Frequently Asked Questions
What is the difference between the alteration agreement and the decorating form?
What is the process for refinancing my mortgage?
What is the sublet policy?
What is the process for selling my apartment?
Is there storage space in the building?
What are the move-in move-out time policies?
What is the procedure for large deliveries?
Guest v. Roommate form
What are the building’s insurance requirements?
How does the intercom work?
What is the pet policy?
A. No alterations or renovations may be made without the prior written consent of the Board of Directors. This procedure is intended to prevent damage to the building and its mechanical components, and it is intended to ensure that licensed and insured contractors do the work.
All renovation and/or alteration plans shall be assigned to one of two categories:
• Category 1 – Apartment Light Work Renovations
• Category 2 – Apartment Alteration Renovations
With both the Light Work and Alteration Agreements, paperwork is required in terms of workers compensation, contractor insurance and/or homeowners insurance.
a) Category 1 – Light Work Renovations
Light Work Renovations include work that does not influence or disturb the building’s structure or any of its systems, including mechanical, electrical, plumbing (both water and sewer) and heating elements. The following is a list of Light Work Renovations:
• Painting, wall papering or plastering
• Carpeting (wall-to-wall)
• Floor tiling
• Floor refinishing
• Mirror installation
• Closet system installation
• Installing window treatment
• Re-facing cabinets
• Replacement of interior doors
• Installing appliances of same type, in same location, using existing electrical/plumbing lines.
If the renovation you intend to do falls under Category 1, you may utilize the “Apartment Light Work Alteration Agreement.
If you are doing something in your apartment that does not fall into Category 1, you must follow the procedures set forth in Category 2. The Board, in its sole discretion, may require more or may impose additional requirements.
b) Category 2 – Alteration Renovations
This category includes any and all work which affects the building’s mechanical, electrical, plumbing and/or heating systems as well as the building’s structural integrity. If the renovation you intend to do falls under Category 2, you may utilize the “Alteration Agreement”. The Alteration Agreement is available from the Managing Agent and a $450 alteration fee is required, payable to 159 Madison Owners Corp., as well as a $450 fee to Century Operating Corp.
Before beginning construction, a refundable security deposit of $1000.00, made payable to 159 Madison Owners Corp. (certified, bank check, or money order only), must be given to the Managing Agent when approving the Alteration Agreement. The deposit will be returned after the work is completed, providing that no damage has occurred to the 159 Madison Avenue property.
If you have any questions regarding which “Agreement” to fill out or need a copy of an agreement, please contact the Superintendent. He will review the paperwork, and/or make suggestions. All paperwork should be submitted to the Superintendent first, he will then forward it to Century Management Services, Inc., 7 Penn Plaza, Suite 1400, New York, NY 10001 (212-560-6400) on your behalf.
Please be advised that each renovation is different, naturally with Light Work Renovations or Category 1, the review process is a shorter period of time for approval.
Alteration Renovations or Category 2, the process is slightly longer due to the possibility that it may need to be forwarded to the Building’s Architect for advisement prior to approval.
The Board of Directors and Management will make every reasonable effort to expedite the review of your Agreement so as not to unreasonably delay approved renovation work.
c) If you need any work done in your apartment you must fill in a work order form, available at the doorman’s desk. Charges are added to your monthly maintenance bill as repair. The minimum charge per work order is currently $35.00 plus cost of materials.
d) Hours of freight, delivery and inspection of hallway and conditions prior to work will and must be complied with.
e) Contractor must use the freight elevator only. If they move supplies or materials in another elevator a fine of $300 will be assessed.
f) Hours of Alterations:
Monday – Friday = 9:00 a.m. – 5:00 p.m.
Saturday = 9:00 a.m. – 11:00 a.m. (quiet work only)
11:00 a.m. – 4:00 p.m. (all work)
Sunday – No work to be done.
g) If you or your contractor is found in violation of the Alteration/Renovation rules, a fine of $300.00 will be assessed.
