TENANT'S AGENDA FOR THE CITY OF NEWARK

We want as many apartment buildings as possible to support and follow the same agenda.  We also want city officials to fully understand that we are working together, because there is strength in numbers.  Using a united approach, we'll get even better results from Code Enforcement, the Rent Control Board, and the City Administration.  We'll be able to get stronger ordinances passed, secure the cooperation of various city departments and agencies, and generally ensure the continued cooperation of our elected officials.  They've already passed our Security Guard Ordinance, and we expect more results from the City of Newark.

This website serves as a clearing-house of information on how to get things done, and how to organize a Tenants Association in the City of Newark. Residents outside of Newark are free to peak and see what we are doing. By working together with other tenants who are serious about changing Newark for the better, things will happen.

The 1970's were the heyday of tenant organizing. Afterwards, the situation deteriorated and landlords became free to do almost anything they wanted. The needs of tenants simply weren't an issue.  Some key employees at city hall didn't personally feel that they were on a mission to help the residents of the City of Newark; their job was just a job. Things are slowly changing, and Newark is definately moving in some direction. People are taking their jobs seriously, and starting to get things done. The needs of tenants are only now re-emerging.  However, a lot of work remains to be done.  Our agenda is still very low on the city's priority list.  That is going to change as more buildings enter into our alliance.

We have lain out the following agenda for our City leaders to pursue. We seek to organize tenants from around the city for the purpose of advancing these goals:
 
(1)    The city should establish and staff an official City of Newark TENANT RESOURCE HUB, located at city hall.  The Tenants Resource Hub should be complete with a hotline number, literature, a website, and staff who are informed and greatly concerned with the rights and the well-being of tenants and their families.    The Tenant Resource Hub should also serve as an intermediary with State code enforcers, especially regarding boilers and Black-Seal Certified boiler technicians.  (Note:  The City has a Rent Control Department which does not currently function in this capacity. They are often non-cooperative with tenant inquiries, and prefer to have as few telephone calls per day from tenants as possible.)

(2)    The city passed the new Security Guard Ordinance.  The 380-402 Tenants Association organization drafted the ordinance, which was then expanded greatly by the city.  That version failed to pass, and a simpler version very close to our original draft is what actually was adopted into law on April 1, 2009, exactly 2 years to the day from removal of the security guards from 380 and 402 Mt. Prospect Avenue. 

(3)    Revise and improve the city’s Superintendant ordinance. This will include a requirement that the Super's name and unit # be posted in the entrance of each building.

(4)    Completely transform the way Code Enforcement deals with buildings and tenant complaints.  Better record-keeping and followup is needed city-wide, in addition to cooperation with the Municipal Court Prosecutors and judges.

(5)    Allow and encourage tenants to testify at court cases brought by Code Enforcement upon landlords, and specifically notify Tenant Association of any upcoming court dates. The 380-402 Tenants Association has made some progress with this; but we want it to be policy city-wide.

(6)    Ensure that elected officials remain supportive of tenant issues

(7)    Monitor the actions of Landlord-Tenant attorneys hired by the owners and managers of buildings throughout Newark.  Document any excesses. Encourage tenants to file ethics complaints, if necessary, against offending attorneys. Make sure that the proper serving of notices and evictions are in practice.

(8)    Make sure that tenants get heard completely in Landlord Tenant Court, regardless of whether they are represented by legal counsel.  Ensure that allegations by management are substantiated with legal proof.  End the game of management lying to the court by saying "the tenant didn't cooperate with providing us access into the apartment".

(9) Push for more parks and playgrounds.

(10) Identify abandoned houses and buildings which mar the city’s neighborhoods and detract from the Quality of Life, and work within the city administration for their demolition.

(11) Secure a balanced representation of Tenants on the Newark Rent Control Board.  The definition of "Tenant Representative" should NOT include Tenants who are also employed as agents of landlords, or who are the retired agents of landlords.  (added July 27, 2008)

(12) Secure effective communication between Code Enforcement and the Prosecutor's Office, as well as establishing an effective system for Tenants to get the result of cases.  (added July 27, 2008)
 
What each little tenant organization or individual tenant activist can accomplish, on their own, is small and insignificant compared to these larger goals.  Until such time that a Tenant Resource Hub is established, tenants throughout the City of Newark and beyond can refer to our website for advise.

                                        OUR VISION FOR NEWARK

Although individual tenants can and do have opinions to the contrary, the majority of our supporters want Newark to become safer, more economically vibrant, and a bit more upscale. We are against crime, drug problems, and gangs.

We don't get involved in the politics of Newark. But we do support the plans of the Cory Booker administration for the emergence of a trendy community in the downtown of Newark, in order to create thousands of jobs for the hard-working citizens of Newark and to improve the image of the city as a whole. It is important that any new buildings are inclusive to people of all walks of life. There is a vision of downtown Newark becoming a thriving and diverse place, like parts of Manhattan. We have no objections to mid and high-rent buildings being constructed in or near the Downtown, as they would add to the diversity of the existing housing stock. Diversity is good, both culturally and economically. What's most important in Newark and the world is that the human condition improves and civilization advances. Households that are economically stable are often the ones that can contribute their time and money towards improving their community.

