What we actually do, in the order it matters.
Every line below is work we perform in-house, with our own staff, under the direct supervision of a principal. When you call, you reach a person who has opened your tax bill, signed a bid, or sat across from your tenant.
Maintenance & Vendor Coordination
One dispatch number. One ledger. One standard of response — regardless of which trade is needed.
- ◆24/7 emergency dispatch with live coverage — boiler failure, water main, elevator entrapment, gas smell.
- ◆Vetted vendor roster: plumbers, electricians, HVAC, elevator, exterminator, asbestos abatement, scaffold.
- ◆Work-order system with before/after photos filed to the building ledger and owner portal.
- ◆Preventive maintenance calendar — boiler annual, cooling tower, FDNY-15 door inspections, annual elevator cat. 1/5.
Bid Solicitation & Capital Projects
Scopes · Sealed bids · DHCR filings
Capital work moves the needle. We treat every project like the line item it will be on your J-51 or MCI application.
- ◆Scope drafting with architect or engineer as required — DOB NB/Alt-2 filing coordination.
- ◆Three sealed bids minimum. Bid tab delivered to ownership with our recommendation and reasoning.
- ◆MCI (Major Capital Improvement) and IAI (Individual Apartment Improvement) filings with DHCR — start to approval letter.
- ◆Project supervision — weekly punch lists, lien waivers, substantial completion walk, retainage release.
Leasing, Renewals, Collections
Your stabilized renewal offers leave our office on time, every cycle. Market vacancies don’t sit past thirty days.
- ◆Renewal offers generated 90 days before expiration — 1-year and 2-year pricing per latest Rent Guidelines Board orders.
- ◆In-house leasing desk. Photography, listing, open houses, applicant screening (credit, criminal where permitted, income verification).
- ◆ACH-only rent collection via tenant portal. Late-fee cadence honored per lease rider.
- ◆14-day demand letter, 3-day demand, and predicate notices drafted and served through our counsel network when required.
Compliance & Violation Resolution
Where most portfolios lose money.
NYC compliance is a 12-month calendar, not an annual scramble. We run the calendar and we show up to the hearings.
Buildings Department
ECB hearings, OATH adjudication, stop-work rescission, permit filing.
Housing Preservation
Class A/B/C violations, heat complaints, registration, AEP removal.
Health
Bed bug disclosure, rodent abatement, cooling tower registration (LL 77).
Environmental Protection
Water/sewer billing disputes, backflow preventer, noise complaints.
Government Housing Programs
Section 8, CityFHEPS, HRA — each has its own inspector, its own portal, its own turnaround. We run all three.
- ◆NYCHA HCV — HQS inspection prep, HAP contract execution, annual recertification.
- ◆CityFHEPS — shopping letter verification, DSS inspection scheduling, rent deposit tracking.
- ◆HRA / SEPS / FHEPS — application package review, landlord portal registration, overdue-payment advocacy.
Landlord–Tenant Case Management
When a matter goes to Housing Court, we produce the evidence the judge wants to see — clean ledgers, served notices, and an attendance record at every call of the calendar.
- ◆Non-payment petition prep with 14-day demand ledger, stipulation tracking, post-judgment warrant coordination.
- ◆Holdover proceedings — lease expiration, nuisance, illegal sublet, succession contest.
- ◆We work with your counsel (or ours) and never miss a court date.
Bookkeeping, Bill Pay, Owner Reporting
Every statement is reconciled to the bank on the 10th. Your CPA gets clean K-1s at year-end.
- ◆Cash-basis or accrual — your choice — monthly P&L, rent roll, A/R aging, capital project ledger.
- ◆Bill pay with 48-hour approval window. Duplicate-invoice flags, vendor W-9 on file.
- ◆Annual real estate tax bill review — we flag ICAP, J-51, 421-a expirations before the assessor does.
- ◆Owner portal with statements, lease docs, and capital files — accessible from anywhere, viewable by your CPA.
Send the building. We’ll send back the plan.
Address, unit count, current violations (if you have them), and whatever’s keeping you up at night. We’ll come back within two business days with what we’d do in our first ninety.
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