDE STREET YARDS, REPLACEMENT OF THE FENCE ALONG THE PROPERTY LINE AND INSTALLATION OF NEW 1 TON HVAC SYSTEM AND RELATED FINISHES AS PER PLANS FILED HEREWITH."
http://a810-bisweb.nyc.gov/bisweb/WorkPermitDataServlet?allisn=0003340283&allisn2=0002848254&allbin=4029556&requestid=6 (http://a810-bisweb.nyc.gov/bisweb/WorkPermitDataServlet?allisn=0003340283&allisn2=0002848254&allbin=4029556&requestid=6)
Title: Re: Washington Plaza
Post by: MrPlaza on March 01, 2018, 07:36:02 AM
I feel like I saw that too, but don’t hold you’re breath if you think they’re installing central air. The sponsor outright said no that ain’t happening. I feel like that must be a mistake, or a catch all for something else. Or maybe HVAC for the basement? That could make sense.

As for the combo apartment, are you absolutely sure? That seems like a bizarre approach.
Title: Re: Washington Plaza
Post by: Simka on March 01, 2018, 09:56:44 AM
I feel like I saw that too, but don’t hold you’re breath if you think they’re installing central air. The sponsor outright said no that ain’t happening. I feel like that must be a mistake, or a catch all for something else. Or maybe HVAC for the basement? That could make sense.

As for the combo apartment, are you absolutely sure? That seems like a bizarre approach.
Oh, yes, there's no doubt that they're combining those apartments. They've been planning on it ever since the family in C63 took the buyout offer and left. I agree, it seems bizarre, but the opportunity to construct a three- or four-bedroom top-floor apartment must be irresistible to the landlord/sponsor. 

I'm sure the new HVAC system doesn't involve central air—at least, not in the foreseeable future. That would mean heavy-duty construction in every single apartment to run ductwork. But, aside from AC, I have no idea what a big HVAC system in a big apartment complex would be for.

I'm a renter, but if I were an owner I'd ask about this, especially why they're doing it, and also whether it will have an impact on your maintenance. (They'll undoubtedly apply for major capital improvement rent increases for the tenants because of it.)
Title: Re: Washington Plaza
Post by: Lilybell on March 01, 2018, 10:23:26 AM
Crap, I am worried that we are going to get yet another maintenance increase if we get new HVAC. 

I just heard we might not get the gym until about 2-years from now. Grrrrr. 

They've started work on the hallways in Building A. Lots of paint scraping going on.
Title: Re: Washington Plaza
Post by: MrPlaza on March 01, 2018, 10:50:00 AM
Crap, I am worried that we are going to get yet another maintenance increase if we get new HVAC. 

I just heard we might not get the gym until about 2-years from now. Grrrrr. 

They've started work on the hallways in Building A. Lots of paint scraping going on.
Oh, I knew we weren't getting a gym for a looooong time when we bought. We just invested in a Peloton, since we also can't make it to the local Blink with the baby. We'd literally be limited to exercise on the weekends, and only one at a time. So, seemed like a worthy investment to stay in some kind of shape.
Title: Re: Washington Plaza
Post by: jh35 on March 01, 2018, 11:45:47 AM

They've started work on the hallways in Building A. Lots of paint scraping going on.

Are they checking for lead?
Title: Re: Washington Plaza
Post by: N00b on March 01, 2018, 02:17:36 PM
Crap, I am worried that we are going to get yet another maintenance increase if we get new HVAC. 

I just heard we might not get the gym until about 2-years from now. Grrrrr. 

They've started work on the hallways in Building A. Lots of paint scraping going on.
Oh, I knew we weren't getting a gym for a looooong time when we bought. We just invested in a Peloton, since we also can't make it to the local Blink with the baby. We'd literally be limited to exercise on the weekends, and only one at a time. So, seemed like a worthy investment to stay in some kind of shape.


Any complaints about noise or vibrations from downstairs neighbor? I'd love to have a Peloton but apparently the ceilings/walls are really thin.
Title: Re: Washington Plaza
Post by: N00b on March 01, 2018, 02:28:18 PM
I feel like I saw that too, but don’t hold you’re breath if you think they’re installing central air. The sponsor outright said no that ain’t happening. I feel like that must be a mistake, or a catch all for something else. Or maybe HVAC for the basement? That could make sense.

As for the combo apartment, are you absolutely sure? That seems like a bizarre approach.
Oh, yes, there's no doubt that they're combining those apartments. They've been planning on it ever since the family in C63 took the buyout offer and left. I agree, it seems bizarre, but the opportunity to construct a three- or four-bedroom top-floor apartment must be irresistible to the landlord/sponsor. 

I'm sure the new HVAC system doesn't involve central air—at least, not in the foreseeable future. That would mean heavy-duty construction in every single apartment to run ductwork. But, aside from AC, I have no idea what a big HVAC system in a big apartment complex would be for.

I'm a renter, but if I were an owner I'd ask about this, especially why they're doing it, and also whether it will have an impact on your maintenance. (They'll undoubtedly apply for major capital improvement rent increases for the tenants because of it.)

This is one of the frustrating issues I'm having with the Sponsor and I'd like to speak to other shareholders about it.
Title: Re: Washington Plaza
Post by: Simka on March 01, 2018, 09:09:05 PM
Is there a non-public forum for shareholders of Washington Plaza to discuss ongoing concerns and issues? I think it's a good idea to be able to have some sort of discussion and arrive at a consensus outside of board meetings (since they're rare and not everyone can attend, etc.) that can be presented to the Sponsor, who has the controlling vote for the foreseeable future, by a united front. I think individual complaints are probably less meaningful than a coalition of sorts, but I do want to minimize the amount we share here since it's public (airing out dirty laundry and all that) and I'm more interested in solutions.