Our founders at 380 and 402 Mt. Prospect Avenue started this effort by campaigning to prevent two of the best buildings in Newark from falling into neglect and disrepair, due entirely to management practices. Tenants who demand a high quality of life shouldn't be driven out of any building in Newark.

We want stop buildings  from falling into a deepening spiral of crime, poverty, neglect, and disrepair.  We know these problems feed upon each other, and they worsen as concerned tenants give up and more. As problems worsen, the history of Newark is that many privately-owned complexes have been abandoned and boarded up. In the last few years alone, many complexes have been lost. There are 4 problems with this.

(1) That's a total business loss for the owners.  

(2) It destroys the tax base of the city. The loss of tax revenue hinders the ability of the city to provide needed social services for it's citizens,

(3) Buildings on their way down cause a much greater burden on city, county, state, federal, and non-profit resources, including police, fire, code enforcement, courts, education, and social services of all kinds.  The cost to the taxpayer becomes astronomical, and

(4) Tenants who are caught in declining buildings have their lives tragically affected in so many ways: 

- Their quality of life is affected by code violations inside their units such as leaks, crumbling plaster walls and ceilings, mold issues, no heat, broken appliances, etc, or due to the deterioration of common areas including hallways, lobbies, elevators, etc.

- They feel insecure, and they live in fear of thugs and gangs, or vicious dogs,

- They or their friends, neighbors, and family members become the victims of crime,

- They watch as their children or grandchildren abandon the values of their families or their faith, and they become part of the gang and street scene.  Many wind up incarcerated or involved in troubled relationships. Others, especially men, become poor examples as a parent, perpetuating a cycle of troubles to the next generation,

- It's generally a cultural, moral, and spiritual drain on the human condition.

- Ultimately tenants are forced to move as their building becomes too unsafe and unbearable, or it becomes completely abandoned.

We feel it is important for our readers to have an understanding that all four problems exist, however it is the tenant problems that we are focussed on.

There was no organization in Newark directly focussed on these tenant problems before we came onto the scene.  Landlords typically don't care about these problems, they just want the rent to be paid on time. Their law firms are getting more ferocious, sometimes abusing the law and over-stepping the bounds of attorney ethics. The legislature of the State of New Jersey no longer has the committment to tenant interests that it had in the past.  Nor does the City of Newark, simply because tenants are not as organized as in the past, or because certain tenant leaders have alienated city officials. We hope to counter these trends. We differ from the HUD Tenants Coalition, which at times opposes redevelopment and/or economic development.  The organizations do share many common goals, and we agree that it is in everyone's best interest if city officials hear from more tenant leaders.

We generally support social services of all kinds and we agree that creating more housing stock for the economically disadvantaged is important for Newark; it just isn't our focus. There are dozens of organizations which focus on those problems. They are doing good work, and we wish them the best. 

To a large degree, all the public and private social service organizations are focussing on the results of what happens when buildings decline.  We want to stop it from happening in the first place. Our goals are similar, we're just attacking the problem from different ends. Wasn't it Ben Franklin who said "An ounce of prevention is worth a pound of cure".

Before our formation, there was no organization in Newark who's primary focus was on Code Enforcement, Quality of Life issues, safety issues, and the prevention of crime, especially as they pertain to tenants. Our goal is to fill this gaping void in Newark's network of activists and non-profit groups.

Our focus is strongly on our QUALITY OF LIFE. That is the fundamental difference between the two Newark-based tenant organizations. We want to keep our buildings and our neighborhoods CLEAN, SAFE, and QUIET for ourselves, our neighbors, and for our children. Most of our supporters are working-class and middle-income tenants who believe that Newark has turned the corner, and stands ready to become the jewel of the Garden State.
 

      TENANT RESOURCE DIRECTORY

                               HOW TO SOLVE ANY PROBLEM

Newark Tenants United  info@newarktenantsunited.org
 
THE HEIRARCHY OF MOST BUILDINGS  --- There are often many parties involved, it is good to know the chain-of-command in your building.  Keep in mind that in smaller buildings, some of these positions are eliminated or merged together. Any building over 140 units typically has all the levels here, and buildings under 70 units are always missing some levels.

Managing Member - If your building is owned by an LLC, be aware that every LLC has one publicly-know person who is responsible for the finances and decisions of the LLC.  This person is the Managing Member.  The Managing Member is the very top of the food chain.  He typically has zero involvement with tenant issues and often talks only with people at the Property Management Company.  Other members of the LLC are hidden partners (could even be an elected official), and it is virtually impossible to ever research their identity.  There are no laws requiring that LLC partners be divulged.  In some cases, the Managing member is another LLC. This is part of a shell game of LLC's to avoid identifying a single person as "the owner". 

