Announcement

**Anne** · 10-19-2018, 08:36 PM

II. BUILDING SERVICES

BUILDINGLINK

BuildingLink is an Internet-based system that manages communication between the building managers, building staff and residents. The program runs on a secure web server, giving residents the option to access their property’s data and authorized functions from anywhere at any time. Visit www.dolceapartments.com and log in with your unique user name and password.

Below are some of the features BuildingLink offers:

Guest access and authorized residents
Key log
Resident contact and emergency contact information
Submission and tracking of maintenance requests
Library containing building documents including: Financials, Resident’s Manual, Building policies, Alteration, Sale and Sublet documents, Recycling information, etc.
Resource reservation notification to the staff
Package notification and tracking from the front desk
Electronic display with package, dry cleaning and overnight envelope notification by apartment in the mailroom
Resident communication with building and management

BULLETIN BOARD

There is a bulletin board in the mailroom reserved for building notices. Residents should check the bulletin board periodically for notices of interest to them.
Residents may post notices on the bulletin board in BuildingLink or in the Laundry Room only.

CABLE TELEVISION / BROADBAND / PHONE

The providers listed below services this building with cable for television, phone and Broadband Internet access. They charge a monthly fee for each service and are paid by each resident directly. For further information, contact:

RCN at 1-800-746-4726
Time Warner Cable of New York City at 212-358-0900.
Verizon FIOS at 1-800-837-4966.

LAUNDRY ROOM – Open 24 hours

The laundry room is located in the basement. It is equipped with card-operated washing machines and dryers. Hercules Laundry services the machines. If you experience any problems, please notify the building staff immediately.
All machines are available on a first come, first serve basis.
Be considerate of the next person by removing your clothes at the proper time. If you do not remove your clothes in a timely manner your clothes may be relocated.
Using dyes is not permitted in any washing machine
Please use bleach only in the designated machines
Leave the machines clean for your neighbor.
Laundry carts are available but please be considerate and return them promptly.
For your safety, the laundry room is under 24 hour surveillance.

LIBRARY

There is a shared library located in the mailroom which is available to all Residents on an as-desired basis to keep or borrow. All residents are welcome to donate materials to the library.

PACKAGE ROOM AND DELIVERIES

All packages are delivered and accepted by the Lobby attendant unless otherwise instructed by you not to accept. If you are not home when your package arrives, the Lobby attendant will sign for and record the information into the BuildingLink system. Your package will be placed in the Package Room and you will be notified of its arrival through BuildingLink, and verbally by the doorman. In addition, the mailroom has an electronic display of your delivery items(s) by apartment number. All packages must be signed for when the doorman hands it to you. Additionally, the building offers, strictly as an accommodation to residents, mail to be held at the front desk if it is oversized or if a resident’s mailbox is too full. It should be noted that the aforementioned policies are strictly an accommodation with no implied liability to the cooperative and its agents.

By signing for your packages or accepting your mail the lobby attendant and the Corporation are not responsible for your items.

The lobby attendant will announce all messengers and delivery persons. Your permission must be granted prior to them proceeding to your apartment.
Furniture, appliances, trunks and heavy baggage are to be delivered or removed from the building through the 111th Street entrance, M-F, 9:00 AM - 5:00 PM. No furniture or appliances may be delivered on the weekend.
If you are going away and would like the staff to accept mail from the mailman that will not fit in your mailbox you must fill out a form available from the doorman. The building is not responsible for lost mail held in the Package Room.
Mail received and logged in will be held at the front desk as space permits, but for a maximum of two weeks. After this two week period, if the mail is not claimed, the staff has the right to place the bundle of mail inside the apartment of the recipient.
Packages received and signed for at the front desk will be held in the package room as space permits, but for a maximum of one week. After this one week period, if the package is not claimed, the staff has the right to place the package inside the apartment of the recipient.
If an item is too large to be held inside the package room, the resident will be contacted by the building staff. If the resident cannot be reached and prior arrangements were not made, the staff may need to refuse the delivery if they deem the item unmanageable.

**Anne** · 10-19-2018, 09:06 PM

III. HOUSE RULES

These House Rules are designed to let us all live comfortably, securely and safely together, as well as to protect our investment. The majority of the rules are common sense and common courtesy. Any deviation from the House Rules first requires the written consent of the Board of Directors. The Board retains the right to revoke such consent at any time.

These House Rules may be amended or repealed by resolution of the Board of Directors. Violation of the House Rules may result in the imposition of fines, and/or the termination of your Proprietary Lease.

APARTMENT ACCESS AND SPARE KEY

The building maintains Apartment Access authorization for the essential security of all residents while allowing appropriate access to your apartment as you designate. Your authorization is required for any guest that has unsupervised access to your apartment. You may enter this information into BuildingLink or communicate this to the front desk to enter into BuildingLink on your behalf. To make sure your access instructions are followed and communicated clearly to the doormen we have created four (4) access categories under the front desk instructions in BuildingLink:

Do not allow: The doorman will not allow any person(s) on this list to go to your apartment until told otherwise.
Temporary access: The person(s) you wish to give temporary access to will have access until a certain date. You will indicate the date at which their access to your apartment will expire or need to be renewed. An example would be allowing a construction worker to have temporary access for 2 weeks while you are renovating your apartment or a friend in town for the week.
Domestic employees: Persons allowed in your apartment on a regular basis that work for you. A few examples would be a dog walker, nanny or cleaning person.
Permission To Enter – Always Allowed: These are people that are allowed in your apartment on a recurring, yet non–permanent, basis and there is no expiration date. An example would be your parent, brother, sister or friend. For a guest who may become a more permanent resident, see Guest/Sublet Policy under House Rules. 7 Residents are welcome to leave one or more sets of courtesy keys with the doorman. Keys are securely maintained for disbursement only as clearly designated by your Apartment Access info and is logged online in the doormen’s BuildingLink Key Log. Keys are further protected by a doubleblind identification mechanism should they be inadvertently misplaced by a resident or guest.