I'd be happy to set up an email for this purpose and manage an email group (though, not sure how to filter out imposters lol) if others are interested.

Thanks!
N00b, if you want to form a coalition to present concerns and issues to the sponsor, and representatives of the sponsor are on the board (which is usually the case when a building is a new coop), you should bear in mind that when you talk to board members you may essentially be speaking to the sponsor. Do you know how many of the board members were appointed by the sponsor?
Title: Re: Washington Plaza
Post by: Lilybell on March 02, 2018, 10:42:07 AM
Quote
Do you know how many of the board members were appointed by the sponsor?

All of them! We haven't had elections - the owner appointed the officers.

Mr. Plaza, I hope you are planning to run for the board when we finally have elections.

N00b, I just sent you a PM with the email from Dan about creating a google group for the complex.
Title: Re: Washington Plaza
Post by: Simka on March 03, 2018, 09:16:18 AM
Quote
Do you know how many of the board members were appointed by the sponsor?

All of them! We haven't had elections - the owner appointed the officers.

Mr. Plaza, I hope you are planning to run for the board when we finally have elections.

N00b, I just sent you a PM with the email from Dan about creating a google group for the complex.

How many of them own apartments here?
Title: Re: Washington Plaza
Post by: MrPlaza on March 05, 2018, 10:03:42 AM
Oh, I knew we weren't getting a gym for a looooong time when we bought. We just invested in a Peloton, since we also can't make it to the local Blink with the baby. We'd literally be limited to exercise on the weekends, and only one at a time. So, seemed like a worthy investment to stay in some kind of shape.
Any complaints about noise or vibrations from downstairs neighbor? I'd love to have a Peloton but apparently the ceilings/walls are really thin.
[/quote]
We haven't received any complaints thus far. Though, I've met them. They're really pleasant, and have two kids who they let run wild and free for years until someone moved in below THEM, and told them they were being too noisy. So, they may be more empathetic. Hahaha. Nevertheless, the construction of the Peloton is meant for a quiet experience. The bike itself is very heavy: 135 pounds. And almost a third of that is the weight of the flywheel alone. So, there's practically zero rattling, and on top of that, they sell and encourage you to buy the floor mat. Not only to reduce vibration transfer, but primarily to protect hardwood floors. I woke up and went back to sleep while my wife used it this weekend (it's in our bedroom). That's how quiet it is. If you're considering it, and think it's something you would use, I highly recommend it. Unless the area you're putting it on is naturally creaking, you shouldn't hear a thing.

As for the rest of the discussion, as far as I know, Dan, who my wife and I had over for a drink last week, is the only board member who actually lives in the building. He's the director, and although he said he had no prior relationship with the sponsor (Marilyn), he does work in real estate and has been on the board of numerous co-ops. Probably in similar capacity of some of our board members who don't live here. He chose to move to buy at WP, though. So, I'm hoping that counts for something since he was clearly well educated on real-estate and co-op operations. Though, having an "every-man" on the board would also be a nice balance. We may consider giving it a go when the time comes, if people would want that. We agreed to host some kind of thing at our place BEFORE the annual shareholders meeting next month (whenever that is) so people can ask him some burning questions. So, keep an eye out...
Title: Re: Washington Plaza
Post by: Joyce45 on March 05, 2018, 10:28:42 AM
I hear my downstairs neighbor's ceiling fan rocking. 

I am bummed the gym isn't more of a priority as it was a huge selling point.  Is there a sign up sheet for the peloton? What are you charging? Kind of kidding:)
Title: Re: Washington Plaza
Post by: N00b on March 05, 2018, 02:01:19 PM
Oh, I knew we weren't getting a gym for a looooong time when we bought. We just invested in a Peloton, since we also can't make it to the local Blink with the baby. We'd literally be limited to exercise on the weekends, and only one at a time. So, seemed like a worthy investment to stay in some kind of shape.
Any complaints about noise or vibrations from downstairs neighbor? I'd love to have a Peloton but apparently the ceilings/walls are really thin.
We haven't received any complaints thus far. Though, I've met them. They're really pleasant, and have two kids who they let run wild and free for years until someone moved in below THEM, and told them they were being too noisy. So, they may be more empathetic. Hahaha. Nevertheless, the construction of the Peloton is meant for a quiet experience. The bike itself is very heavy: 135 pounds. And almost a third of that is the weight of the flywheel alone. So, there's practically zero rattling, and on top of that, they sell and encourage you to buy the floor mat. Not only to reduce vibration transfer, but primarily to protect hardwood floors. I woke up and went back to sleep while my wife used it this weekend (it's in our bedroom). That's how quiet it is. If you're considering it, and think it's something you would use, I highly recommend it. Unless the area you're putting it on is naturally creaking, you shouldn't hear a thing.

As for the rest of the discussion, as far as I know, Dan, who my wife and I had over for a drink last week, is the only board member who actually lives in the building. He's the director, and although he said he had no prior relationship with the sponsor (Marilyn), he does work in real estate and has been on the board of numerous co-ops. Probably in similar capacity of some of our board members who don't live here. He chose to move to buy at WP, though. So, I'm hoping that counts for something since he was clearly well educated on real-estate and co-op operations. Though, having an "every-man" on the board would also be a nice balance. We may consider giving it a go when the time comes, if people would want that. We agreed to host some kind of thing at our place BEFORE the annual shareholders meeting next month (whenever that is) so people can ask him some burning questions. So, keep an eye out...
[/quote]

That's good to hear. I take Peloton classes in their NYC studio and love it and would love to get a bike in the apt. I hope we get one for the basement gym too when it's built (rather than some lame Schwinn stationery).

