All Forum Posts by: Rosalie DiPietro

On Saturday, 6/29, in the late afternoon, for the second time within two weeks, the sewer trap was backing up....thank God for leak sensors.  Contacted sewer company with whom I have a contract /insurance again.  The came and this time did a video inspection....the sewer line is broken.   The sewer company tells me that it's covered however, they need to file for a permit to dig through the NYC DEP (manages the water and sewer lines) on Monday morning, citing that it may take several days.   

This is a two family, tenant occupied property.  I had to tell the tenants that they could not use the faucets/washers/toilets otherwise the sewage would back up onto the basement floor.  They went to go stay with their nearby relatives but I do see them coming in/out of the house through the security camera.   The apartment is inhabitable, just no water/toilet access.

Luckily, the permit was issued by late Monday afternoon.  However, there were other jobs ahead of mine and water leaks are a priorty over broken sewer lines.  After waiting another day, on Tuesday I was told that the repair would be made on Friday, 7/5....the July 4th holiday added to the delay.

My tenants have been understanding.  This situation was beyond my control and I took quick, aggressive action.  My tenants know that when they call me with an issue, I act swiftly to resolve the problem.  One tenant however, did refer to having their rent pro-rated by the number of days that the situation would last.

There is a clause in both their leases that they are responsible to carry renters insurance to protect their personal belongings against fire, theft, flood, loss of use etc.  However, none of them purchased it.  I'm wondering now if I should manate it....that's another issue.



What would you do?

I know which one you’re talking about.  But that was sold before the market changed/mortgage rates escalated rapidly.  You don’t see the cemetery from that house

I’ve given my seller so much data. Two agents in my office sold similar properties this year  that back to the same cemetery from different sides (it’s a huge cemetery…more than one and they adjoin). One closed at $585,000 and one at $588,000. Both had trees in the backyard to mask the cemetery .  She says her house is better. 🤷‍♀️.  Better only if someone is okay with that cemetery at your desired price🤦‍♀️🤦‍♀️🤦‍♀️

I  manage two properties (2 units in each property, flat roof) where the leaders feed into a drain pipe that takes rainwater through the building sewer system.  Recently, on more than one occasion, one of those properties, during heavy rain/flash flood, the water overflows in the basement shower and causes the floor/back half of the basement to flood.

I contacted my plumber about putting in a back flow valve in the main trap in the front of the building to prevent the City sewer from backing into the house.  I thought the rainwater/sewer water was backing up from the street into the house.  However, he suggested I first try re-routing the leaders to the outside/street so that the rainwater doesn't enter the building.

Has anyone had this problem?  How did you resolve it?

Thanks for your input!

After more than 30 showings, we received two lowball offers ($525,000 and $545,000) which, of course, we counter offered, but buyers wouldn't budge (and smart enough to know that the cemetery is preventing an easy sale of this house).  We also received an offer of $580,000 with 30% down and pre-approval.  We did counter offer at $605,000, but then buyer backed out for other reasons.  The sweet spot for this house will be between $585,000 and $599,000.  

I tried to convince my seller to go to $599,000 to attract a new group of potential buyers. She's so hung up on the math (expenses, commission) and what she wants to walk away with, that she is failing to see that if it doesn't sell (now at 100 DOM), you make nothing. And her house is Maryland is ready to close on 8/15. She also needed a HELOC in order to put more money down on her new home while she waits for current home to sell. She's more in tune in listening to outside voices than what I have to say. Slowly, but surely, the reality of what I am telling her is sinking in.

It's such a nice house....if it weren't for the cemetary, this house would have been sold already.

I need some ideas!

Took a listing 54 days ago.  One family attached on Staten Island, NY, originally listed for $649,000 as per the comps, and in this area, this is the first time homebuyer/millenial price point.  

I wanted to list at $625,000 because of the cemetery but my seller was adamant to list higher.  I was optimistic and agreed to it because we were in the Spring market, low inventory, in a great school district, and the mortgage rates were coming down.

She was also adamant about not allowing any Open House sessions (I've sold several properties to buyers who came to my Open House...very popular on Staten Island).  She claimed that others advised her that it was too dangerous.  I also consulted with my Broker and another agent who had just sold a similar property that backed up to the same cemetery from a different street but with trees in the backyard.  My colleague suggested that I tell agents/buyers ahead of time about the cemetery in an effort to not waste time because a cemetery is a major deal breaker for many.  I took her advice and it yielded no appointments.  Revised my strategy with a new goal....let all prospective buyers see the house and hopefully the house checks off many items on their bucket list, making the cemetery inconsequential.

Well, buyer after buyer, stated that if it wasn't for the cemetery, they would make an offer/buy the house.  It's a very nice house with lots of windows for an attached house, full finished basement, garage, etc.   The seller has been present for all showings and has heard the comments herself.  If it wasn't for the cemetery, this house would be in contract already.  54 days, 23 showings, no offers.