Chief Executive Officer (CEO) - If your building is owned by a Corporation, the CEO is the very top of the food chain.  If this is the only business the CEO owns, his title will be "President and CEO". If the President and CEO are different people, the top boss is the CEO, and the President just works for him.  A successful CEO often owns many businesses in different industries, and has a President running each of them.

VP of Operations, Director of Operations, Office Manager, etc. --- The LLC or Corporation who is "the owner" very often has employees that have extremely significant decision making roles.  Very often this person entirely runs the show, and only defer to the owner for major contracts, capital improvements, etc.

Limited Liability Corporation (LLC) or Corporation (aka "THE OWNER"). -  Over 75% of apartment buildings are owned by LLC's.  This is the organization listed on the deed and the mortgage.  The remaining 25% are owned by Corporations (usually S-Corporations), which have officers such as CEO, President, Vice President, etc. 

Owner of the Property Management Company - This is the person who pays your Property Manager, and who your Property Manager reports to.  This is the person that has the business contract with THE OWNER to provide management services for your building.  This owner of the Property Management Company has very little or no involvement with decisions at your building; the decisions are made by people above and below him.  The owner of a Property Management Company does NOT own the building where you live, and is usually not the Property Manager of the building. 

Property Management Company -  Some building are run directly by the OWNER, but many buildings hire a professional Property Management Company to collect rents, manage the staff at your building, deal with tenant issues, etc.  Each Property Management Company runs many buildings, sometimes dozens.  In buildings over 100 units, the Property Management Company is often onsite, otherwise it is usually located within 3 - 10 miles.   In smaller buildings, and even in some larger buildings, there is no Property Management Company.

Property Manager - The Property Management Company (or the owner) hires one person called a PROPERTY MANAGER to run each property that they manage.  This person runs the day-to-day operations of the building. He or she is involved in evicting tenants.  Usually when there is a new Property Manager, it does not mean that the owner has changed Property Management Companies.  Sometimes Property Managers quit, get fired, or get transferred, but the Property Management Company hasn't changed.

Rental Agent - This is an employee of the Property Management Company or the OWNER.  He or she is responsible for renting out the units, and that is it.  In small buildings, the Property Manager does this. In some buildings, an outside realtor is hired for this.

Superintendant - This person is in charge of the day-to-day operations of maintaining the building, the grounds, and the common areas.  Some buildings have full-time Super's.  In buildings under 50 units, it is common for the Super to live rent-free, and that is his sole compensation.  A Superintendant may supervise one or more maintenance staff

Maintenance Staff (aka Porter) - Takes order from the Super.  Tasks usually involve mopping, vaccuuming, painting, and minor repairs.  Works full-time or part-time.

Outside Contractor - Professional contractors brought in to make major repairs.

Handyman - Unlicensed and uninsured person who's services are contracted, as needed, to make minor repairs.  Usually paid off the books.

            
GENERAL ADVISE ON GETTING YOUR REPAIRS COMPLETED:  

DO NOT REPORT REPAIR ISSUES TO A SUPERINTENDANT and especially never to a MAINTENANCE PERSON 
REPORT ISSUES DIRECTLY TO THE PROPERTY MANAGER !!!  That's his or her job.
   - OR -
DIRECTLY TO THE WORK ORDER EMAIL: workorders@auduboncommunities.com (for Audubon Center only)

Issues reported to Superintendants or maintenance staff don’t count as being officially reported.  The buildings are short-staffed, they don't want to increase their work load, and they are way too busy to act as a go-between with the Property Manager. 

Documentation is important, including email correspondence, in addition to a phone call.  Keep a file folder specifically for repair issues. Keep all correspondence.  

Here are the steps that you need to take

(1) send a certified letter to your property manager and keep the green signature card once it is returned to you.  If you can cc: it to the building owner, do it
(2) send a copy to their email, and to the Tenants Association in your building, if any

In the letter, state all of the following which are in bold and quotes:

(a) "tenants have the legal right to have the repairs done by an outside party, submit the invoice and and deduct the amount from the next months' rent. This is allowed in the State of New Jersey, and you do not have the right to charge a late fee".  When the time comes, the second letter outlines that you made the repairs with an outside party, and that you are deducting "X" amount from your rent. Submit this letter with your rent, minus repair costs. (better keep copies of all these documents, never give them the original).  If you are taken to Landlord Tenant Court for not paying the full amount, have yet another copy of your original letter, your repairs invoice and your 2nd letter for the Court, and you are almost guaranteed to win.  Don't go to Court without your file of papers, and don't give the court your only copy either.  Worst case scenario, have your checkbook on hand to pay your rent, but this is very unlikely. You will absolutely NEVER be evicted under this scenario.

(b) "tenants have the right to withhold rent in an escrow account until the repairs are made." Explain that if you are taken to Landlord Tenants Court for non-payment of rent, that you will come to court with your checkbook, and that you will ask to deposit the rent check with the court, to be held in escrow, until the repairs are made. 

(c) that you "will be contacting Newark Code Enforcement and submitting a detailed list of unit repairs." See below for more info.