Where/when is the shareholders' meeting? How do people receive notice of that?
Title: Re: Washington Plaza
Post by: MrPlaza on March 05, 2018, 02:45:11 PM
Haha. I wouldn't hold your breath for a Peloton in the gym. As much sense as that would make, each bike is a (painfully) princely sum, and they explicitly say on their website that they don't do bulk discounts. Not that 2 bikes would qualify anyway. They've supposedly also already reserved their equipment orders. Or so I was told back in 2016, before we decided to buy.

No details on the shareholders meeting; just that it'll take place in April. They're admittedly not doing a great job in hammering out the details in time to give people a lot of advance notice.
Title: Re: Washington Plaza
Post by: Joyce45 on March 05, 2018, 04:11:11 PM
I'm going to start a chub club to do lunges around the fountains, do all the building stairs and laps in the basement!
Title: Re: Washington Plaza
Post by: Lilybell on March 06, 2018, 10:45:29 AM
Quote
.I wouldn't hold your breath for a Peloton in the gym. As much sense as that would make, each bike is a (painfully) princely sum, and they explicitly say on their website that they don't do bulk discount

The brand of equipment for the gym will be Precor.  I'm way more interested in weights than cardio machines, so I guess I no longer care all that much about the long wait since I probably have a better range of free weights in my closet. More specifics here: http://wplazanyc.com/wp-content/uploads/2016/02/fitness_Center.pdf (http://wplazanyc.com/wp-content/uploads/2016/02/fitness_Center.pdf)
Title: Re: Washington Plaza
Post by: JHALUM on March 07, 2018, 11:57:03 PM
Wow Lilybell this looks like a great gym with top shelf equipment for a building this size!
Title: Re: Washington Plaza
Post by: Lilybell on March 08, 2018, 10:45:18 AM
I know! I'm impressed with the choices they made.
Title: Re: Washington Plaza
Post by: MrPlaza on March 08, 2018, 05:43:08 PM
I’ll be more impressed when it’s open. Haha. Because by the time it does, all this equipment will be outdated.
Title: Re: Washington Plaza
Post by: Simka on March 10, 2018, 01:15:25 PM
Nothing against you coop buyers (who seem like nice folks), but I'm curious: are there any other WP renters posting here?
Title: Re: Washington Plaza
Post by: Lilybell on March 12, 2018, 03:02:48 PM
I still feel like a renter at heart, Simka! There used to be a few tenants who posted here but they have all since moved. There is another regular poster here that I think is a renter.



Title: Re: Washington Plaza
Post by: Simka on March 13, 2018, 11:16:20 PM
I still feel like a renter at heart, Simka! There used to be a few tenants who posted here but they have all since moved. There is another regular poster here that I think is a renter.

I know a lot of people have moved—because of huge rent hikes and/or the buyout offers—but there are still lots of renters at WP. Would be nice if a few more would join us!

Title: Re: Washington Plaza
Post by: Simka on May 21, 2018, 09:28:58 AM
UGH. Jackhammering in the courtyard has begun again this morning.

Months ago, the sidewalks in the courtyard were redone—incorrectly. Something about the specs, like the widths of the walkways, was wrong. So those weeks of noise and inconvenience we endured were for absolutely nothing, because it's all being done all over again.

I'm curious about a couple of things. First, does anyone know why the walkways were redone in the first place? I hadn't noticed any cracks or other problems. Was there actually anything wrong with them? Or was it just cosmetic, like the windowsills?

Second, does anyone know how the entire job was done to the wrong specs before anybody noticed?
Title: Re: Washington Plaza
Post by: MrPlaza on May 22, 2018, 09:41:30 AM
I think it was partially cosmetics, partially just old and cracking. There was some cracking here and there. Nothing too intense, but those kind of things generally get worse over time. As for how it was botched the first time, didn’t know it had to do with incorrect specs, so much so that it just looks like crap, even though it’s a brand new job.
Title: Re: Washington Plaza
Post by: Lilybell on May 22, 2018, 11:47:42 AM
They didn't deliver on what they promised and they messed up the actual pour. They knew it was going badly early on but I think the problem was that they had already paid them for at least half of the work so they allowed them to finish (I'm not positive about this - I can't remember exact details). The worst part is that they did a lot of research and hired a company that has great ratings and came highly recommended. But they sent their B-Team for this job. I forgot and tried to enter in the front yesterday and wow, that sure was a lot of rubble! 

Weird question - I have a wide archway that separates my living room from the dining area. I was trying to figure out if I could install an anchor point (for a suspension training system I'm using while we wait for the gym) and noticed it's magnetic.  What's up with that?  I'm scared to drill into it.

Silver lining due to the closed gardens: the elevators go to the basement all 24 hours so I can do laundry when I wake up at 4am (seasonal insomnia).
Title: Re: Washington Plaza
Post by: Simka on May 30, 2018, 10:33:58 AM
They didn't deliver on what they promised and they messed up the actual pour. They knew it was going badly early on but I think the problem was that they had already paid them for at least half of the work so they allowed them to finish (I'm not positive about this - I can't remember exact details). The worst part is that they did a lot of research and hired a company that has great ratings and came highly recommended. But they sent their B-Team for this job. I forgot and tried to enter in the front yesterday and wow, that sure was a lot of rubble! 