DOOR LOCKS AND EMERGENCY KEYS

All residents must leave at least one full set of keys (i.e.; top & bottom lock) to their apartment with the Building Manager for emergency access.

Any shareholder or resident who changes the lock on an apartment door without notifying the Building Manager and leaving a full set of keys is liable for; locksmith’s cost incurred to gain access, damage to the door(s) and for damage to other residents' property and other parts of the building caused by the delay in obtaining access to the apartment in the event of an emergency.

EXTERMINATOR

A professional exterminator is in the building once a week. The exterminating is done by a private service and is paid for by the Corporation.
If your apartment needs the exterminator's services, request the service via BuildingLink or sign up with the Lobby attendant.
In addition to the above discretionary extermination, the Corporation has the right to enter any apartment to inspect, control and exterminate vermin, insects, rodents or other pests.
Public hallways and the basement are exterminated on a consistent basis. Do not put any type of poisons on the outside of doorsills.

BEDBUG POLICY

Any resident who knows or suspects a bedbug infestation must inform the Superintendent in writing or via BuildingLink as soon as they become aware of the infestation.
The Co-op Superintendent will have immediate access to the apartment and promptly engage a bed bug extermination company licensed by the NY DEC (New York State Department of Environmental Conservation) and oversee the remediation of the infestation.
This is a serious issue. If, in the opinion of our professional exterminator, personal items need to be discarded, the Shareholder is obligated to do so.
All costs associated with remediation are borne by the resident.
Care must be taken during remediation to assure that other areas of the building are not put at risk of infestation. Residents may not discard furniture or belongings in the common areas of the building. Management may prohibit building staff from servicing or entering affected apartments while remediation is ongoing.
If Management discovers an infestation that has not been reported, Management will engage an exterminator and back-charge the resident.
Upon being informed of an infestation, Management will send letters to neighbors on the floor of the infestation, as well as the floors below and above. The letter will alert residents to an infestation in the area. No action is required of neighbors or Management other than notification.
A resident with an infestation is encouraged to notify neighbors directly, in addition to the required notification of Management.
Management has the right to perform an inspection when remediation is completed as well as quarterly for the year following remediation. If such inspection reveals the continued existence of bedbugs, Management will repeat the process.
Prior to removing a mattress and box spring from the apartment, the shareholder must enclose them in a special mattress plastic bag available from the Resident Manager. The cost of the bags will be charged to the shareholder’s account.

GARBAGE, RECYCLING AND REFUSE

Dolce actively participates in New York City’s recycling goals and as the Building is subject to Sanitation Department fines, residents are urged to re-examine their disposal methods for their household refuse. (http://www.nyc.gov/html/nycwasteless...ome/home.shtml)

Each of the (A) Garbage Chute, (B) Utility Sink and (C) Plastic Bins serve a separate and distinct purpose. Each resident is urged to remain considerate of their neighbors and the Building Staff by disposing of items appropriately AND separately. Detailed NYC Recycling Program instructions are posted in each disposal room OR ask the Building Staff for help.

1. The following non-recyclable, non-disposable refuse is required to be placed neatly in the compactor room under the utility sink for pickup; not in the chute:

Pressurized materials (i.e. aerosol cans)
Paint, batteries or other flammable items Closed cans
Syringes: capped AND placed within a capped plastic or glass bottle
Wood crates, sticks, boards, or other solid matter

2. The following “PAPER” recyclables are required to be placed neatly in the large blue recycling container and removed from any PLASTIC bags:

Shipping cartons, gift boxes
The paper & cardboard portion of dry-cleaning hangars
Newspapers, magazines, envelopes and other paper recyclables
Please note that paper with food waste (paper plates, cups, pizza boxes, etc.) is NOT recyclables and should be disposed of properly.

3. The following “PLASTIC/METAL/GLASS” recyclables are required to be placed neatly in the small blue bins for plastic/metal recycling and removed from any PAPER bags:

Wire hangers, stripped of any paper or cardboard wrappings
Milk cartons (both plastic & paper)
Metal and plastic cans, bottles, containers and like tops (no corks) Plastic bags or wrappings

4. Dolce takes part in the E-cycle NYC program for proper disposal of personal electronic equipment. ALL electronics, especially printers, computers, etc. should be disposed of in the marked bin near the laundry room in the basement.

5. Cat Litter: Please double bag cat litter before placing it in the compactor chute. DO NOT flush cat litter down your toilet as it expands with contact to water and may cause your toilet to clog and overflow.

6. All garbage should be well drained and wrapped or bagged in a package to fit easily in the chute. The bag should not drip or burst while being carried to and deposited in the chute.

7. Vacuum cleaner bags should not be emptied directly into the chute; such dirt or powdered waste should be securely wrapped or bagged before disposal.

8. Do not throw lit cigarettes, cigars or other smoldering objects down the chute.

9. Contact the Building Manager for disposal of materials from construction work (i.e., wood, plasterboard, etc.).

10. If the chute is blocked, inform the front desk.

11. If the garbage room is full please report to the doorman. Do not leave any garbage or boxes in the hallway outside the garbage room.

12. To minimize potential fire hazards please follow the notices about Christmas tree disposal that are posted during the holiday season.

13. In order to ensure peace and quiet during normal slumber hours, no garbage should be placed in the chute between 11:00 PM and 7:30 AM.

14. Residents shall familiarize their housekeepers with these rules and endeavor to see that they are followed.

15. On occasion the Board, the Building Manager or the Managing Agent may also post special instructions, which must be followed for disposing of garbage and refuse.

16. For clothing, shoes, blankets, sheets, towels or any fabric recycling, a bin is located in the basement outside the laundry room. Please do not discard these items in the trash.

17.Dolce participates with the DSNY Zero Waste program and provides a bin for composting of food scraps. This bin is located in the basement outside of the laundry room.

