The 2 Tudor Community and Residents
The Board of Directors, Managing Agent, and Building Staff
Protocol for Receiving Visitors and Deliveries
Ancillary Building Services
Moving In or Out
Subletting Your Apartment - Our Policy
Good House Rules Make Good Neighbors
1. The 2 Tudor Community and Residents
Tudor City was created by a developer, Fred F. French, between l926 and l930 as an early and successful attempt to create a planned community in a high density environment. Two Tudor City Place was built in 1954 on the site of the Tudor City tennis courts. In July, 1985 the building was converted to a housing cooperative corporation. In May, l988 Tudor City was declared a historic district by the New York City Landmarks Preservation Commission.
The residents of 2 Tudor City Place are a diverse group: couples, single people, families, long-time residents, residents who have joined us since the conversion, native New Yorkers and new arrivals from other parts of the United States and overseas as well. The common denominator is an interest in keeping Tudor City the special neighborhood it is, maintaining and improving our building and community and being good neighbors. The majority of residents of 2 Tudor City Place are shareholders. The shareholders of 2 Tudor City Tenants Corp. (our "legal entity" name) meet annually at a Shareholders Meeting (usually in early June) to vote for members of the Board of Directors, hear reports from the Board, voice opinions, ask questions and raise concerns.
The remainder of this Handbook provides an overview of the policies all residents are asked to follow. These policies are designed to help all residents enjoy a courteous cooperative environment.
2. The Board of Directors, Managing Agent and Building Staff
Board Of Directors
The Board consists of seven residents who are charged with overseeing the management of the building; representing its financial interests; and attending to those aspects that comprise the social harmony of living in our building and our community. A list of current Board members is posted in each of the two mailrooms, and the building's web site, www.2Tudor.com. The Board meets at least monthly to address ongoing building issues, receive Committee reports, and to stay on top of building concerns. The Board welcomes suggestions, comments and assistance from every resident. The Board of Directors fulfills its responsibilities through Committees comprised of Board members and other interested shareholder residents.
John J. Grogan and Associates, Inc.
360 Lexington Avenue, 5th Floor
New York, NY 10017
The Managing Agent is retained by 2 Tudor City Tenants Corp. to take general responsibility for: operation and maintenance of building plant and equipment; hiring, training and job performance of building staff; building security; monthly billing to residents; scheduling moves in and out of the building; and approving or coordinating approval of renovations undertaken by residents.
The Managing Agents representative is available in the building to meet with building residents to discuss your concerns or answer questions 8:00 a.m. to l0:00 a.m., Tuesdays and Fridays. Meetings with the Managing Agents representative are held either in the Lobby or in the Board Room on the G Floor South. Alternatively, the Managing Agent's representative can be reached by telephone at the Managing Agents offices at (212) 370-l480.
Copies of the proprietary lease or ground lease are available from the managing agent for the reproduction cost of $25.00.
Our Resident Superintendent has an office off the fire stair landing on the G Floor North. Residents can find him there or in the lobby every weekday between 8:00 a.m. and 9:00 a.m. In his absence, a written message can be left on the bulletin board outside his office or at the front desk. He can be reached by telephone at (212) 697-8336.
The handymen, door attendants and porters are linked to their supervisors and each other by 2-way radio phones. The main entrance door is staffed twenty-four hours a day. You may contact a door attendant at any time by calling the Concierge Desk at (212) 697-5373. Maintaining security in the building is one of the most important functions of the door attendants. For this reason, they are not permitted to leave the Concierge Desk to assist residents in personal matters. For your security and comfort, the door attendants have been issued a handbook with written guidelines that set forth how to introduce guests, handle complaints, report fires and other emergencies. The handbook also includes basic rules of decorum and comportment.
The remaining staff has regularly assigned duties involving building maintenance and security. They also handle other jobs as they arise, such as emergencies in the common areas, including the laundry room, lobby, central courtyard, hallways, storage rooms, and elevators.
Residents can request staff assistance by completing a Work Order, a supply of which is kept at the Concierge Desk. If cleared by the Resident Superintendent, the work is done as soon as possible by a member of the building staff. Staff can, for instance, replace a fuse or stop a minor leak in individual apartments.
Our staff is anxious to be helpful whenever possible, but they can't do everything! They DO NOT undertake substantial individual repair jobs, or private business for residents outside the building.