Weird question - I have a wide archway that separates my living room from the dining area. I was trying to figure out if I could install an anchor point (for a suspension training system I'm using while we wait for the gym) and noticed it's magnetic.  What's up with that?  I'm scared to drill into it.

Silver lining due to the closed gardens: the elevators go to the basement all 24 hours so I can do laundry when I wake up at 4am (seasonal insomnia).

LOL! I can totally relate to that last part, Lilybell. In my old building, the basement (with laundry room) was open 24/7. I rarely spent time down there very late, because it was deserted and creepy at that hour. But it was good to have the access late evenings. I'm glad to have it now and wish it wouldn't end.

I can't imagine why that arch is magnetic! I haven't tried mine. But I suspect it's not constructed to support much weight. Have you asked Robinson about this?
Title: Re: Washington Plaza
Post by: Simka on May 30, 2018, 10:39:46 AM
I think it was partially cosmetics, partially just old and cracking. There was some cracking here and there. Nothing too intense, but those kind of things generally get worse over time. As for how it was botched the first time, didn’t know it had to do with incorrect specs, so much so that it just looks like crap, even though it’s a brand new job.

Someone mentioned the walkways not being made as wide as they were supposed to be. (I don't remember who it was, because I had a few different conversations with building employees about it—casual chit-chat in the elevators.) I got the impression that that wasn't the only problem, though.
Title: Re: Washington Plaza
Post by: jo3boxer on May 30, 2018, 10:47:55 AM
this issues this time (with the second pour) were that:

a - the pitch of the pour wasn't allowing for proper drainage

b - i guess due to a halt in the work, the proper incisions weren't made to prevent cracking due to expanding and contracting

regardless, it was best they re-did everything over. the second pour wasn't great so it would have been disappointing to stick with it considering how much better it was before all the work. 
Title: Re: Washington Plaza
Post by: Lilybell on June 05, 2018, 12:27:40 PM
Robinson said they will likely finish the garden pour this weekend. They are moving much more quickly on the lobbies/hallways now. We just got notice that we need to arrange to be home so they can paint our front doors Friday or Saturday.  I like the paint colors.

Quote
I can't imagine why that arch is magnetic! I haven't tried mine. But I suspect it's not constructed to support much weight. Have you asked Robinson about this?

I asked him the next time I saw him and he said he thinks it will support the weight - he offered to install it for me because he knows I will end up making a huge hole if I try it myself.
Title: Re: Washington Plaza
Post by: Simka on June 12, 2018, 09:16:02 PM
Robinson said they will likely finish the garden pour this weekend. They are moving much more quickly on the lobbies/hallways now. We just got notice that we need to arrange to be home so they can paint our front doors Friday or Saturday.  I like the paint colors.

Quote
I can't imagine why that arch is magnetic! I haven't tried mine. But I suspect it's not constructed to support much weight. Have you asked Robinson about this?

I asked him the next time I saw him and he said he thinks it will support the weight - he offered to install it for me because he knows I will end up making a huge hole if I try it myself.

Oh, that's good! Have you had it done yet?

I see in their latest bulletin that the front gate is coming soon. Have you shareholders been told anything about how that will work? Presuming it's locked, does that mean someone will actually occupy the gatehouse 24/7? Because, if not, what happens if we have visitors or deliveries?
Title: Re: Washington Plaza
Post by: MrPlaza on June 12, 2018, 09:21:43 PM
The gate isn’t actually going to lock. It’s a decorative deterrent. The “first line of defense,” so to speak, is still going to be the front door to each of the buildings. Anyone will be able to just open the gate.
Title: Re: Washington Plaza
Post by: Simka on June 12, 2018, 09:24:24 PM
The gate isn’t actually going to lock. It’s a decorative deterrent. The “first line of defense,” so to speak, is still going to be the front door to each of the buildings. Anyone will be able to just open the gate.

Oh! Thanks, that's good to hear!
Title: Re: Washington Plaza
Post by: jh35 on June 15, 2018, 04:10:59 PM
The gate isn’t actually going to lock. It’s a decorative deterrent. The “first line of defense,” so to speak, is still going to be the front door to each of the buildings. Anyone will be able to just open the gate.

The new sidewalk was opened today at 4PM. Robinson cut a velvet ribbon. The middle school marching band came by (on their day off.) Champagne and gatorade were served with a sheet cake.

The architect gave opening remarks about changes to the garden. Dan Drumm spoke about changes to the neighborhood as the robber from HSBC ran by.
Title: Re: Washington Plaza
Post by: 7 on July 04, 2018, 05:17:04 PM
Thanks everyone for all the comments here, they are really useful.

We are thinking about buying an apartment in Washington Plaza and were wondering if anyone had comments about the shared laundry situation. Our understanding is that the shared laundry in the basement is closed at night and early in the morning, is that right? When it is open, is it hard to get a machine?

Thanks!
Title: Re: Washington Plaza
Post by: JacksonHeightsCPA on July 05, 2018, 02:05:13 PM
Hey 7 -

That is correct.  Access to the basement is restricted overnight.

I have only had one instance in the last year where are all the washing machines were full and I had to come back at another time....and that was only because it looked one person was doing six weeks worth of laundry and filled up every machine.  Usually, there is at least one machine available.
Title: Re: Washington Plaza
Post by: Simka on July 06, 2018, 08:22:49 PM
My luck with the machines being available is not as good as JacksonHeightsCPA's. I just need one washer/one dryer, and there are times I go down and not even one washer is available. Or my washing is done but the dryers are all full.