**Anne** · 10-19-2018, 09:07 PM

INSURANCE

The Corporation carries insurance, which insures the structure itself and all public areas only. The Corporation also carries liability insurance, which insures it against any claims resulting from accidents occurring in public areas or on the surrounding sidewalks. The Corporation's insurance does not cover residents’ personal property including but not limited to all contents, fixtures and appliances inside the apartment walls, or legal actions brought against individual apartment owners. All residents must carry a minimum of $250,000 of their own liability insurance policy and proof of homeowner’s policy must also be provided. Each year upon renewal of your insurance policy, the insured party must mail, email or fax to the Managing Agent proof of the insurance. The expiration date of your policy on file with the management company is noted on your maintenance bill. Management will notify you in advance of your upcoming expiration. If the proof of renewed insurance is not received by the expiration date of the policy on file in the Management office an administrative fee of $250 will be imposed on the shareholder. If after 15 days we have still not received your renewal you will receive an additional fee of $500.00 per month until such proof is provided. If renewal insurance is not received after four months, legal action may be initiated against the shareholder. If legal action is initiated the shareholder will be responsible for all related costs.

MAINTENANCE FEES

Prompt payment of monthly maintenance charges is vitally important for the financial health of the Dolce Apartments Corp. Accordingly:

Orton uses Clickpay.com as its resident payment processing service. We recommend that shareholders sign up for automatic electronic debit (ACH) through clickpay.com for automatic payment of the monthly charges, but a one-time payment can also be made. Payment can also be made through Clickpay via credit card but a service fee is collected by Clickpay for this option.; Information about Clickpay.com’s services is found in the BuildingLink library or from the Managing Agent’s Accounts Receivable Dept. (see pg. 1)
Any payments by check must be made payable to the Dolce Apartment Corp., and must be mailed to the address indicated on your monthly statement.
Payments are due on the first of every month. Payments received after the fifteenth day of the month will be subject to a $100 late fee.
If payment is not received by the fifteenth of the month, the Managing Agent will send a letter advising the shareholder of the late fee charge and that this charge will appear on the next month’s maintenance bill. In addition this letter will also include specific payment deadlines that must be met. If these deadlines are not adhered to, the matter will be forwarded to the building attorney for collection and, if necessary, legal action will be taken.
All late charges are considered additional maintenance. Failure to pay the late charge will subject the shareholder to further late charges. Consistent late payment may cause the Board to require the shareholder to submit to the Managing Agent a specified sum as maintenance security.
All other charges that appear on maintenance bills (i.e., special assessments, sublet fees, apartment repairs, professional fees, etc.) are also considered part of the maintenance bill and must be paid IN FULL and ON TIME to avoid late fee assessments.
If legal action is initiated to collect unpaid maintenance, the shareholder will be responsible for all related costs.

FIRE PREVENTION

Each shareholder is required to exercise all necessary precautions including possessing functioning smoke detectors and to carry out preventive maintenance to reduce the possibility of fire.
It is urged that shareholders keep a small dry chemical fire extinguisher in their apartments, preferably in or near the kitchen.
Of particular importance please note:

Do not overload electrical outlets
Keep oven and stove clean of excess grease
Test your smoke alarms periodically
Handle cigarettes and cigars with care and extinguish them completely. No cigarettes lit or otherwise are to be thrown out the window. This is a fire hazard and can cause damage to the roof and terraces below.

NOISE

No shareholder, resident or guest shall make or allow any disturbing noise that interferes unreasonably with the rights, comfort, or convenience of others.
This prohibition is especially applicable to, but not limited to, the loud playing of musical instruments, stereos, radios and TV sets between the hours of 11:00 P.M. and 8:00 A.M.
Apartment doors should be closed quietly.
Residents may not practice (or allow to be practiced) vocal or instrumental music for more than two hours in any day or between the hours of 9:00 P.M. and 8:00 A.M. Such practicing should not disturb the peace and comfort of others.
80% of any individual room, foyer or hallway floor area, excluding bathrooms, non-eat-in kitchens and non-walk-in closets, must be covered with soft covering such as rugs or carpeting laid over padding at least one-half inch (1/2”) in thickness, or with other equally effective, noise reducing material as may be necessary to absorb sound. Extra floor padding must be used in high traffic areas and under frequently moved furniture in order to muffle annoying sounds. Eat-in kitchens, walk-in closets, dining areas and dinettes are not exempt from this rule and must conform to the 80% coverage standard. In addition, the floor area under all tables, chairs, stools, benches or other frequently moved furniture must be 100% covered or soft pads must be installed on the bottom of the legs of all tables, chairs and other moveable furniture.
Where other than building standard wood flooring is installed by or on behalf of any lessee (e.g. tile, linoleum, slate, marble, etc.) an adequate and Board approved underlayment of sound-absorbent material must be used.
Floor covering is generally not required on such lessee installed flooring if Board-approved, underlayment of sound-absorbent material is installed. Soft pads must be installed on the bottom of the legs of all tables, chairs and moveable furniture so that movement noise on the uncovered floor is minimized. Covering may be required in the event of a noise complaint.
A lessee disturbed by noise from a neighboring apartment should alert the doorman, who will call the neighboring shareholder and make them aware that they are disturbing their neighbor. The complaint will be referred to management for investigation. Should the noise persist, the complaining shareholder should then send their complaint in writing to management. The lessee of the apartment that is the subject of the disturbance complaint shall make that apartment available for inspection by the managing agent within three (3) business days after request by the managing agent. If the managing agent finds that the noise complaint is justified, the managing agent may direct that the lessee of the apartment causing the disturbance implement such cure as the managing agent deems appropriate. This remedy directed by the managing agent will be based on the furniture and equipment in the apartment, as well as the condition of the floors and existing floor covering. Such remedy may include (but is not limited to) the installation of such additional floor covering and padding as the managing agent shall direct and/or other measures designed to mitigate the noise transmitted to the neighboring apartment. If warranted, the remedy may include requiring the installation of floor covering or additional floor covering and padding over lessee installed floors.
When having a party, make sure to advise the Doorman and the surrounding apartments including floors above and below you. If you do not want to be called when each guest arrives please leave a guest list with the doorman. Your party should end at a reasonable hour.
No construction or alterations involving noise whether performed by the shareholder or their outside contractor is to be conducted in any apartment on weekends or legal holidays. Such work on weekdays is permitted only between 9:00 A.M and 5:00 P.M (see ALTERATIONS AND RENOVATIONS SECTION). Violation of this policy will result in fines that will appear on your monthly maintenance bill. For additional information refer to: http://nyc.gov/html/dep/html/air_and_noise/index.shtml