(e) That you "will be copying all correspondance to the Tenants Association in your building" (if any),

(f) That you "will consider taking them to Small Claims Court", and generally,

(g) that "I know my rights, but I first want to try to work with management in a responsible manner to get the repairs completed without having to take further actions", and

(h) set an absolutely time deadline for the repairs to be completed.  2 weeks is reasonable.  Give them a phone number to reach you,

(i) advise that you "will like to schedule time for them to have access into the apartment."  This is important because the standard defense of management, in court, is to claim that they wanted to fix the unit, but the tenant denied access.  This is heard hundreds of times, every month, in landlord tenant courts all across New Jersey.

(3) Once the letter is sent, document their responses. Keep everything in a special file.

(4) Document every times they are a "no show" for unit repairs at a scheduled time

(5) Don't waste too much time playing the cat-and-mouse game of being home, or having someone home for repairs.  Once the time deadline is passed, the next best bet is to contact Newark Code Enforcement, and in some cases, the Newark Health Department.

 See also “Issues for Newark Code Enforcement”  and "Issues for Newark Health Department".


ISSUES FOR NEWARK CODE ENFORCEMENT: 
Can be reached at 973-733-6471, make sure to get a Citizen Complaint # (CC#). Inspectors work between the hours of 8:30 am- and 10:00 pm, after which an answering service will take your call. It’s best to call 8:30 – 4:30 for most issues. Except for elevator outages, contact building management first for all code-related issues and tell them that Code Enforcement will be called if the problem isn’t fixed. Then do it if management isn’t responding to your satisfaction.

General Number to report a violation:  973-733-6471.  Start by calling this number, not the below people.

Tommy McDonald is the Acting Supervisor of Code Enforcement. He can be reached at 973-733-8040 or mcdonaldt@ci.newark.nj.us.  He is in charge of Code Enforcement for the entire city, and all the inspectors report to him. He reports to Melvin Waldrop, Director of Community Affairs
Inspector Pomales (Ruth Pomales) is one of the inspectors who is familiar with Audubon Center. 
Inspector Wilder is the other inspector assigned to Audubon Center for the purposes of Court action.
Melvin Waldrop is the Director of Community Affairs.  He is a Department Head, which is a high position at city hall. He can be reached at waldropm@ci.newark.nj.us, but try to work with McDonald before contacting him.  Waldrop reports to the City Manager, the City Council, and Mayor Corey Booker.
Councilman Anibal Ramos should be contacted if Code Enforcement doesn't do their job.  mailto:ramosa@ci.newark.nj.usor his office number 973-733-5136.

HERE IS THE CODE ENFORCEMENT PROCESS:

(1)  After you call, Code Enforcement will send out an Inspector within 24 hours. 
(2)  So if the problem is inside your apartment, be prepared to be home or have somebody at home to let them in.
(3)  If they find a violation, they will send a certified letter to management.
(4)  When the green card is returned, management has 24 hours to fix the problem before a 2nd inspection. 
(5)  If the problem still hasn’t been resolved, they set a Court date for management (you don’t need to go) and fines may be issued.  Typically a court case takes a few months to reach the court.
(6)  If you need to follow up with a Supervisor, have your CC# before you call. Her name is Ms. Thomas 973-733-5605.
(7) If the case goes to court, Municipal Prosecutor Clyde L. Otis covers these type of issues.  31 Green Street, Room 313, Newark, NJ 07104.  973-733-7035  fax = 973-733-4786

The Newark Code Enforcement Dept. will respond to several categories of issues:

(1)DETERIORATION OF WALLS, CEILINGS, FLOORS, CARPET:  Plumbing leaks from the the heating/AC riser pipes is a Code Enforcement issue.  Any associated bubbling, crumbling, and other deterioration of ceilings, walls, or flooring is a prime Code Enforcement issue.  Our riser pipes are old and rusted, and these problems are now very common.  When the inspectors come and see these problems, it's always written up as a violation of Newark's housing codes.

Contact building management first and tell them that you will contact Newark Code Enforcement and the Tenants Association if the deterioration is not fixed immediately. (Hint: by showing management that you know the process, they will take you very seriously.)  They are more likely to respond and fix it.  Those tenants who do this are prioritized, those who don't may wait forever for your repairs.  Tenants who pay their rent on time also rank much higher on the maintenance priority list.  Tenants who threaten to pay their rent into an escrow account, instead of to management, until the repairs are made will move even higher on the list.

Note that in the Fall of 2008, Audubon Center stopped using the Russian contractors who fixed up units for new tenants to move in. They are now using the Superintendants and maintenance crew to fix vacant units. This means that the Superintendants and Maintenance persons have little or no time to fix problems inside occupied units and to clean common areas.  Now they think that the new Superintendant of 380, Stephen Lewis, will be some sort of Superman who can fix everything.  Even if he accomplishes a bit more than than Alberto, he's only human. The bottom line is that the buildings are short-staffed.  Don't blame Cheryl Cook or the Super's or the Maintenance staff for not fixing your problem. The fault lies with the BUILDING OWNERS for running these buildings too lean. For not providing the funds or the manpower needed. There is now a huge and growing backlog of occupied units waiting for repairs, especially repairs related to riser pipe leaks and bursts.  Filing a code enforcement violation has become the only effective way to get things done around here.