Of course, there are two laundry rooms. If there's nothing free in one, you can trek over to the other one—you might luck out.

BTW, the basement (including laundry rooms) closes at 9:00 p.m. When the courtyard sidewalks were being redone and we couldn't enter our buildings that way, the basement was open all night, with guys stationed at two doors to let people in. You could do your laundry late at night, and you could come in through the side doors if you got home after 9, rather than walking around to the front. It was fun while it lasted.
Title: Re: Washington Plaza
Post by: Joyce45 on July 07, 2018, 09:32:19 AM
My experience has been the same as with other buildings. No real issue - as long as you don't wait to do a month of laundry and try to get in at prime time. On occasion you might have to wait, go to the other room or try another day. It is fine. I'm not waiting around all weekend and my clothes are clean.
Title: Re: Washington Plaza
Post by: Lilybell on July 09, 2018, 11:57:56 AM
I think the basement hours will have to increase when the gym is finished. 6am seems early, but it's really not when you consider a 45 minute workout and then having to go shower before work. I don't think it makes any difference to simply change the elevator timer so we can go down a 5am instead of 6am. Honestly, I think keeping the basement locked between midnight - 5:00 am would be reasonable.
Title: Re: Washington Plaza
Post by: 7 on July 18, 2018, 02:38:35 AM
Thanks everyone for the laundry info!

Apparently it is not possible for every apartment to have an internal laundry, due to the contract with the shared laundry company in the basement (Hercules laundry corp (https://www.yelp.com/biz/hercules-corp-hicksville)?) that artificially limits the number of internal laundries in the building
Title: Re: Washington Plaza
Post by: Lilybell on July 18, 2018, 08:53:04 AM
Where did you hear that?  That's not the reason.

The building cannot handle the water pressure from multiple washers and dryers and we would have soapy water backing up into our sinks. There are no hookups and it would have to replace your dishwasher.  It's the reason you don't see individual washers and dryers in most pre-war buildings.

Only the 3 and 4 bedrooms have them (there are only a few apartments that large so it doesn't cause problems. But it's not feasible for 194 apartments). 

Also, even if it were possible logistically, it would increase our maintenance fees because of huge increases in the water bill - and we'd have to absorb the bill from all of the stabilized tenants.

Title: Re: Washington Plaza
Post by: 7 on July 18, 2018, 04:27:11 PM
Where did you hear that?
From an agent, but we haven't seen the contract with Hercules to confirm it. Have you seen it?

BTW, it looks like not even all the 3+ bedroom apartments are getting laundries (e.g. http://wplazanyc.com/availability/ has one listed without a laundry). Odd...
Title: Re: Washington Plaza
Post by: Lilybell on July 19, 2018, 10:37:56 AM
The agent fed you a line of BS. My agent lied to me about the bathroom flooring during the buying process. It's easier to blame the laundry room provider than to say the water supply can't handle it.

Maybe it's in the contract, but it's meaningless. It wouldn't change anything if it weren't in the contract.

The 3-bedroom you are referring to without laundry is a converted two bedroom (if you meant D35). I think it might only be the true three-bedrooms that have laundry hookups. But I'm not positive! I would love to have laundry in our apartments. I'd give up my dishwasher for it if I had to choose.
Title: Re: Washington Plaza
Post by: 7 on July 21, 2018, 11:26:01 AM
The agent fed you a line of BS.
:(

Thanks for the info! We would also trade a dishwasher for a laundry any day.
Title: Re: Washington Plaza
Post by: 7 on July 22, 2018, 08:33:21 PM
Maybe silly question, but does the sponsor control the board at Washington Plaza, at least until more apartments are sold? Or are the residents running the board now?

Asking because I'm a bit curious, if residents are running the board now, then why allow some residents to have washing machines while not allowing others to? I mean, if the issue is the old pipes, then the board could decide to fix the pipes, right? Or, the board could even decide to ban all washing machines, in order to be "fairer" for everyone, right?
Title: Re: Washington Plaza
Post by: Lilybell on July 23, 2018, 10:59:19 AM
The sponsor didn't promise something and then reneg on it - the only apartments with laundry are the ones that were two apartments that were merged into one - they were massive gut renos so they were able to add laundry hook-ups. They were added as a selling-point to the very largest units (I don't know the exact number - maybe 4 or 5 units?). It's not like they always had laundry and no one else did - it only happened with the gut renovations.

The other apartments were never advertised to have in-unit laundry and I think it's even in the contract that we can't have them.

The building just can't handle the water pressure it would take to have laundry hookups in every apartment - it would be a sudsy mess. And like I wrote in an earlier comment, I sure as hell don't want higher maintenance fees  - we'd have to eat the cost for the renters as well.

The cost to modernize the piping system would be prohibitive. It's the reason you don't see pre-war buildings with in-unit laundry - it's just not feasible. The pipes at Washington Plaza were modernized about 5 years ago - but adding laundry hook-ups is a whole other ballgame. 

However, the laundry room hours really don't affect things all that much. I do laundry at around 6 or 7 am on weekends and I rarely even see another human.  I can only think of two times when I had to come back later because the room was full (that's two times in 11 years). 