**Anne** · 10-19-2018, 09:20 PM

SMOKING

To ensure the right of Shareholders to exercise their rights to smoke if they should choose to do so, while ensuring that no Shareholder or resident is negatively impacted by smoking, the following policies have been adopted:

Smoking is prohibited (in accordance with New York City law) in all common, indoor areas of the building, including, hallways, elevators, stairwells, lobbies, laundry rooms, and work and break areas for the staff, on the roof, on any public roof deck, on the steps of the building, or within 10 feet of the entrance to the residential portions of the building.
Smoking is permitted within apartments, but the Shareholder or resident must assure that no smoke or odor from smoking emanates from the apartment into any other apartment, hallway or other public area of the building. In connection with this obligation, a resident who smokes or permits a member of his or her household or a visitor to smoke in the apartment is required to take steps to avoid the escape of smoke or odors from the apartment, including, using air purifiers, sealing openings from which smoke may escape the apartment, and installing such equipment as may be necessary to assure that smoke and odors do not escape from the apartment.

PROCEDURES FOR ADDRESSING SMOKING COMPLAINTS

Residents who observe smoking in any public area of the building or who are disturbed by smoke or odors of smoking that emanate from another apartment in the building should promptly report their observations to building staff at the front desk. The staff will record the observation, contact the resident, and notify Management according to established protocols.
Upon receipt of a complaint of smoking in violation of this policy, Management shall notify the responsible party of the receipt of the complaint, request compliance with the policy, and in instances involving complaints of smoke or odors of smoking that emanate from apartments, offer the assistance of Management to evaluate the apartment and make recommendations for compliance with the policy.
Upon receipt of a second or subsequent complaint of smoking in violation of this policy by the same resident or member of the resident’s household or visitor: a. In an area of the building in which all smoking is prohibited, Management shall refer the matter to counsel for the Corporation for appropriate action. b. In an apartment, Management shall request an inspection of the apartment and make recommendations to the resident of actions to be taken to comply with the policy. Refusal to permit inspection will be treated as an admission of the violation, which will be referred to legal counsel.
If a resident continues to smoke or permits smoking in the resident’s apartment, and smoke or odors of smoking escape from the apartment in violation of this policy, Management shall refer the situation to counsel to compel compliance. All resulting legal fees incurred by the Corporation will be the responsibility of the proprietary lessee.
For purposes of this policy, the term “smoking” shall mean inhaling, exhaling, burning, carrying, using or permitting the use of any lighted or electronic cigarette, cigar, pipe, or other lighted object or device that contains tobacco, tobacco products, incense, or any other substance burned or intended to be burned for human inhalation, consumption or use.

PETS

Dolce has always been a pet friendly building and we would like it to remain so. As the dog and other pet population increases, it is important that we identify some basic rules and common courtesies that will continue to allow both pet and non-pet owners to enjoy their homes. Please input your pet type and name into the BuildingLink system, or advise the doorman to do it for you. Although these rules refer only to dogs they apply equally to any domestic animal.

Dogs and their owners / walkers / caregivers, etc. are expected to observe the following etiquette while in public areas:

Dogs must be on a short leash or carried while in any public area of the building.
It is the dog owner or caretaker’s responsibility to control their dog(s) in such a way as not to bother or touch a neighbor, visitor or staff member unless invited to do so.
Dogs are not allowed to run or play in any public areas of the building such as the lobby, hallways, stairs, and basement or on the common roof deck of the building.
If your pet has an accident in the lobby, hallway or elevators and you are unable to handle both the pet and the accident, please report it to the doorman immediately.

The following procedure should be followed while entering/exiting the elevator with your pet:

After pressing the call button for the elevator, the dog handler is to step away from the elevator door to prevent any unexpected altercations between your dog and a dog that may already be on the elevator.
If a dog is already in the elevator, please ask the other dog handler if it is safe to enter the elevator with your dog. If not, please wait for the next elevator.
As you enter the elevator, if other people or dogs are already in the elevator please make sure your dog is tightly controlled.
After entering the elevator keep your dog in a seated position close to you, preferably in the back corner of the elevator.
When exiting the elevator please make every attempt to let the other passengers exit first and be aware if there are dogs in the lobby or hallway and again keep your dog close to you.

General rules and regulations:

Although dogs do bark from time to time for various reasons they should not be allowed to bark for extended periods of time. (for guidance, see NYC Code p19 at www.nyc.gov/dep)
Residents should NOT allow their pets to urinate on the sidewalk or plants near the 10th or 11th Street building entrances. Please walk your pet to the curb and clean up after them as required by NYC law.
No dogs can be left in the care of the doorman at the front desk.
Residents will be held responsible for damage caused by their pets.
If you hire a dog walker to attend to your pet you must inform this person of the building rules and you will be responsible for their compliance with these rules.
No apartment in the building can be used for the purpose of a boarding business.
All pets and their areas should be kept clean and odor free to avoid odors infiltrating other apartments or common areas.