When I took the listing, my seller had already entered into a contract for a new construction in Maryland, where her daughter lives.  I asked if she needed to sell her current house in order to buy the new one, and she said no.  I knew she had some money because I sold her mother's estate last year.

54 days ago, the mortgage interest was about 6-6 1/4% and teetering down until it shot up to 7+%.  Two weeks ago, my seller says okay to an open house.   Now she wants one every weekend.   She's obviously has people chirping in her ear.  So instead of letting me do my job, and listening to my expertise,  I have to wait for her to be convinced by outside sources.  Ugh!

Last week, she tells me that the builder is requesting a signed contract for her current home.  Now she's in a complete panic!!!  Apparently, she needs to sell her current house in order to buy her new one.  She has a specific amount in her head that she wants to walk away with and is reluctant to do any substantial price drop...but she needs to sell sooner than later.  Ugh!  However, even though we reduced the price twice ($5,000 and $2,000) and even offered a $10,000 concession to one somewhat interested buyer, we still have no offers...not even a low ball, crazy offer.  New list price is $643,000.

At first, I wasn't as concerned because the average days on market in May in this area has been 92 days (as per our MLS). And it probably even longer because of the cemetery. But now time is of the essence! I even did a historical sale spreadsheet for her development that backs to the cemetery, pre and post pandemic. The only time it was quick was 2021 and until November of 2022...that crazy ship has sailed.....and those houses did not directly back up to the cemetery. The average time was between 73 and 182 days for similar houses in her development that back up to the cemetery (between 2018 and 2021)

However, now she wants to speed up the sale without dropping the price by another $20,000 that I suggested to entice the new group of buyers and maybe bring some others back.  She wants to speak to my Broker....she wants more alternatives of finding a buyer who is not concerned about the cemetery in the backyard.  I have considered a Broker Open House, but I know that the reason it's not selling is because of the cemetary.

This is the view from the kitchen sliders!

It's on two MLS (Staten Island MLS and Brooklyn MLS). It's all over the internet on every major real estate site. It's advertised in a major Chinese newspaper, Sing Tao (strong group of Chinese buyers in this area). The third Open House will take place on Sunday 6/19.

I am open to all ideas...

53 Chess Loop, Staten Island, NY 10306

It’s a development of all single family attached homes. Not a multi family apartment building 

I normally do a lease for the first year of the tenants occupancy.  Thereafter, it's month-to-month.  I'm reconsidering this method for several of my properties.  

If I haven't renewed a lease for a tenant beyond the first year, and they are now there 2+ years, would it be out of the ordinary to issue a new one now?  Why I am thinking about this now?  More so to avoid a tenant leaving in the late Fall/Winter months, when it's more difficult to find a tenant.

Actually, here in the NYC area, a lease has almost become a worthless document.  If a tenant wants to break a lease, the landlord has to prove that a new tenant has been diligently pursued at the same or higher rent before legal action can be taken against the existing tenant.  Also, new legislation is on the table which would make leases automatically renewable for the tenant.  Not sure if I just answered my own question.  However, I'd like to think that a good tenant who signs a lease will abide by it!

Interested in feedback!

Just listed my first property that not only backs up to a cemetery but the entire 32 unit, u-shaped development is surrounded by a cemetery.  There are no trees to mask the view of the tombstones which start about 5 feet from the back fence, including a panoramic view of the entire cemetery.  

I consulted with other agents who have sold properties as such and they recommended to let prospective buyer or buyer's agent know about the cemetery before scheduling a showing.   This is now shrinking the number of showings.  And, on top of that, I have a seller who is adamantly against an Open House.

I realize that such a location will definitely be a deal breaker for many prospective buyers.   Would like to hear from other agents who have had listings with a cemetery backyard view.  Any tips or experiences are greatly appreciated!  #IonlyNeedoneBuyer

I'm in the process of getting quotes to replace my existing gas boiler (for baseboard heating) and gas water heater with a combi boiler.  Specifically, the Navien NCB-H.  It's a two family property whereby each tenant controls their own thermostats....each apartment has it's own pump.

Has anyone installed this type of combi boiler and what has been your experience in terms of efficiency in providing heat and hot water and the cost savings.

Has anyone installed such a combi boiler in the NYC area and who have you used?  Have you installed smart thermostats that you can control through wifi or the landlord thermostat by CCF?

Finally, I'm having difficulty in determining if a permit is needed from the Department of Buildings to replace an existing gas boiler....it's replacing the existing boiler and water heater in the same area of the current units.  The company I'm thinking about using, run by a Master Plumber, says I should get one to avoid any DOB possible surprise inspections...this is at a cost of $2,500.  I can't find anything on the DOB site that says I need a permit especially if I use a licensed Master Plumber.  So confusing!!!

Thanks!

It’s not $200. It’s $800 because it’s a wall sleeve unit which can be retrofitted into the sleeve

I’m getting the message and that’s why I’m on this forum to see what other owners do

Thank you for the feedback😊