If it's something you absolutely need then you'd probably have better luck with post-war buildings.
Title: Re: Washington Plaza
Post by: 7 on July 23, 2018, 06:33:40 PM
Thanks again for all the info! We saw a single (not combined) apartment that had a laundry too, I think D05, but that might be an exception.
Title: Re: Washington Plaza
Post by: Lilybell on July 24, 2018, 08:49:31 AM
I think D05 is two units combined into one. I can't remember if I'm thinking of the correct apartment - it's on the right when you enter the lobby to the building (across from the elevator).
Title: Re: Washington Plaza
Post by: MrPlaza on July 24, 2018, 10:56:10 PM
I can't imagine a single unit having a laundry hook-up. Lilybell hit on all the correct points. I'm not going to lie, having laundry in our unit is a godsend. But if I didn't have it, I don't think I'd lobby for redoing the pipes to accommodate. It's simply not worth it. The cost would be astronomical.

But to answer your first question: No, the residents don't control the board. The Sponsor does, and she always will. I don't believe she ever plans to own less than 51%.
Title: Re: Washington Plaza
Post by: 7 on July 25, 2018, 03:53:44 AM
No, the residents don't control the board. The Sponsor does, and she always will. I don't believe she ever plans to own less than 51%.
Are you sure? There is probably a clause that if 50% of the apartments (well, shares) aren't sold by date XYZ, then the sponsor would automatically lose control of the board on that date anyway. It would be a bit strange if the sponsor could control the board indefinitely.
Title: Re: Washington Plaza
Post by: Lilybell on July 25, 2018, 09:11:58 AM
I admit the board control issue confuses me. We've always been told that we will gain control once 51% of the units are sold and I think we just hit that mark. But we all chose to vote for the CFO of the owner's management company to be on the board at our last meeting - so we are actually helping her keep control. However, I have been happy with her decisions so far; Washington Plaza is her "baby" and she truly cares about the complex (and the CFO knows his stuff).
Title: Re: Washington Plaza
Post by: 7 on August 09, 2018, 10:38:12 AM
Hmm. Our understanding is that the sponsor still owns most of the apartments, but I'm not sure how many shares the unsold apartments have...

Unrelated: we also saw some comments from back in 2016 that FiOS was being installed, but it seems like that never finished. Does anyone know what the status is now?
Title: Re: Washington Plaza
Post by: Lilybell on August 09, 2018, 10:56:44 AM
Still no FiOS!
Title: Re: Washington Plaza
Post by: jh35 on August 09, 2018, 11:14:32 AM
Still no FiOS!
As I have said before, the FIOS cable has been in the basement for a few years but the owners will not let Verizon wire the building. A few years ago, the copper cable from the Central Office was partially cut and they put in a new copper cable. They put in the FIOS cable at the same time.

I was told that they will allow the building to be wired for FIOS AFTER the halls are renovated. Verizon has a waiting list, so even after the owners allow Verizon to start work, it could take a year.

The building across the street, 7412 35th ave, has had FIOS for a while.

Unrelated...Verizon sent letters saying that they are discontinuing the copper line to the building within a year.
Title: Re: Washington Plaza
Post by: 7 on August 09, 2018, 11:54:32 AM
Thank you very much for the details!

By the way, here's the new (non-combined?) apartment with the washing machine:

https://streeteasy.com/building/washington-plaza/d5
Title: Re: Washington Plaza
Post by: dssjh on August 09, 2018, 12:51:14 PM
nice renovation, but carving 3 bedrooms out of a space that's under 800 square feet? those must be pretty small rooms.
Title: Re: Washington Plaza
Post by: NYUDan78 on August 09, 2018, 03:22:34 PM
It's a misprint. The unit is actually 1260 square feet. I've attached the layout.
Title: Re: Washington Plaza
Post by: dssjh on August 09, 2018, 04:28:06 PM
thank you! that seems much more plausible. our two BR is just under 1200 (not at Washington Plaza) and both bedrooms are decent sized.
Title: Re: Washington Plaza
Post by: Simka on August 10, 2018, 05:19:36 PM
I admit the board control issue confuses me. We've always been told that we will gain control once 51% of the units are sold and I think we just hit that mark. But we all chose to vote for the CFO of the owner's management company to be on the board at our last meeting - so we are actually helping her keep control. However, I have been happy with her decisions so far; Washington Plaza is her "baby" and she truly cares about the complex (and the CFO knows his stuff).

I'm confused now. Who is "her"? The sponsors are the landlords, right? Is she the main one?

Also, are they giving a projected date for the gym yet?
Title: Re: Washington Plaza
Post by: MrPlaza on August 10, 2018, 08:25:30 PM
“Her” is Marilyn. The face of the sponsor group. She’s pretty much the one leading it all, and it’s by understanding that her family has owned the building for many years. As far as ownership goes, I think folks are forgetting that the rental units are still under sponsor control. I thought those count as ownership. I believe 51% of all the units in the building need to be sold, and there are still a lot of rental units.

As for that new 3BR. Looks pretty sweet. Love how unique of a layout it is.
Title: Re: Washington Plaza
Post by: Simka on August 10, 2018, 09:14:52 PM
As far as ownership goes, I think folks are forgetting that the rental units are still under sponsor control. I thought those count as ownership. I believe 51% of all the units in the building need to be sold, and there are still a lot of rental units.

I think you're right. I'm sure it's spelled out in the bylaws.