REPAIRS AND MAINTENANCE

1. The following items are repaired and maintained at no charge to the shareholder:

Weekly extermination.
Graphite for key tumblers (locks)
Clearing of ORIGINAL clogged drains or slow drains that are inside the walls. Building staff will plunge drains, however, if any further action needs to be taken the Shareholder is responsible. In addition, anything outside of the walls is the Shareholder’s responsibility. DO NOT POUR UNDER ANY CIRCUMSTANCES CHEMICALS SUCH AS DRANO, LIQUID PLUMBER ETC. OR ANY CAUSTIC SUBSTANCE DOWN THE DRAIN.
Heating System.
Combination smoke and carbon monoxide detector batteries.
Common Areas maintained (i.e., hallways, laundry room, roof deck, lobby). Building exteriors.
Original windows, windowpanes, window frames, sashes and sills unless they have been replaced by shareholders.
Apartment entrance and terrace doors, frames and saddles. When you need one of the above services performed or an item repaired or maintained, request the service via BuildingLink or fill out the form kept at the lobby desk.

2. Shareholders are responsible for the repair and maintenance of the following:

Interior walls, floors, ceilings,
Apartment locks.
Plumbing, heating fixtures and equipment including:
Refrigerators, Dishwashers, Ranges and any other appliances in the apartment 15
Maintenance, repair and replacement of all:
- Electrical fixtures
- Electrical appliances and equipment
- Combination smoke and carbon monoxide detectors
- Fuse boxes or circuit breakers
- Electrical wiring and conduits from the riser into and through the apartment
- Painting and decorating apartment interiors.
- Special extermination beyond normal services.
- Windows, windowpanes, window frames, sashes and sills, radiators and branch pipes if they have been replaced by shareholders

**Anne** · 10-19-2018, 09:39 PM

SECURITY

If you expect more than 10 visitors and do not wish to have each one announced give the lobby attendant a list of the names and he will check them off as they arrive.
Never leave doors unlocked.
Do not open your doors without identifying the caller by voice as well as by sight through the door viewer.
Immediately notify the lobby attendant if an unidentified person appears at your door – such as a delivery person attempting to stuff additional menus under your door.
When you leave your apartment for more than a short while, close and secure all windows.
Each shareholder has a responsibility to support the lobby attendant in carrying out his duties of announcing all visitors and messengers.

BUILDING STAFF

During an employee's working hours, residents are not permitted to use the services of building employees for private business.
As a guideline, tipping a staff member for personal work done during off duty hours or for deserving employees in recognition of conscientious service is always appreciated and is helpful in retaining a good staff.
Complaints regarding the service of the building are to be made in writing directly to the Building Manager or Managing Agent and not to any other employee of the building.
Employees are instructed and tenants are requested to report any infractions of these House Rules to the Building Manager or to the Managing Agent.
If a shareholder does not obtain satisfaction from the Building Manager or Managing Agent, please write to the Board of Directors and leave your sealed note with the doorman.

OCCUPANCY/USE OF PREMISES

The policy for permitted residents, guests and subletting as indicated in the Proprietary Lease and current Building Policy adopted through Board resolutions, is intended to meet the security needs of the building, while balancing the right to privacy of all shareholders and other permanent residents. All current guest & subletting policies are in the BuildingLink library, or you may request a copy from the Managing Agent. All shareholders should be aware of the following provisions.

PERMANENT RESIDENTS

If a Shareholder is living in their apartment and gives permission to have a family member, domestic partner, or domestic employee live in the apartment with the Shareholder for more than 90 days, that person(s) is considered to be a Permanent Resident. The Board is to be notified of any new permanent residents and the building manager will then add the person(s) contact information into BuildingLink. Domestic partners, domestic employees, and/or family members of Shareholders (defined as spouse, children, grandchildren, parents, grandparents, brothers and sisters) do not require consent of the building to reside in the apartment with the Shareholder; only notification to the Board is required. All other prospective permanent residents require Board approval.

The Shareholder will notify the Board of any changes to the permanent residents in the apartment. The Building Manager will then update the file in BuildingLink at which time the Shareholder can update all further details.

In no event may more than one married couple or more than one unrelated couple permanently reside in the apartment at any one time.

GUESTS

Shareholders have an affirmative obligation to notify management when they intend to have a guest stay in the apartment with them for more than 30 days. Guests may stay in the apartment with the shareholder for up to 30 days without Board consent.
Shareholders may have a guest stay in their apartment without them for up to 10 days without Board approval. The shareholder must notify management in writing at least three weeks prior to the guest’s arrival with the name of the guest, their relationship to the guest and the exact dates the guest will reside in the apartment. A Board interview may be required unless the person is an immediate family member. A shareholder who allows a guest to stay in their apartment without them and without prior Board approval will be charged a fine of $500.
Shareholders may not have guests residing in their apartment for more than 30 days in a calendar year. A shareholder who has frequent guests in their absence and exceeds 30 days per calendar year will lose their guest privileges and will be fined $500.
If a guest intends to stay in the apartment without the shareholder for more than 30 days it is considered a sublet and a sublet application and interview are required. An automatic fine of $500 will be charged to any shareholder who allows a guest to stay in their apartment for more than 30 days. A person who pays money or gives other consideration to the Shareholder without the Shareholder present is a subtenant regardless of the length of stay or the relationship with the Shareholder. Short-term rentals of any kind (e.g. home swap, VRBO, AirBNB etc.) are strictly prohibited.

It remains the responsibility of the Shareholder to advise all their guests or permanent residents of the building’s House Rules.

SUBLETTING YOUR APARTMENT

When a shareholder wishes to sublet, he or she should review the buildings sublet policy and obtain the sublet package from the BuildingLink library, and/or contact the closing department who can send you the policy and the sublet package. The shareholder must comply with the following conditions:

Maintenance payments shall continue to be made directly to the Managing Agent only by the shareholder, not by the subletting tenant. Shareholder will be required to make their monthly maintenance and sublet charges via ACH.
No more than two (2) unrelated persons in a one-bedroom apartment and three (3) unrelated persons in two or three bedroom apartments will be permitted.
All subtenants must carry the same homeowners and liability insurance as shareholders. (See insurance section page 8)
For security reasons, background checks for new subtenants may be required prior to board approval. Please contact the closing department to make the necessary arrangements.
Failure to comply with these conditions subjects the shareholder to a $500 penalty and possible termination of the Proprietary Lease in accordance with the terms of the Lease.
The permitted time period for subletting is no more than five (5) consecutive years without a 2 year break. Each lease must be one year with each/any renewal requiring board approval. Shareholders may request and the board will consider exceptions to the 5 year limit but approval of the extension is at the sole and complete discretion of the Board of Directors.
Rental between shareholders under special circumstances such as construction, moving or other short term situations are exempt from the 1 year lease requirement. Such sublets will also benefit from a streamlined sublet package.
Ninety (90) days prior to the expiration of an approved sublet term, shareholder(s) may reapply to the Corporation for a sublet extension or a new tenant. Approval of a sublet extension or new tenant shall in all cases be deemed subject to the sole and complete discretion of the Board of Directors.
The shareholder shall have the subtenant complete all required subletting documents and return the completed package to the Closing Coordinator.
The subtenant must be interviewed and approved prior to moving into the building.
Shareholders will be charged a monthly fee for the right to sublet their apartment. The Closing Coordinator can be contacted for a schedule of these fees. In the event the lease is broken prior to expiration for any reason, the shareholder will be billed the sublet fee for the balance of the current lease. The shareholder may submit a new lease application that (may or may not be granted). If approved, the new rate will be based on the rate of the next renewal sublet fee.
Shareholders must collect from their subtenant(s) the $650 move-in fee, $500 damage deposit and the $650 move-out fee. No checks will be accepted from sublet tenants. The shareholder must submit these funds prior to the subtenant(s) moving in. The shareholder must submit the $500 damage deposit prior to the subtenant(s) move out
Each Shareholder who sublets an apartment shall remain responsible for performing repairs in the apartment as required by the proprietary lease. The Shareholder shall ensure that their contact information is current with the corporation’s managing agent, and that the keys being held with the building manager are correct in order to facilitate prompt contact or access in the event of an emergency or if a repair is required.
Prior to subletting the apartment it must be inspected by the building superintendent

**Anne** · 10-19-2018, 09:40 PM

MARKETING YOUR APARTMENT FOR SALE

Notify the Building Manager through BuildingLink or in person of your intent to sell your apartment. Please also inform the Building Manager when your apartment is sold.

OPEN HOUSE

The Open House policy and form are available in the BuildingLink library and/or with the Building Manager.

To have an Open House for your apartment, you must enter the dates/times into the “Resource Reservation” section of BuildingLink, or contact the Building Manager. OPEN HOUSES should be conducted on weekdays prior to 8 PM or on weekends between 11 AM and 4 PM.
All prospective purchasers must be accompanied TO and FROM the Lobby by a resident or the resident’s Sales Agent or their representative, including for visits to the building’s laundry room and common roof deck. For this reason, the Lobby Attendant will request prospective buyers to wait in the Lobby OR – as recommended, request that your Sales Agent host Open Houses with more than one representative.

SELLING YOUR APARTMENT

When a shareholder wishes to sell, he or she may print the sale package located in the BuildingLink Library and/or contact the Closing Coordinator who can send you the package. The shareholder and prospective purchaser should return the completed package to the Closing Coordinator.
Should the prospective purchaser be an existing shareholder, please notify the Closing Coordinator to benefit from a streamlined process and documentation.
When the Closing Coordinator receives the above documents, he/she will review them including ordering credit and background checks and then forward to the Board.
The Board will then review and act upon the completed application. An interview will be set up with the prospective purchaser(s). The Closing Coordinator will inform the seller and buyer of the Board’s final decision.
The closing date must be set with the Closing Coordinator. All applicable fees will be collected at the closing. Please see sale package for the details of these fees.
No sale package will be accepted and no sale can close if there are open DOB filings.

REFINANCING YOUR APARTMENT

When a shareholder wishes to refinance, he or she may print the refinance package located in the BuildingLink Library and/or contact the Closing Coordinator who can send you the package. The Shareholder should return the completed package to the Closing Coordinator. Please note: If you are refinancing for a lower rate but the same mortgage amount and terms and your monthly payments are equal to or less than your existing mortgage, please notify the closing coordinator as a streamlined process has been implemented.
When the Closing Coordinator receives the above documents, he/she will review them and send copies to the Board.
The Board will then review and act upon the completed application. The Closing Coordinator will inform the shareholder of the Board’s final decision. Please note there are fees associated with this process.

ALTERATIONS: DECORATIVE AND RENOVATIONS

When a shareholder wishes to make alterations or renovations they should first familiarize themselves with the alteration documents located in the BuildingLink library, or contact the Building Manager and/or Managing Agent to determine the scope of the work and how best to proceed. This applies to work being performed by the shareholder or their outside contractor. The corporation has two alteration agreements: one for minor or decorative alterations and one for major renovations (both agreements can be found in the BuildingLink library).
An example of Decorative work may include painting, refinishing of floors, wallpapering etc. An example of Alteration or Renovation would include replacing existing plumbing or electrical as well as anything involving the changing or displacement of apartment walls.
Prior to any work commencing: a. The Alteration procedures document must be signed and sent to Orton’s Alteration Department. b. The appropriate Alteration agreement must be signed and submitted with all required documents and fees to Ortons Alteration Department. c. Clearance to proceed on Renovations will be provided via Orton’s Alteration Department once the building professionals have approved the plans and your deposit is received. d. Clearance to proceed on Decorative changes will be provided via Orton's Alteration Department once your deposit is received. e. Shareholder must be in good standing including current on maintenance and have submitted proof of insurance. f. Your project will be scheduled based on the amount of other renovations taking place in the building and may not be able to commence immediately after approval.
Please note there are fees and deposits associated with this process. Your alteration may require at the shareholder’s expense the building’s architect and/or engineer to review the plans and to inspect the work during construction and upon completion. Fees charged must be current before work can commence. Any additional fees charged during construction must be promptly paid or the project will be stopped.
Shareholders doing a substantial renovation which requires Department of Building sign off upon completion will be required to submit a minimum $5,000.00 deposit. If they fail to close out the DOB application within six months from the completion of the renovation management will charge an administrative fee that will be deducted from the deposit. This fee may be up to and including the entire deposit. The deposit will not be retuned until all signoff’s are received. If signoff is not received after 1 year management reserves the right to use the deposit funds to hire an expediter to obtain the sign off.
Failure to comply with this procedure and the alteration agreement is a violation of your proprietary lease. This will result in, but is not limited to, a work stoppage; and potentially corrective measures at the shareholders expense.