(The primary duty of our staff is to get new tenants moved in, so that Audubon can receive rental income instead of another unit sitting vacant.  More units are vacant than ever before, and the rent roll is down. It has become difficult to rent units here because of code violations in common areas, and especially because there are no security guards in the lobbies. Both have seriously affected the supply/demand equation. In many cases, they have no choice but to rent to people who really can't afford to live here. New tenants increasingly wind up late on rent, and in court for eviction)

These are considered “habitability issues” by the Court; you have the right to demand a rent reduction or to withhold rent by paying rent to an escrow account.  If your problem gets this involved, contact us directly for more advise. Keep in mind that if the issue winds up in court, management’s STANDARD RESPONSE  will be to lie and say that you failed to allow them access into your apartment.  Therefore, document everything, especially if they fail to come during the promised hours. For serious problems, send certified letters and keep an email log of everything.

(2)NO HEAT, NO AIR CONDITIONING, NO HOT WATER:  These are all code enforcement issues.  However, use reasonable discretion before contacting them.  It is best to contact building management first. Some of these complaints can be resolved , even during non-business hours because each building must have a Black-Seal Certified Boiler Technician living onsite who checks and records the status of the systems every two hours. On many occasions during normal business hours, outages are temporary and deliberate in order for maintenance work to occur on the 4" riser pipes that carry hot or cold water to the heating/AC units.  If any unit above or below you is undergoing plumbing repairs, your plumbing line will be shut down for a few hours. 

We do not want residents to contact Code Enforcement due to scheduled intentional outages of heating, AC, or water supply (these are needed for plumbing repairs) because these are not violations.  It’s a waste of their time, don’t be “crying wolf”

(3) ELEVATOR OUTAGES:  Contact building management first, especially during overnight hours. During regular business hours, the Super’s and/or maintenance staff generally find out within 15 minutes, either from a resident or they see it themselves. They contact management immediately.

 In the event that a major elevator outage occurs, contact Code Enforcement, and get a CC# for the complaint.  Especially if you see that an elevator is down for an extended period of time, it is important to start the process.  Email the Tenants Association and give us the CC#. 

If stuck in an elevator, try the emergency button and/or call somebody on your cell phone to get management’s hotline # and then call them.  Maintenance staff have a special key to rescue you. They enjoy proving that they can rescue someone quicker than the fire department can arrive here, so try them first before panicking and dialing 911 on your cell phone.  We don’t want to burden city resources in any instance when the building can take care of itself.

(4)ORDINANCE VIOLATIONS:  If anyone determines that management is in violation of any city ordinance, Newark Code Enforcement handles this as well.

 ISSUES FOR NEWARK HEALTH DEPARTMENT:

 They can be reached at 973-733-6971. Contact building management first for all health-related issues. The Newark Health Dept. will force a timetable for management to respond, and if the issue isn’t resolved by a set date they will take management to court (you don’t need to go) and fines will be issued.  The Newark Health Dept will respond to several categories of issues:

 (1)  Mold and mildew (it is particularly unsafe for babies to breathe black mold)

  (2)  The cleaning of vents and heating units

  (3)  Unsanitary conditions and odors in the building, apartments, and terraces

  (4)  Pests such as rats, mice, bedbugs, fleas, cockroaches, etc.

  (5)  Exotic pets which are prohibited by law in the State of New Jersey.  We don’t expect anyone to move in with a pet alligator, for example, but you never know.

  (6)  Persons who feed pigeons, especially at Fine Fare and the corner of Mt. Prospect & Abington 


ISSUES FOR NEWARK RENT CONTROL DEPT:

RENT CONTROL ISSUES & TERMS OF YOUR LEASE:  Your annual rent increase can only be 4%, that covers all large buildings in the City of Newark. (rental units in smaller buildings and houses are 5%).  If you feel it has not been calculated properly, contact Maria Hernandez at hernandezm@ci.newark.nj.us or 973-733-3675.  This office also has jurisdiction over the buildings on a multitude of issues; the exact extent we have not yet determined.  Hernandez and her staff handle tenant complaints, and report to a Rent Control Board. 

Be advised that the city’s Rent Control office may not be people-friendly. This Tenant’s Association complained to our city leaders about them in 2007 and again in 2008.  If you are not treated courteously, professionally, and completely by the Rent Control Department, report them to the Mayor & Council.

Renee Harris-Robinson has the title Representative, Rent Regulations.  He works for the Office of Board - Rent Control, Dept of Economic and Housing Development.  He can be reached at 973-733-4307.  Fax is 973-733-6366.  Email is Harrisre@ci.newark.nj.us.

Sometime between November 2006 and late January 2007, Audubon switched lease formats. The new leases have clauses that many of us find objectionable.  They no longer state that AC is included as a right. They also give reasons, of questionable legality, for denying return of your security deposit when you move out.