Title: Re: Washington Plaza
Post by: Joyce45 on August 11, 2018, 06:53:13 AM
Would be nice to get a status update on the hallways since we are in the 3rd quarter. The end of the year with all the non-working holidays will be here before we know it. I need the gym for health reasons and would be disappointed if it were further delayed given they'll be juggling the construction and sales of new units. Does anyone know?
Title: Re: Washington Plaza
Post by: MrPlaza on August 11, 2018, 11:03:50 AM
My guess: Behind schedule. Like everything else. Personally, I’m interested in knowing when the hell the perimeter fence is being replaced. I have a scar from when one of the loose parts cut my arm last year, and I get anxious about walking too close to it. Especially my son.
Title: Re: Washington Plaza
Post by: Simka on August 11, 2018, 12:46:00 PM
My guess: Behind schedule. Like everything else. Personally, I’m interested in knowing when the hell the perimeter fence is being replaced. I have a scar from when one of the loose parts cut my arm last year, and I get anxious about walking too close to it. Especially my son.

Oh, wow! Did you complain to management?
Title: Re: Washington Plaza
Post by: dssjh on August 11, 2018, 03:13:34 PM
51 percent should happen soon. i hope it does. i bought a sponsor apartment in the Warwick back in 2002, and the by-laws in place then required a two-thirds majority to control the board. the sponsor wasn't terrible, but hired itself in every possible position, so the self-dealing was kind of annoying.
Title: Re: Washington Plaza
Post by: Lilybell on August 13, 2018, 12:04:16 PM
Interesting, that floorplan with the w/d hookup is not a combined unit. I think the woman who lived there had the apartment for more than 50 years - some of those long term tenants installed illegal w/d hookups. I bet the owner decided it was worth keeping the hookup for the next buyer. It's a huge apartment and the tenant was quite the hoarder; I feel sorry for whoever had to clear it out.   

I doubt they will start the gym for about a year. They wildly underestimate the timing for everything. At least they are moving it to a bigger location than originally planned - it's going to be in the large trash room outside of the D-building elevator. The contractors store tons of stuff in there so we won't have access to it until they are done with the hallway and exterior renovations.

I've been investigating area gyms while we wait and I've been underwhelmed by the options. I've been making do at home with a TRX system (I hook it over my door) and free weights and a barbell. Thank goodness for the ample closet space in Washington Plaza.   
Title: Re: Washington Plaza
Post by: jh35 on August 15, 2018, 03:46:01 PM
Still no FiOS!
As I have said before, the FIOS cable has been in the basement for a few years but the owners will not let Verizon wire the building. A few years ago, the copper cable from the Central Office was partially cut and they put in a new copper cable. They put in the FIOS cable at the same time.

I was told that they will allow the building to be wired for FIOS AFTER the halls are renovated. Verizon has a waiting list, so even after the owners allow Verizon to start work, it could take a year.

The building across the street, 7412 35th ave, has had FIOS for a while.

Unrelated...Verizon sent letters saying that they are discontinuing the copper line to the building within a year.

The story that I was told, that FIOS would be installed after the hall renovations, may not be true. They installed a crown moulding in my hall. I do not see how FIOS can be installed if there is a crown moulding.

How were the cables installed in other buildings?
Title: Re: Washington Plaza
Post by: jh35 on August 16, 2018, 01:03:42 PM
Still no FiOS!
As I have said before, the FIOS cable has been in the basement for a few years but the owners will not let Verizon wire the building. A few years ago, the copper cable from the Central Office was partially cut and they put in a new copper cable. They put in the FIOS cable at the same time.

I was told that they will allow the building to be wired for FIOS AFTER the halls are renovated. Verizon has a waiting list, so even after the owners allow Verizon to start work, it could take a year.

The building across the street, 7412 35th ave, has had FIOS for a while.

Unrelated...Verizon sent letters saying that they are discontinuing the copper line to the building within a year.

The story that I was told, that FIOS would be installed after the hall renovations, may not be true. They installed a crown moulding in my hall. I do not see how FIOS can be installed if there is a crown moulding.

How were the cables installed in other buildings?

I was nervous for no reason. On the second day of construction they put up a large moulding that appears to hold many wires.
Title: Re: Washington Plaza
Post by: 7 on September 30, 2018, 02:17:57 PM
Re: FiOS, I gave Verizon a call and they said that Washington Plaza still had copper lines and that they had not even begun installing FiOS yet.

The Verizon representative said that they were not even sure if enough residents wanted FiOS, and that more residents would have to contact Verizon first. After making a decision to install FiOS, it would then take 6-12 months to complete. So maybe 2020?

I'm not sure what the real FiOS status is (this seems inconsistent with some of the earlier comments), but that is what the Verizon representative told me on the phone.
Title: Re: Washington Plaza
Post by: 7 on November 11, 2018, 11:01:40 AM
Have there been any updates on the fitness center? Last I heard, it might be ready early/mid next year?
Title: Re: Washington Plaza
Post by: MrPlaza on November 19, 2018, 02:58:05 PM
Have there been any updates on the fitness center? Last I heard, it might be ready early/mid next year?
I'd say closer to mid/end of next year. They're HOPING to get to the basement by the start of the new year. And the fitness center will come last, I would imagine.
Title: Re: Washington Plaza
Post by: Simka on November 26, 2018, 10:42:49 PM
Have there been any updates on the fitness center? Last I heard, it might be ready early/mid next year?
I'd say closer to mid/end of next year. They're HOPING to get to the basement by the start of the new year. And the fitness center will come last, I would imagine.

What are they doing in the basement besides the fitness center?
Title: Re: Washington Plaza
Post by: Lilybell on November 27, 2018, 01:31:24 PM
Hi Simka, I don't think they are doing anything else in the basement (except maybe a bike room at some point). But they aren't going to start on the gym or anything else in the basement until they finish the lobbies and exterior work. 
Title: Re: Washington Plaza
Post by: 7 on December 09, 2018, 11:05:47 AM
Here you can see the old floor plan of many apartments.
http://nyre.cul.columbia.edu/projects/view/26049
Thanks!