3. PROTOCOL FOR RECEIVING VISITORS AND DELIVERIES
When You Are At Home
Visitors and delivery people must be announced by the door attendants over the intercom (see Intercom System section below) and must receive your approval to proceed beyond the Concierge Desk. If you are having a party, your guests must be announced individually unless you have left a list of guests at the desk.
Guests are permitted to occupy an apartment from time to time within the confines of paragraph 14 of the Proprietary Lease and applicable zoning laws, building code or other rules and regulations of government authorities. In such an event, the name(s) of the guest(s) should be left in writing with both the Concierge Desk and the Resident Superintendent. Paying guests are strictly prohibited.
Paragraph 14 of the Proprietary Lease states in part: "...the Apartment may be occupied from time to time by guests of the Lessee as long as such occupancy is not violative of applicable zoning laws, building code or other rules and regulations of governmental authorities having jurisdiction. Occupancy by guests of the Lessee shall be for a period of time not exceeding one month, unless a longer period is approved in writing by the Lessor, but no guests may occupy the Apartment unless one or more of the permitted residents are then in occupancy or unless consented to in writing by the Lessor."
Food deliveries will be announced and delivered to your door until 9:00 p.m. Security requires that after 9:00 p.m. residents must come to the lobby to receive deliveries. In an effort to keep to a minimum the local restaurant menu flyers that appear under residents' doors, delivery people are informed that this should not be done. If they persist, the restaurant will be notified and subsequent deliveries of food from that restaurant will require the resident to come to the lobby to receive the food, regardless of the hour.
Deliveries of items other than hot food should be directed to the service entrance on the C level. The side entrance on the G floor is not a delivery entrance. Deliveries of large items such as furniture, appliances and all construction materials, regardless of size, must be made directly to individual apartments between 8:30 a.m. and 5:00 p.m. daily from the C level. These deliveries cannot be held in the package rooms if the resident is not at home to receive deliveries.
In Your Absence
Access to your apartment by housekeepers or other service staff must be prearranged in writing with the door attendants. No unexpected, unidentified person may proceed beyond the Concierge Desk. In the event that a guest intends to stay in your apartment in your absence, prior approval must be requested of the Managing Agent in writing. Approval will be given in writing by the Managing Agent and kept at the Concierge Desk for reference by the building staff. Under no circumstances will approval be given to guests to use an apartment when the shareholder does not reside in the building.
Deliveries of small items such as flowers, groceries or UPS parcels will be made to the lobby package rooms where they may be picked up by residents. Please retrieve these items promptly, since space in the package rooms is limited. Deliveries of large items must be turned away if you are not at home to accept them. When in doubt about whether delivery can be accepted in your absence, please contact the Resident Superintendent. All deliveries are accepted at your own risk. If you do not want deliveries accepted for you, please leave written instructions at the Concierge Desk.
Television cameras (with monitors at the Concierge Desk) are in place at the following locations: 41st Street side entrance; ramp off 41st Street to service entrance C level northside; inside C level service entrance at gate; end of hallway northside C level; laundry room; rear courtyard; lobby desk area; inside 41st Street side entrance G level northside; on 40th Street outside garage; and the garage elevator foyer.
Both the Proprietary Lease and Rent-Stabilized Lease require residents to provide a key for each apartment to the Corporation. This can be valuable protection for residents should an emergency arise in their absence and could prevent expensive damage to the resident's or a neighbor's apartment. There is a coded key system at the Concierge Desk that has proved to be a convenient, secure place to keep your spare key. Keys are coded for security reasons and must be signed in and out. Keys will be given out to building staff only with the residents permission or in the event of an emergency.
As an alternative, you may keep your spare key with the Resident Superintendent. However, you should take into consideration that the Resident Superintendent may not be available at all times to provide the key when it is needed.
Communication from the Concierge Desk to apartments is made through an intercom system using your regular telephone. When the Concierge Desk is contacting you, your telephone will produce a series of two short rings. If you are on your phone at the time, a beep will interrupt your call. You can put your regular call on hold by dialing or pressing 3. To reconnect with your regular call, dial or press 3 again. Contact from apartments to the Concierge Desk is made via a regular telephone call to (212) 697-5373. New residents must provide the Resident Superintendent with their telephone number to make the intercom operational.