Information on rent control:  coming soon

ETHICS COMPLAINTS AGAINST THE LANDLORD'S ATTORNEY: 

Attorneys representing landlords have become very aggressive, and will often exceed their legal authority by sending threatening letters, or taking actions against tenants which are illegal in the State of New Jersey.  They do this because people don't know their rights.

In the event that you are treated unjustly or illegally by your landlord's attorney, you may file an ethics complaint against him or her. Contact the State Office of Attorney Ethics, 800-406-8594, enter your zip code, and after you are transferred request filing forms. You can also mail them a letter to:  Office of Attorney Ethics, P.O. Box 963, Trenton, NJ 08625.

We advise you to consult with the New Jersey Tenants Organization before making this decision, to determine if the actions taken constitute a breach of ethics.  Strongly consider this even if your attorney advises against it. There is an unwritten code among attorneys to NOT recommend ethics complaints against their peers.  It's almost like a "nuclear option".  However, ethics complaints have proven to be a very effective tool at reigning in on aggressive attorneys.

POLICE & FIRE ISSUES:
http://newarkpdonline.org
 FIRE:  Call 911 before calling management.  There are fire alarm boxes and fire extinguishers in the hallways on every floor.  yes, it's for you, the tenant to use.  Aim fire extinguisher at the base of the fire.

DRUGS, ILLEGAL ACTIVITIES, GANGS:  Newark Police and building management both encourage tenants to report drugs, illegal activities, and gangs. Note that management may not like the police bearing down on them, and may use significant discretion before reporting the information to the Police. 

In order to be assured of complete confidentiality, report any issues of this nature directly to the Newark Police 2nd District Investigative Unit at 973-733-6231. (The Police main number is 973-733-6000).  As long as law-abiding people are the dominant force in our buildings, not the law-breakers, our presence here will be a deterrent against drugs, illegal activities, and gangs.  380/402 is in "Zone 217 of the 2nd Precinct".

VICTIM OF A CRIME:  If you see a crime occur or if you are the victim of any crime, call 911 to reach the Newark Police Department.  Also file an incident report with management if it occurred on building property.

VICTIM OF A CRIME / VANDALISM or THEFT FROM AUTO:  Call 911 or 973-733-6000. The North Ward Police Precinct is currently investigating persons suspected of these activities in our neighborhood, and they keep a database and map of all occurrences.  They want every incident reported, do not assume that they are busy with “serious” crimes and don’t care about this. It is also important for statistics that become the basis for city hall to allocate more police coverage in our area.  Our Police Precinct, North Ward Councilman Anibal Ramos, and several local community associations all want more police coverage for the North Ward.  This is a big political issue. Also file an incident report with management if it occurred on building property.

NON-EMERGENCY REQUESTS:  For the 2nd (North) Precinct, Call their Community Affairs Desk at 973-733-6188 or 973-481-8019. This is the non-emergency number for citizens who need information, have requests, or want to know more about police initiatives in the Community. 

GETTING NOWHERE WITH A POLICE PROBLEM:  Ask for Detective Jose Ocasio.  He is assigned to the Community Affairs desk and is specifically tasked to help residents on Mt. Prospect Avenue to cut through the bureaucracy, or to take reports to ease the waiting time in the Precinct.

CITY COUNCIL AND COMMUNITY ISSUES:

ISSUES ON MT. PROSPECT AVE:  The Mt. Prospect Partnership is a Business Improvement District that launched in early 2009 and has a business office with a full-time Deputy Director.  They handle issues including but not limited to Graffiti, illegal dumping, and loitering, as well as streetscape improvements, storefront improvements, park improvements, issues with police coverage, etc. They have hired Sterling Securities in May. This is a 24/7 security operation which interacts with the police, and specifically patrols all of Mt. Prospect Avenue looking for trouble.

643-645 Mt. Prospect Ave, Suite 2A.  phone = 973-482-2200    fax = 973-482-5900
mailto:mppsid@verizon.net   http://mppsid.com    
Stuart Z. Koperweis --- Executive Director (part-time, shared with Bloomfield)
Milagros Collazo --- Deputy Director (full-time) 
Frank Petolino --- President
Mario Moyano --- Vice President
Arthur Badillo --- Secretary
Jose B. Cohen --- Treasurer
Members are Julia Ferreira, Felix Lopez-Montalvo, Mario Puorro, Chris Virginio, Sylvester Bautista, Fred Williams, Ronald Ollie, and Micheal Sheehan

CITY ISSUES / NEIGHBORHOOD ISSUES:  Write to the Newark Mayor & Council at: 920 Broad Street, Newark, NJ 07102. 

City Council meetings are usually the first Wednesday of every month at 12:30 PM (sometimes 1:30) and the third Wednesday at 7:00 PM, but the times change frequently.  Contact the city clerk at 973-733-3844. Those wishing to speak must fax a letter stating name, address, and one line on the subject matter by the PRECEDING FRIDAY to 973-733-3725 (fax #).  See also www.ci.newark.org for an enormous amount of information on the City of Newark. 