Here are some links to the full-size scans for Washington Plaza, since the download button doesn't give these:

Page 1:
https://derivativo-3.library.columbia.edu/iiif/2/cul:rfj6q57555/full/25600,22020/0/native.jpg?download=true

Page 2:
https://derivativo-4.library.columbia.edu/iiif/2/cul:k0p2ngf3cb/full/25600,11240/0/native.jpg?download=true

Page 3 (original floor plan):
https://derivativo-1.library.columbia.edu/iiif/2/cul:vx0k6djjv8/full/25600,20880/0/native.jpg?download=true

Page 4:
https://derivativo-1.library.columbia.edu/iiif/2/cul:4b8gtht8r0/full/25600,21840/0/native.jpg?download=true

You can zoom in much further on Page 1 and Page 3 now.
Title: Re: Washington Plaza
Post by: 7 on December 09, 2018, 11:42:35 AM
Have there been any updates on the fitness center? Last I heard, it might be ready early/mid next year?
I'd say closer to mid/end of next year. They're HOPING to get to the basement by the start of the new year. And the fitness center will come last, I would imagine.
Thanks! So assuming the basement gym takes ~forever to get done, has anyone joined any good local gyms instead? I saw Blink Fitness and Planet Fitness were nearby, and a few other gyms in Astoria...
Title: Re: Washington Plaza
Post by: 7 on December 09, 2018, 09:38:04 PM
Also here's a photo of the view that some of the apartments have. Not bad 8)
Title: Re: Washington Plaza
Post by: jh35 on December 28, 2018, 08:40:02 PM
There is a problem with Spectrum in building F, perhaps in other buildings. The Spectrum building man was just here and he said the problems were caused by an apartment that had service turned on yesterday. That apartment needs to be rewired.

The problem is partially fixed but will be resolved if and when that apartment is rewired.
Title: Re: Washington Plaza
Post by: Simka on December 30, 2018, 09:15:41 PM
Also here's a photo of the view that some of the apartments have. Not bad 8)

You mean in Washington Plaza? I can't figure out where that view would be from. I can't place that modern building on the left at all, and while the buildings straight ahead seem familiar, I don't think they're across the street from Washington Plaza.
Title: Re: Washington Plaza
Post by: Shelby2 on December 30, 2018, 09:55:08 PM
Also here's a photo of the view that some of the apartments have. Not bad 8)

You mean in Washington Plaza? I can't figure out where that view would be from. I can't place that modern building on the left at all, and while the buildings straight ahead seem familiar, I don't think they're across the street from Washington Plaza.

The modern building is Regal Heights Rehab and the building in the foreground is at 35th between 73rd and 72nd.
Title: Re: Washington Plaza
Post by: Joyce45 on December 30, 2018, 10:10:48 PM
Any word on when we will be getting reimbursed for our co-op abatement for those that purchased in the year of 2016? Communication with mgmt can be slow, so perhaps someone else has news or update?
Title: Re: Washington Plaza
Post by: Simka on January 01, 2019, 06:28:26 PM
Also here's a photo of the view that some of the apartments have. Not bad 8)

You mean in Washington Plaza? I can't figure out where that view would be from. I can't place that modern building on the left at all, and while the buildings straight ahead seem familiar, I don't think they're across the street from Washington Plaza.

The modern building is Regal Heights Rehab and the building in the foreground is at 35th between 73rd and 72nd.

Oh! Thanks, Shelby2. Now I know why the two buildings looked familiar—they're on 35th between 72nd and 73rd. My brain was trying to place them on 73rd.   ::)
Title: Re: Washington Plaza
Post by: Jh2019 on January 09, 2019, 08:56:50 PM
Hello residents of Washington Plaza! My partner and I are excited to be joining the coop. We chose this building in part because of the community it promises. In the past few months, we have charted the conversation on this thread as it has evolved since 29 March 2016, noting the range of personalities as well as the many questions and responses. Indeed, we are optimistic about the future of the cooperative because of the commitment and engagement of the people who call it home.

I am writing now in the event that others have questions about the purchasing process. I am happy to share my experience and insights. Likewise, if there is a closed forum for residents, I would greatly appreciate an invitation given that my questions and wonderings will likely change as a resident and coop member. I am looking forward to a new chapter, especially as Washington Plaza moves closer to self-governance. Thank you!
Title: Re: Washington Plaza
Post by: jeanette on January 10, 2019, 02:04:21 PM
Hi jh2019, and welcome to the neighborhood (I'm not a Washingtonian).
Title: Re: Washington Plaza
Post by: Simka on January 17, 2019, 10:30:11 AM
Hello residents of Washington Plaza! My partner and I are excited to be joining the coop. We chose this building in part because of the community it promises. In the past few months, we have charted the conversation on this thread as it has evolved since 29 March 2016, noting the range of personalities as well as the many questions and responses. Indeed, we are optimistic about the future of the cooperative because of the commitment and engagement of the people who call it home.

I am writing now in the event that others have questions about the purchasing process. I am happy to share my experience and insights. Likewise, if there is a closed forum for residents, I would greatly appreciate an invitation given that my questions and wonderings will likely change as a resident and coop member. I am looking forward to a new chapter, especially as Washington Plaza moves closer to self-governance. Thank you!

Hi, Jh2019. I'm a renter at Washington Plaza, so I'm not involved as a coop member. But our issues and concerns do overlap quite a bit. I hope you enjoy living here!