Smoking is prohibited in the lobby, elevators and all other common areas of the building. Smoke alarms must be maintained in each apartment, requiring annual replacement of the battery by the resident. In addition, residents should maintain an individual fire extinguisher in every apartment. Experts recommend an ABC Multi-Purpose Extinguisher, a 2-pound all-metal unit with mounting bracket.
Shareholders are reminded that the Cooperative Corporation is responsible for repairs only to the outside fabric of the building and the common areas and common facilities, such as boilers and elevators. Repairs required within any apartment are the responsibility of individual shareholders. These repairs are set forth in the Proprietary Lease on page l3, paragraph l8 (a), which says in part...
"...the Lessee shall keep the interior of the Apartment (including interior walls, floors and ceilings, but excluding windows, window panes, window frames, sashes, sills entrance and terrace doors, frames and saddles) in good repair, shall do all of the painting and decorating required for the Apartment, including the interior of window frames, sashes and sills, and shall be solely responsible for the maintenance, repair and replacement of plumbing, gas and heating fixtures and equipment such as refrigerators, dishwashers, removable and through-the-wall air conditioners, washing machines, ranges and other appliances, as may be in the Apartment. Plumbing, gas and heating fixtures as used herein shall include exposed gas, steam and water pipes attached to fixtures, appliances and equipment and the fixtures, appliances and equipment to which they are attached, and any special pipes or equipment which the Lessee may install within the wall or ceiling, or under the floor, but shall not include gas, steam, water or other pipes or conduits within the walls, ceilings or floors or air conditioning or heating equipment which is part of the standard building equipment. The Lessee shall be solely responsible for the maintenance, repair and replacement of all lighting and electrical fixtures, appliances, and equipment, and all meters, fuse boxes or circuit breakers and electrical wiring and conduits from the junction box at the riser into and through the Lessee's Apartment..."
A shareholder who does not maintain the repairs included in paragraph l8 (a) of the Proprietary Lease is also liable for any consequential damage that may occur to other apartments in the building.
Similarly, the liability insurance of the Cooperative Corporation covers personal injury in the building's common areas. It does not extend to personal injuries sustained within individual apartments. Residents should carry Homeowner's Insurance coverage for damages that may occur in their own apartment or their neighbors' apartments and for injuries in their own apartment.
5. ANCILLARY BUILDING SERVICES
The laundry room, located on the G Floor, is open from 6:30 a.m. to 11:00 p.m. daily. Any problems with the machine units should be reported directly to the service contractor whose telephone number is on the machines. Please check that the inside and outside of the washers and dryers are clean after your use. Clothing and other items left attended or unattended in the laundry room are the sole responsibility of the resident. Neither the building nor the Managing Agent assumes any liability for loss or damage to these items.
The garage, located on three levels below the C floor, can be accessed from the lobby and from East 40th Street. The garage is operated under lease with an outside contractor. Residents are given priority in securing available space, and a discount on the monthly rate. Discounts on monthly parking are obtained by contacting the Managing Agent.
A bicycle storage room is located on the C level near the East 41st Street ramp entrance. Residents may store bicycles free of charge, at their own risk. A key to the bicycle room is provided to each resident who requests one. The room may be accessed at any time. Residents must provide their own bicycle lock and obtain a bicycle I.D. sticker from the Resident Superintendent.
Only nonflammable objects such as metal cabinets and metal trunks are allowed in the common storage areas. Fire laws absolutely prohibit storage of cardboard boxes, mattresses or upholstered or wooden furniture in the common storage areas, and such items will be removed by building staff without notice to the resident. All items stored in the common storage areas must be clearly labeled with the owner's name, telephone number and apartment number. Any flammable or unlabeled objects found in the common storage areas will be removed and discarded. Common storage areas are locked at all times and may be accessed only when accompanied by a building staff member. They are intended for long-term storage and not to be accessed on a frequent basis. The Corporation may from time to time curtail or relocate any space devoted to common storage, or make any changes in policy necessary to comply with fire regulations.
Individual storage lockers are provided as available. Please let the Managing Agent know if you would like to rent a storage locker and they will add your name to the waiting list. An annual rental charge is included once each year on the maintenance bill. Residents renting a storage locker do so at their own risk. The individual storage rooms are always locked but may be accessed at any time by the keys kept at the Concierge Desk. Licensees receive two keys to their individual locker. Only two storage lockers are allowed per apartment.