There is also a Mt. Prospect Business Improvement District, which has been 8 years in the making. The organization is "fully funded", and it's first Executive Director started January 1, 2009

PROPERTY MAINTENANCE & GRAFFITI:  coming soon

ISSUES IN YOUR BUILDING:

NOISE COMPLAINTS:  Call management’s hotline #. We want at least one of the Superintendants to be onsite 24/7 to directly handle noise issues in either building.  Newark’s noise ordinance kicks in at 8pm. After 8:00 PM, Newark Police can be called at 973-733-6000 (not 911) for noise complaints, but we’d prefer that the building handle these matters internally rather than take up police time.

BUREAU OF ANIMAL CONTROL ISSUES: 

Contact person:  Bernie Spann, certified animal control officer.  Dept of Health and Human Services, Bureau of Animal Control, 94 William Street, 4th floor, Newark, NJ 07102.  973-733-6294   fax 973-733-6295.

PETS:  We have been informed by Senior management that pets are prohibited in the buildings, except for those which are grandfathered. Senior management wants to be made aware of any new unregistered dogs and/or any unruly pets.  Senior management wants tenants to report all incidents of dogs urinating or defecating in elevators, other common areas, or on balconies.  The dog population in both buildings peaked in February 2008, the day Leslie Rodriguez left the premises.  It has gone down dramatically since then, especially in Bldg 380.  At least 6 pit bulls have been evicted, 2 from 380 and the rest from 402.  There is no tolerance for any large or vicious dog breeds.  Note that the previous dog policy was "20 lbs", therefore some of the "grandfathered" dogs are actually in violation of that policy as well.

NEWARK'S DOG REGULATIONS:   coming soon

BEDBUGS and other PESTS:  Bedbugs, fleas, cockroaches, and mice are a serious matter because they can spread to other units. This should be reported immediately to Management so that extermination efforts can be coordinated immediately.  Please also report bedbugs to the Tenants Association as well.

PIGEONS:  Old ladies feeding pigeons at Mt. Prospect & Abington, and also around Fine Fare caused an overpopulation of pigeons. This problem was largely resolved early in 2008, but could resume at any time.  Feel free to confront them on the spot and demand that they cease their illegal activities or be reported to the Newark Dept of Health. If you have a camera, take their picture and email it to us at tenants380402@aol.com. They are soiling our balconies, window ledges, cars, and sidewalks, and even building nests on our balconies.  The city, the police, and the Wesley Towers Seniors Building (444 Mt. Prospect) have all been cracking down on the pigeon ladies.  Any incidents near Mt. Prospect & Abington should be reported directly to Daniel Acosta, Manager of Wesley Towers, at 973-484-4441 so that he can prosecute his residents. At all other locations, report pigeon feeding to the Dept of Health at 973-733-6971.

Note:  The 380-402 Tenants’ Association desires to work together with management and all of the residents here to make our buildings a pleasant and desirable community, and to have all issues handled promptly and appropriately.  

MISC.

Landlord/Tenant Law 101:   http://www.njlawnet.com/njlawreview/landlordtenant101.html
--- By Bruce Gudin of Levy, Ehrlich & Petriello.

Yes, our good friend Bruce Gudin wrote this for the New Jersey Law Network. Gudin is the attorney for Audubon Center, The Pavillion, and many other buildings in Newark.  It contains a wealth of information.  If management deviates from the legal advise of their own attorney, we suggest printing this out, circle the relevant information, circle Gudin's name, and show your property manager. It contains detailed answers to the following questions:

- Q) What are the landlord's obligations regarding a tenant's security deposit?

- Q) When can a tenant withhold rents pending repairs by a landlord, or in the alternative, deduct the costs of such repairs from the rent ?

- Q) What happens when a tenant breaks their lease by vacating prior to the scheduled end of the stated rental term ?

- Q) What are some common grounds for eviction in New Jersey other than non-payment of rent ?

Law Firm for 380/402 (and The Pavillion) :  Levy, Ehrlich & Petriello.  60 Park Place, Suite 1016, Newark, NJ 07102.  973-643-0040 phone and 973-596-1781 fax  www.LEP-lawyers.com. On February 5, 2009, one of their staff lawyers told the Tenants Association to mail them copies of any correspondance sent to management.  This is probably so they can bill management to read the letter.  Attorney Bruce Gudin can be reached at mailto:bruce@lep-lawyers.com

CLEAN YOUR HEATER / AC UNITS:  All tenants are recommended to have their heater / AC units cleaned out by the maintenance staff once every one or two years.  There is a city or state code for this. They can become disgusting with mold and dust over many years. It is particularly unsafe for babies to breathe black mold spores. Having seen the results first hand, we strongly recommend this

UNIT UPGRADES:  Management has been graciously allowing long-term tenants, on a case-by-case basis, to transfer to a fully rehabilitated apartment of the same size without a rent increase. There is a one-time fee to transfer, about $200 or $300.  Historically, long-term tenants have also been able to get carpeting replaced and your walls painted.  Now, however, there is such a backlog of very serious maintenance issues that this isn't being done any more. 