APARTMENT EQUIPMENT

Residents require written approval from the Managing Agent to install air conditioning devices, washing machines, or other major appliances.
No resident is to permit a ventilator, air conditioning device or major appliance to leak or make excessive noise that disturbs or interferes with the rights, comfort or convenience of other residents in accordance with NYC regulations. (www.nyc.gov/dep)
If a shareholder or resident fails to keep equipment in good repair, and the lack of repair affects other apartments, the Board has the right to have the repairs made or have the equipment removed. The shareholder will be duly charged. Such equipment cannot be replaced until all charges have been paid and the Board gives its written consent.
No garbage disposals are allowed. If found you will be required to remove at your expense.

WINDOWS, TERRACES & ROOF DECKS

No exterior shades, awnings, window guards (other than required by law), ventilators, fans or any air conditioning devices are to be used on or about the building except those which have been approved in writing by the Board of Directors or the Managing Agent.
Nothing is to be hung, thrown, or shaken from the doors, windows or terraces or placed upon the outside windowsills of the building. No cigarettes lit or otherwise are to be thrown out the window. This is a fire hazard and can cause damage to the roof and terraces below.
Keeping bird feeders on windowsills or terraces or otherwise feeding pigeons, other birds or other animals from windows or terraces is prohibited.
No radio or television aerial is to be attached to or hung from the exterior of the building.
No sign, notice, advertisement or illumination is to be inscribed or posted on or at any window, terraces or other part of the building.
Shareholders are to keep their windows clean. In case of refusal or neglect, the Corporation has the right, after 10 days written notice, to have them cleaned and to charge the shareholder.
Shareholders shall only install plantings on a terrace balcony after first obtaining written approval from the Corporation. Please contact the Resident Manager and/or the Managing Agent for the Terrace Rider to the alteration agreement. Any damages caused by these plantings shall be the shareholder’s responsibility.
Propane barbequing of any kind is prohibited per NYC Regulations.
Barbeques using charcoal and or lighter fluid will not be permitted for apartments located on the 1 st Floor. Alternative means of barbequing such as electric is permitted.

**Anne** · 10-19-2018, 09:41 PM

MOVING / FURNITURE DELIVERY

All residents moving in or out of Dolce must notify both the Managing Agent and the Building Manager through the “Resource Reservation” section in BuildingLink or in person one week before the scheduled move. Failure to do so could result in an elevator not being available to you.
Moving is limited to the time between 9:00 A.M. and 5:00 P.M., Monday through Friday, excluding holidays. For those unable to move during these hours, the Board of Directors will review special requests.
If using a moving company a certificate of insurance must be provided prior to the move. Details are included in your sale or sublet package. Please contact the Resident Manager if you need another copy.
Shareholders who are moving in or out are required to pay a move fee of Six Hundred and Fifty Dollars ($650) and a refundable damage deposit of five hundred dollars ($500). Your checks or money orders should be made payable to Dolce Apartment Corps. When moving out the move-out fee and deposit must be delivered to the Managing Agent or Superintendent not less than one week prior to the move.
Shareholders who are subletting must collect from their subtenant(s) the $650 move-in fee, $500 damage deposit and the $650 move-out fee. No checks will be accepted from sublet tenants. The shareholder must submit these funds prior to the subtenant(s) moving in. The shareholder must submit the $500 damage deposit prior to the subtenant(s) move out.
When moving in or out you will be held responsible for any damages done to the building, including -- but not limited to -- the elevator and public areas through which you pass (lobby, hallways, etc.). A building representative will inspect the common areas before and after all scheduled moves.
The total amount of your $500 damage deposit will be refunded within thirty days after the completion of the move, provided there has been no damage to the building or penalties imposed. If there is damage, the deposit will be applied to the cost of repairs. For those moving into the building, if the damages exceed the deposit applicable damage charges will be included with the next maintenance bill as additional maintenance. For those moving out of the building if the damages exceed the deposit, you will be billed for the excess.
A $500 penalty is imposed on all moves that are not completed by 5 P.M. A $1,000 penalty is imposed against moves occurring after 7 P.M. or on weekends and holidays. Additionally, no moves are allowed to begin after 2 P.M. and all must be completed by 5 p.m. No unscheduled moves will be honored.
All trash created by the move must be brought to the basement where the Building Manager will arrange for proper disposal. Up to ten (10) 30 gallon bags will be disposed free of charge by the building. In no case should such trash be left in the hallways, stuffed in the compactor chutes or piled in or by the compactor room. No electronics or furniture will be accepted for disposal. If your trash is in excess of the allotted amount or you leave unauthorized items to be discarded you will forfeit your $500 damage deposit.
Furniture and appliance deliveries can take place between 9:00 a.m. and 5:00 p.m. Monday through Friday, excluding holidays. NO deposit fee is required however the shareholder will be responsible for any damages done to the building as a result of this delivery. You must notify the superintendent in advance so that the elevator and hallway padding can be in place prior to their arrival.
The building staff will strictly enforce the above policy, and the policy is in effect for all shareholders and their subtenants.

PUBLIC AREAS

No one is permitted in the lobby in bare feet. The wearing of roller and in-line skates is not permitted in any public area of the building. Skateboarding, scooter riding, roller-skating and bike riding are not permitted inside the building.
The lobby, stairways, elevators and public halls are not to be used as a play area for children, resident’s guests or animals.
The lobby area is not to be used for baby-sitting purposes. The Building staff has been instructed not to tend children or pets for any shareholder.
Bicycles and baby carriages are not to be parked in the lobby, halls or stairwells.
Smoking or carrying lit cigars, cigarettes or pipes are not permitted in any of the building’s public areas, hallways or stairwells.