6. MOVING IN OR OUT
Moves into or out of the building must be scheduled in advance with the Managing Agents office. Moves may start at 8:30 a.m. and must be completed by 5:00 p.m. on Monday through Friday, excluding legal holidays. A $500 damage deposit is required to be given to the Managing Agent prior to moving in or out. Door attendants will direct movers to the ramp entrance on the C level on 4lst Street and the service elevators. Residents or their authorized contractors must be in the apartment to oversee the move. Building personnel are not permitted to give access to the apartment in the residents absence.
7. MAKING ALTERATIONS
Some guidelines are provided for residents planning to make some changes to their surroundings.
--Decorative work such as painting, laying carpeting, wallpapering or other surface finishing does not require approval, but the Managing Agent must be notified of the nature and timing of the work. Work by licensed outside contractors must be performed between 8:30 a.m. and 5:00p.m., Monday through Friday, excluding legal holidays.
--Renovations of a nonstructural nature (e.g., kitchen cabinetry or re-tiling) must be submitted to and approved by the Managing Agent before work begins.
--Installation of clothes washers, dryers, and garbage disposal units in apartments is prohibited.
Renovations which require structural changes (e.g., changes to existing walls, plumbing and electrical work) must be reviewed by the Managing Agent and in some cases forwarded to the Corporations architect/engineer for review and approval. The costs incurred by the Corporation for the services of the architect/engineer must be reimbursed by the shareholder. To obtain approval for renovation work, the resident must submit:
a written description of the proposed renovation, with approximate starting and finishing dates for all work,
a drawing showing existing and proposed changes,
a Certificate of Insurance from the contractor for a minimum of $l million naming as additional insureds: 2 Tudor City Tenants Corp., and the Managing Agent,
a signed Alteration Agreement form which can be obtained from the Managing Agent. There is a $200 Alteration Application fee charged by the Managing Agent.
All construction must be performed between 8:30 a.m. and 5:00 p.m., Monday through Friday, excluding legal holidays. Contractors must use the service entrance on the "C" level when entering or leaving the building with construction materials or debris. Residents and their contractors are responsible for removing and discarding all debris from the premises, including carting services. The resident must provide a refundable security deposit of $500 with the Managing Agent, to be used in the event of damages to the common areas of the building or if any debris must be removed by the building. When debris is being moved out of an apartment, heavy plastic or paper must cover the common area floors used to remove the debris. If debris such as plaster is being removed, then the floors of the common areas must be covered by masonite panels. The Resident Superintendent, and possibly the Managing Agent and a member of the Board of Directors, will inspect the renovation after completion, to determine that the renovation was performed in accordance with the approved plan.
8. SUBLETTING YOUR APARTMENT - OUR POLICY
As with the majority of co-ops in New York City, 2 Tudor City Place is intended to be a shareholder/resident building. However, in recognition of personal circumstances that can arise from time to time, the Board will consider applications from shareholders for a one-year sublet. Further, shareholders may request one-year extensions to their sublet for up to four one-year subleases with either the same or different subtenants.
A shareholder must own his/her apartment for at least one year before subletting. A shareholder must be in compliance with the Proprietary Lease at the time a sublet application is made. The shareholder/sublessor and sublessee must sign the Cooperative's standard sublease agreement and acknowledge receipt of and intention to comply with the House Rules and Guest Policy.
New sublessees must submit personal and financial information to the Admissions Committee on forms provided by the Managing Agent. In all cases, sublessees (and if requested, renewing sublessees) as well as any other adult individuals residing with the sublessee must meet with the Admissions Committee for an interview. In reviewing requests for renewal for an existing sublessee, the Board will consider whether the sublessee has been a responsible neighbor regarding noise, cleanliness and respect for the House Rules.
Charges Associated with Sub-Letting
The Corporation charges a fee for each approved sublet year; contact the Managing Agent for current fees. In addition, the Managing Agent charges an application fee for processing each sublet application whether or not the application is approved. Contact the Managing Agent for current fees new sublet tenant and renewal sublet tenant applications. Checks are due at the time a sublet application is made. It is the responsibility of the shareholder to ensure that applications for renewal are submitted at least two months prior to the expiration of a sublease.
