The heating season's here: What owners should know."Provide heat and hot water or else" is the message coming from the New York City New York City: see New York, city.
New York City
City (pop., 2000: 8,008,278), southeastern New York, at the mouth of the Hudson River. The largest city in the U.S. Housing and Preservation Department (HPD HPD Honolulu Police Department (Honolulu County, Island of Oahu)
HPD Housing Preservation and Development
HPD Housing Preservation and Development (New York City Department) ) to the city's apartment building owners.
But as the heating season opened on October 1ST with a chill, HPD advised that if equipment needs replacement, there are at least six low-costloan programs available to help, including a new one called the Code Compliance Loan Program that is "quick and easy."
HPD spokesperson Carol Abrams says the new loan program is targeted to help people remove violations, which of course, includes heat and hot water violations. "There is no application fee jand there's a quicker turnaround," she said of this program.
Through May 31,2000, when the outdoor temperature fai1s below 55 degrees, building owners are required to maintain an indoor temperature of at least 68 degrees Fahrenheit from 6 a.m. to 10 p.m. in residential apartments.
From 10 p.m. to 6 a.m., when the outdoor temperature falls below 40 degrees, the indoor temperature of the apartments must be kept at least 55 degrees.
There is no heating requirement for hallways.
Tenants are being instructed by city informational bulletins to first notify the building owner, managing agent or superintendent. But if heat is not restored, tenants can notify the city at the 24-hour Central Complaint Bureau at (212) 960-4800, or via the Text Telephone TTY (TeleTYpewriter) See teletypewriter and TDD/TTY.
(hardware) tty - /tit'ee/ (ITS pronunciation, but some Unix people say it this way as well; this pronunciation is not considered to have sexual undertones), /T T Y/
2. at (212) 316-8295.
"The first question they will ask the tenant is if they have notified the owner," said Frank Ricci, director of government affairs for the Rent Stabilization Stabilization
The action undertakes a country when it buys and sells its own currency to protect its exchange value.
Actions registered competitive traders undertake by on the NYSE to meet the exchange requirement that 75% of their traded be stabilizing, meaning that sell orders Association (RSA (1) (Rural Service Area) See MSA.
(2) (Rivest-Shamir-Adleman) A highly secure cryptography method by RSA Security, Inc., Bedford, MA (www.rsa.com), a division of EMC Corporation since 2006. It uses a two-part key. ), the city's largest owners' group which represents some 25,000 area building owners. "Then they will ask how long ago they notified the owner."
In the past, owners were not notified first, delaying the restoration of services and causing violations to be placed on buildings that could have quickly and easily been cured by the owner.
Now, inspectors are not sent out for about 24-hours, Ricci said, so the owner has an opportunity to correct minor problems without receiving a violation.
HPD is supposed to callback An authentication technique that calls the sender back. After connection is made, the receiving side breaks the connection and calls the sender to ensure that the logon was made from the authorized computer. Callback prevents a stolen ID and password from being used on a different machine. the tenant to see if service has been restored before sending an inspector, Which usually happens within 48 hours. When the temperature drops, however, heat complaints rise, and often, so does the response time of the inspectors.
The year before, in January 1997, the temperature dropped to 9 degrees Fahrenheit, and on that day alone the emergency operators handled 3,004 calls.
Last year HPD conducted 51,503 heat and hot water inspections that resulted in 11,597 violations.
Once issued a violation the tine tine (tin) a prong or pointed projection on an implement, as on a fork.
1. The slender pointed end of an instrument, such as an explorer used in dentistry.
2. for noncompliance noncompliance
failure of the owner to follow instructions, particularly in administering medication as prescribed; a cause of a less than expected response to treatment.
noncompliance is $250 per day per violation, each and every day the building is without heat. "
Owners should immediately check their current 24-hour contact number listed on the multiple dwelling, registration forms to ensure they are up to date. This way they can be notified and have an opportunity to conduct their own repair work before an emergency crew is sent in.
If owners fail to do the work, and when HPD cannot reach the building contact number, the Emergency Repair Program (ERP (Enterprise Resource Planning) An integrated information system that serves all departments within an enterprise. Evolving out of the manufacturing industry, ERP implies the use of packaged software rather than proprietary software written by or for one customer. ) sends HPD staff or private contractors to make the repairs to restore the essential services. These costs are billed to the owner and become a lien lien, claim or charge held by one party, on property owned by a second party, as security for payment of some debt, obligation, or duty owed by that second party. on the property. During fiscal year 1999 HPD spent $8.8 million on such repairs.
For owners who are sincere about providing the services, but lack the required knowledge and training, the Housing Litigation An action brought in court to enforce a particular right. The act or process of bringing a lawsuit in and of itself; a judicial contest; any dispute.
When a person begins a civil lawsuit, the person enters into a process called litigation. Bureau administers an alternate heat training program for first-time violators which of training rather than fines.
Last year, HPD contacted owners who had received violations the previous winter and offered training sessions on proper heating plant operations, as well as information on how to responsibly reduce heating maintaining adequate heat services.
HPD monitored these owners, and if additional violations were imposed, they were subject to strong litigation and penalties. They will continue to be monitored for other code violations this year.
During last winter's heating season, 1,800 heat offenders were taken to court, resulting in the collection of $1 million in fines by the city.
Over the summer, HPD spokesperson Abrams said 1,700 summer boiler inspections were conducted on the same premises as a follow-up to ensure repairs were made.
Hot water violations are imposed when the hot water does not reach 120 degrees. But if the owner renovates certain bathroom or other plumbing plumbing, piping systems inside buildings for water supply and sewage. The Romans had a highly developed plumbing system; water was brought to Rome by aqueducts and distributed to homes in lead pipes—hence the name plumbing from the Latin word plumbum fixtures, replacements typically have to have an anti-sealding device that keeps the temperature from going above 120 degrees.
"Inspectors will not conduct a hot water temperature test on a fixture An article in the nature of Personal Property which has been so annexed to the realty that it is regarded as a part of the real property. That which is fixed or attached to something permanently as an appendage and is not removable. with, an anti-scalding device to see if the minimum is being met," explained Dan Margulies, executive director of the Community Housing and Improvement Program, known as CHIP, a middle market owners group. The inspector, instead, would test another device to see if the owner was providing the minimum water temperature.
Such a line is also considered a Class C violation, and could result in a $250 a day fine.
Owners who want to learn more about their heat and hot water systems, or other apartment maintenance and finance topics, can call HPD's Housing Education Program at (212) 863-8830 for information on free classes.