CANVASSING

Canvassing, soliciting or peddling in the building is prohibited. No advertising matter may be placed in the mailboxes except that which is delivered by the Post Office.
No one is permitted to post bulletins or notices on the walls or distribute flyers under doors without first receiving permission from the Board of Directors.
Food deliverymen are NOT allowed to leave menus under doors. If you see one doing so, please instruct them to immediately leave the building via the front desk. Please do not hesitate to call the front desk for assistance if you prefer.

HALLS

The public halls and stairways of the building are not to be obstructed or used for any purpose other than entrance to and exit from the apartments This includes temporary storage of personal items.
Doormats, footwear, umbrellas, shopping carts or other objects are not to be placed outside apartment entrances or service doors.
Public halls and apartment doors are not to be decorated by residents except for holiday wreaths, which may be temporarily hung on apartment doors.

**Anne** · 10-19-2018, 09:41 PM

COMMON ROOF DECK

The Roof Deck located in the “A” building is a place for rest and relaxation. When using the roof deck area, you should be considerate of your neighbors. In addition to the residents on the roof deck many residents live in the surrounding apartments above and below the roof deck. Please avoid any unnecessary noise or movement of furniture.

It would also be helpful to keep in mind the following guidelines:

The sundeck is a common area for the use of tenant/shareholders. It is not an outdoor party room and cannot be used for large private social functions without being reserved and approved. See item 21 for details.
Guests are permitted; however, please keep your group to a maximum of eight people, inclusive of all residents. More than eight people is considered an event. See item 21 for details.
The sundeck is open from 8AM to 11:45 PM.
No glassware is allowed on the roof. Please use plastic or paper glasses, plates and serving containers.
Although alcoholic beverages are not forbidden on the sundeck, proper decorum must be maintained. Rowdy or unruly behavior will not be permitted. Any resident or resident’s guest observed to be behaving in a drunk or disorderly manner may be asked to leave the sundeck by building staff.
Smoking is not permitted on the sundeck. We have been advised that the roofing material is flammable and smoking on this surface puts the building and all residents at risk. Violations of the no smoking policy are subject to a $500.00 violation fee for a first offense, with increasing penalties for additional violations.
NO PETS ARE ALLOWED ON THE SUNDECK. Any resident who brings a pet onto the roof deck could be sublet to fines and other penalties.
Children are permitted on the sundeck however it is not a playground and there should not be any running, jumping, ball playing, or high volume noise making. If the children are under 12 years of age they must be supervised by an adult resident of the building.
Please keep the sundeck area clean. This includes removing all your trash and wiping down the table after eating. Please dispose of your trash appropriately utilizing both the garbage and recycling bins.
Barbequing of any kind is prohibited.
Please help yourself to the community herbs being grown on the sundeck near the pergola. Residents cannot plant personal gardens on the sundeck
No fireworks are permitted at any time.
Climbing on sundeck structures is prohibited. No banging on the metal vents is permitted.
Do not throw anything from the sundeck.
Noisy activities and athletic activities are prohibited.
Use of cell phones on the sundeck is permitted in a reasonable manner.
Residents listening to music with portable devices should do so preferably with earphones or other reasonable manner.
The playing of musical instruments on the deck is prohibited.
The building furniture may be moved to accommodate the number and activity of people using the roof deck at any given time such as; sunbathing, eating, card or game playing, etc. However, please lift and gently move the furniture. Do not drag it, as this creates a lot of noise in the surrounding apartments and will damage the furniture. Any damage from this activity may result in replacement costs to the Shareholder.
For your safety the roof deck is under 24 hour video surveillance.
Residents who wish to bring more than four guests to the sundeck are considered to be hosting an event and will be required to comply with the following:
- a) All or part of the roof is available for an event for a maximum of four (4) consecutive hours during the week and a maximum of three (3) consecutive hours on the weekend.
- b) The roof is available to rent in full, or in part, and there are different flat fees for each option. Please note that if you do not rent the whole roof, you will not have exclusive use of the area. The options are as follows: Option1: Conversation area, including the couches, one (1) table and five chairs (for up to 20 people) - 350.00 Option 2: Two Tables and 10 chairs (for up to 20 people) - $350.00 Option 3: Exclusive use of the whole roof - $1,000.00 (PLEASE NOTE THIS IS ONLY AVAILABLE DURING THE WEEK)
- c) A refundable security deposit, equal to the amount of the rental fee must be provided. After the event, if there are no damages, this check will be returned to you.
- d) Permission must be requested by contacting the managing agent. Please give as much advance notice as possible but we require a minimum of 10 business days to review your request.
- e) If permission is given it will be given in writing.
- f) The tenant/shareholder requesting permission must be present at the event continuously from its beginning to its end and is responsible for supervising the event and guests and assuring that the sundeck rules are followed.
- g) The responsible tenant/shareholder will be required to sign an acknowledgement of responsibility, waiver of liability and indemnification of the corporation related to the event and to present updated proof that their homeowner’s insurance is in full force and effect.
- h) As with all parties you host please furnish the doorman with a list of your guests in advance.
- i) Anyone planning to hold a sundeck event must be current in the payment of all charges to the corporation.
- j) Unauthorized parties of over eight guests per apartment are subject to an $500.00 fee.
- k) You may cancel your roof rental by notifying Management and the Resident Manager in writing prior to the hour in which your event was scheduled to begin. If proper notice is given both your rental fee and security deposit will be returned.
- l) Your event, must end at the agreed upon time. There will be a grace period of 30 minutes after the end of your event in which all clean up must be done and the roof space restored to its previous condition. In the event that cleanup is not completed by this time, the shareholder could be liable for penalties including the loss of the security deposit.

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Sample Co-op Residents' Manual and House Rules in NYC

Sample Co-op Residents' Manual and House Rules in NYC

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