In the event the sublessee holds over in the subject apartment beyond the term approved by the Board of Directors, a penalty fee is currently charged to the shareholder/sublessor in addition to the amount of the monthly maintenance fee. This penalty fee is payable for each month that the sublessees holdover continues. Contact the Managing Agent for current fees.
Note: Should there be any inconsistencies between the charges quoted herein and the charges found in the House Rules attached to and made a part of your Proprietary Lease, the latter charges shall be deemed to be the correct ones.
9. GOOD HOUSE RULES MAKE GOOD NEIGHBORS
As a reminder, all residents and their guests, childcare and house-keeping assistants must observe the House Rules at all times. A partial list of the rules is provided below. The complete House Rules are attached to your Proprietary Lease, and may also be accessed on the buildings web site.
Use of Public Areas
The building entrances, halls, stairways, emergency exits, roof access, and courtyard access may not be obstructed or used for any purpose other than entering or leaving apartments. Children are not allowed to play in the public halls, courtyard, stairs, elevators, rooftop or laundry room. Bicycles, scooters, skateboards or other vehicles are not allowed in the passenger elevators. These vehicles as well as baby carriages are not allowed to stand in the public halls, passageways, public areas or courtyard of the building. No vehicle belonging to a resident or guest of the building may be parked in such a manner as to impede access to any entrance to the building. Nothing may be hung, thrown or shaken from doors, windows or terraces or placed on the outside window sills of the building. No artwork, mirrors, notices or signs may be hung on doors or hallway walls, nor may hallway light fixtures be altered in any way. No radio or television antennae may be attached or hung from the exterior of the building, nor may an exhaust vent be installed to the exterior of the building. No notice, sign, advertisement or illumination may be exposed in any window or outside the building except with permission from the Corporation. Access to the building for any purposes of renovation or moving must be scheduled with the Managing Agent (see "Moving In or Out").
No resident may make or permit any disturbing noises or permit anything to be done that will interfere with the rights, comfort or convenience of other residents. This includes playing musical instruments, radio, television and other electronic devices between ll:00 p.m. and 8:00 a.m. Minor repair work or other installation involving noise must be limited to weekdays (not including legal holidays) from 8:30 a.m. to 5:00 p.m. (see "Making Alterations"). Floors of each apartment must be covered with rugs or carpeting or equally effective noise-reducing material to the extent of at least 80% of the floor area of each room except kitchens, pantries, bathrooms, closets and foyers. (Note: there are no exceptions!!)
All garbage is to be securely wrapped or bagged in parcels sized to fit in the hopper. It must be disposed of in the hopper. No garbage is to be left in the refuse room, with the following exceptions: glass and plastic bottles and tin cans should be rinsed and left in the recycling bin in the refuse room; newspapers should be left on the white shelf in the refuse room for recycling; bulky items such as large cardboard boxes should be left next to the freight elevator, after notifying building staff. Do not block access to the refuse room. Aerosol cans, coat hangers, paint cans, turpentine cans and light bulbs should be disposed of in the recycling bin in the refuse room. They will be separated from recyclable materials by the staff and disposed of separately. Residents employing outside contractors for renovation and repair must take responsibility for cleanup of the public hallways and removal of protective covering (see "Making Alterations").
It is important to provide your friends, magazine subscriptions, credit card companies and other correspondents with your complete address, using your apartment number including the designation "North" or "South". Mail may be delayed or lost without the North or South designation.
Residents with terraces are permitted to maintain plantings and foliage in accordance with the Terrace Guidelines and with approval from the Managing Agent. Plant containers must conform to the specifications outlined in the Terrace Guidelines. Plant containers must be confined to finished terrace areas as they can be destructive to regular roofing material. Terrace Guidelines can be obtained from the Managing Agent.
Monthly extermination service, if necessary, is available through the building. Cylinder insecticides such as Combat are also effective in controlling pests.
Clear Indoor Air Act
Smoking is not permitted in the common areas of the building, including the elevators, hallways, lobby, laundry room and storage rooms. New York City law requires that anyone entering the building or leaving an apartment must extinguish all cigarettes, pipes and cigars.
WE WELCOME YOU TO A SPECIAL CORNER OF NEW YORK!