A. Sublets are only allowed based on the approval of the Board of Directors on an annual and on a case by case basis. If you wish to sublet your apartment, please get in touch with the managing agent who will provide you with all the necessary papers, and schedule a meeting for you and your prospective tenant with the Board. Sublets are on a year-to-year basis and are limited to three years after the shareholder has resided in the apartment for a minimum of two years. A sublet fee (currently 25% of your annual maintenance charges) will be charged annually at the beginning of the sublet. The Closing Agent is Jane Collier, Century Operating Corporation, (212-560 6468), email@example.com.
Additional sublet fees are:
• Processing Fee: $450, payable to Century Operating Corp.
• Credit Check Fee: $50, payable to 159 Madison Owners Corp.
• Move in Fee: $500, payable to 159 Madison Owners Corp.
• Move out Fee: $500, payable to 159 Madison Owners Corp.
• Move in Deposit: $500, payable to 159 Madison Owners Corp.
• Move out Deposit: $500, payable to 159 Madison Owners Corp.
Moving in and out of the building require that arrangements be made in advance with the management office. There is a $500 move in fee, as well as a $500 move out fee, payable to 159 Madison Owners Corp. There is also a $500 move in deposit, as well as a $500 move out deposit, payable to 159 Madison Owners Corp. Please advise the Superintendent, in advance, of your intended date and requested hours.
If you are planning to move anything substantial such as boxes or furniture, advance arrangements need to be made to use the freight elevator by calling the Superintendent. The freight elevator is available Monday to Saturday 9:00 a.m. to 7:00 p.m. As only one freight elevator is available, the super will schedule a block of time for your exclusive use to ensure a quick moving process.
The freight elevator is not available on Sundays or major holidays (July 4, Labor Day, etc). Please do not attempt to move in furniture or loads of belongings on Sundays.
A: First, your buyer must fill out a purchase application form. And once the
application is fully completed, your purchaser sends seven copies (plus the
original application) to the managing agent. The final step is an interview
with the board of directors, which must be scheduled via the Managing Agent.
A: If you have a visitor staying in your apartment for any length of time (a visitor may stay up to 30 days), the resident must fill out a guest form that needs to be approved by the Board of Directors. This is for security reasons. Otherwise, any guest in the building longer than 30 days will be considered a subtenant, and your apartment sublet.
a) 159 Madison Owners Corp. is a pet friendly building. Shareholders are allowed to have up to 2 animals per apartment. All animals must be registered prior to moving in to the building. Pets added to your apartment require registration at that time. Photos of the pet are required with the registration.
b) Dogs and cats shall be maintained within the shareholder pet owner’s unit. When outside the apartment, the pet shall be kept on a leash and under the control of the shareholder at all times.
c) Pet owners shall assume sole responsibility for liability arising from any injury sustained by any person attributable to their pet in the common areas and agree to hold the owner and management harmless in such proceedings.
d) As accidents do happen – the shareholder agrees to clean up after the pet and agrees to accept full responsibility and liability for any damage, injury or actions arising from or caused by the shareholders pet(s). If there is any damage done to the hallway carpet, the shareholder will be responsible to pay for any expense incurred for the steam cleaning of that carpet or repairing of said carpet.
e) If you have a cat within your apartment, please dispose of cat litter in a securely tied bag and place on the floor of the compactor room. DO NOT drop it down the compactor chute. Cat litter shall not be disposed of by flushing down toilets. Charges for unclogging toilets or clean up of common areas required and attributable to pet nuisance shall be billed to and paid by the shareholder pet owner.
f) Consistent with the spirit of being a “good neighbor” pet owners agree to control the noise of their pet such that it does not constitute a nuisance to other tenants. Failure to control pet noise can result in the removal of the pet from the premises and/or eviction of the resident. Management reserves the right to determine if a pet must be immediately and permanently removed from the premises due to aggressive behavior which causes threat or bodily injury to any tenant, guest, or staff member.
g) No pets are allowed on the roof deck.
h) The shareholder agrees to register the pet(s) in accordance with local NYC laws and requirements. The shareholder agrees to immunize the pet(s) in accordance with local NYC laws and requirements.
i) Fines will be imposed for failure to comply with this policy. A fine of $50 will be charged on the first incident, $100 for the second incident. Further incidents will be reviewed and acted on by the board.