APPLIANCE UPGRADES:  There is no policy to upgrade kitchen appliances.  There are a lot of units with dead dishwashers. This is a Code Violation.  If they won't upgrade it, call code enforcement.


AUDUBON CENTER CONTACT INFO:
only for residents at 380 & 402 Mt. Prospect Avenue

380-402 CONTACT INFORMATION
24/7 hotline:            866-290-5685   as of 7/8/2008
fax#:                        973-481-0062
Office:                       973-481-6544
Beeper:                    866-835-1785  Cheryl Cook
work order email:    workorders@auduboncommunities.com
Cheryl's email:         ccook@auduboncommunities.com

Tammy's email:        tshields@auduboncommunities.com   Tammy Shields runs all properties in all states, if Cheryl cannot resolve your issue, Tammy is the next step higher on the food chain.

PROPERTY MANAGER:  Cheryl Cook,   as of Dec 2008
                                    Business hours:    Management office on ground floor of #402
                                    Emergency:           Bldg #402, Unit #11C

SUPERINTENDANTS:    Building #380:   Stephen Lewis, Building 380, Unit 14B  (as of Feb 2009)
                                      Building #402:   Jose Reyes, Building 402, Unit 9E

LEASING AGENT:        None as of Mid-January, 2009.  Kim is gone.  Cheryl has absorbed these duties.  Ross Reitz is the college intern for June, July, August 2009.

REPAIR CONTRACTORS:    None as of Fall, 2009. The Russian crew are no longer being hired.  Superintendants and maintanence staff are upgrading vacant units and addressing common area issues instead of fixing problems for existing tenants

BLACK-SEAL CERTIFIED BOILER OPERATORS:  (certified in accordance with the law)
            Bldg 380:        Superintendant Stephen Lewis  (resides in 380, #14B)
            Bldg 402:        Superintendant Jose' Reyes  (resides in 402, #9E).  Supposedly he is now certified.

SECURITY STAFF:   24/7 in the lobbies
      380 security desk:    973-481-0211   Alfredo works 7:00 AM - 3:00 PM
      402 security desk:    973-481-0655   Maria works 7:00 AM - 3:00 PM
      Unarmed:   Maria (lives in 380, 4th floor).   
      Unarmed:   Alfredo (lives in 380, 14th floor)       
      Unarmed:   several others, as assigned by Fidelis
    FIDELIS SECURITY:  Eric Vega, President.  Located in Hackensack.  mailto:fidelisssecurity@gmail.com

380-402 Tenants Association
      Chair:          Eric Martindale,  380, #10C   973-820-8881    ericmartindale@optonline.net
      Vice-Chair:  Vincent Britt

Regional Office – Audubon Communities:                  Corporate Office – Audubon Communities:
1000 South Lenola Road, Maple Shade, NJ 08052       15 W. 39th Street, Suite 800, NY, NY 10018
Phone : 856-914-1700                                                  Phone: 212-279-9600     Fax: 212-279-0887

Andrew Schwartz is the CEO of Audubon Communities, Charles Reyher is the President, Gavin Sachs is the Senior VP, and Tammy Shields is the VP of Operations.  Our property manager, Cheryl Cook, reports directly to Tammy Shields. Aububon owns and manages buildings in at least four states. Contact Tammy Shields or Charles Reyher at the Maple Shade office if you are dealt with in an unprofessional manner, or if your issues do not get handled in a complete and timely manner.      

OTHER RESOURCES:

New Jersey Tenants Organization  www.njto.org   contact person = Mitch Kahn
located at ____ Main Street, Hackensack, NJ 07601. 201-375-3775.  Members of the 380/402 Tenants Association are automatically members of NJTO.  You can use this resource for serious issues

Newark HUD Tenants Coalition --- assists low-income tenants with Section 8 vouchers. Sorry, they have no website.

City of Newark  www.ci.newark.nj.us (see Quick Links on right column of city's website)

North Ward Councilman Anibal Ramos, Jr.  973-733-5136   www.anibalramosjr.com
Ramos has an office on Summer Ave just south of 2nd Ave.

DISTRICT 29 STATE LEGISLATORS (all three are Democrats)
State Assemblywoman Grace Spencer           223 Hawthorne Ave, Newark, NJ 07112  (973) 624-1730
State Assemblyman Alberto Coutinho            73-75 Ferry Street, Newark, NJ 07105     (973) 589-0713
State Senator M. Theresa Ruiz                       166 Bloomfield Ave, Newark 07104          (973) 484-1011
     (These people represent us in Trenton, not Washington, D.C.)
http://www.njleg.state.nj.us/members/roster.asap

President Barack Obama:  White House, 1600 Pennsylvania Ave, Washington, D.C.

                      

NOTE:  This is a work-in-progress,  and it will be updated as needed.