Source: https://www.blumberglegalforms.com/html/news.htm
Timestamp: 2019-04-22 02:35:59+00:00

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Prepared by Lawyers Alliance for New York. A nonprofit organization that connects nonprofits working in low-income New York City communities with a network of pro bono lawyers from law firms and corporations.
A single person or an entity with only one person, engaged as an independent contractor by companies in New York City for work worth more than $800 (including multiple small projects within a 120 day period), is entitled to a written Freelance Contract that provides timely and full wage payment rights, prohibits retaliation if they exercise their rights, and provides penalties against companies for non-compliance.
A freelance worker can file a complaint with Department of Consumer Affairs's (DCA) Office of Labor Policy & Standards. DCA will notify you if a complaint is filed against you. You must respond to the notice of complaint in writing within 20 days. If you do not respond and if the freelance worker files a civil action in court, the judge will presume that you committed the violations. If you have questions, email freelancer@dca.nyc.gov.
A freelance worker can file a civil action in court for violations of the law. If a court finds that you violated the law, you can be liable for damages-double damages for late payment or nonpayment; additional damages for failure to provide a written contract or retaliation-plus attorneys' fees and costs.
• 3137 - Freelance contract, 6-17.
The revision reflects the increase on December 31, 2016 of the current dollar amount of the exemption from enforcement of judgments based upon the revised NY State minimum wage. NYS has enacted various wage amounts so please check the accompanying wage chart on page 3 of the form and use the applicable amount to calculate in the appropriate field.
CLICK HERE for information on the expanded and comprehensive Condominium Unit Lease and Guaranty.
The revision reflects the increase on January 1, 2016 of the current dollar amount of the exemption from enforcement of judgments based upon the revised NY State minimum wage. Read page 3 of the form for information about the minimum wage for the fast food industry, NYS and SUNY employees and the next revised schedule for minimum wage for all other New York City and New York State workers.
Most successful franchise systems have great locations. For these franchisors, the investment of time and energy for site selection is significant and retaining those sites is very important. The most popular method of providing a franchisor control over a location is by obtaining the landlord's written agreement to certain key lease provisions. Franchisors can present this form to its franchisees as the "standard" form of lease rider for a retail space. The franchisee in turn will seek to cause the landlord to incorporate these terms into the lease agreement. This form contains the most critical and customary clauses to include in a lease agreement to achieve the franchisor's goal of controlling favorable real estate.
CLICK HERE for an article about the Standard Franchise Lease Rider by the author of the form, Mark D. Shapiro, Esq. and David G. Gunther, Esq. of Hyland Levin LLP, Marlton, NJ.
Short-term rentals are common (and perhaps inescapable) in a city like New York and other popular destinations, despite laws that prohibit the rental of an apartment in a Multiple Dwelling for less than 30 consecutive days. Recently, however there's been a dramatic upsurge in such rentals, thanks to vacation rental apps that have made the transactions simpler and more attractive for tenants and travelers. How much of a problem is it and how should it be addressed?
Vacation rental apps provide an online marketplace that connects people with apartments to rent with people who need a place to stay. There are, of course, many proponents of this business model. After all, these types of services have been used for generations to aid travelers of modest means. And what apartment owner or tenant would not jump at the opportunity to earn a few extra dollars? Especially, in New York City where it's more lucrative. Besides, what's the harm?
In fact, quite a few parties might be harmed - and not just those directly involved. Certainly, owners and the building management are affected by violations of the law. There is, for instance, the cost of fines and lawsuits brought by these transient renters or by parties who suffer damage. Meanwhile, from a government viewpoint, such transactions may ignore, not only zoning laws, but numerous fire, safety and hazard prevention laws. In addition, it is likely that the income earned by the tenant/lessor will never be reported for tax purposes. In the long run, these issues can affect many, if not all, services provided by the government to its citizens.
Frequently, however, the impact of the trend is most keenly felt by neighbors who live in these buildings. Recent news reports have been full of tenant complaints about excessive noise, damage and general offensiveness on the part of vacationers on short term stays. Reports of greater threats and dangers are not uncommon. And even when it poses no immediate danger, the presence of transients can be disturbing. Tenants may rightfully feel that the changing stream of residents across the hall violates their right to the quiet enjoyment of their own premises. Who wants to live in a hotel without a hotel's security?
With the need to enforce the ban against such rentals pitted against the realities of the marketplace, it often falls to the owner or management of the building to discourage tenants from violating the law. Including a paragraph in lease agreements that specifically prohibits these types of short-term rentals could go very far in deterring them, especially if the penalty for violation results in financial damages or even eviction. We have revised the following forms to include a new paragraph Short Term Rentals Prohibited.
Watch this NEWS page for the availability of additional residential leases forms with this new paragraph.
The revision reflects the increase on April 1, 2015 of the statutory exempt payment pursuant to CPLR § 5205(l) and CPLR § 5205(l)(2), to $2750.
The revision reflects the increase on January 1, 2015 of the current dollar amount of the exemption from enforcement of judgments based upon the revised NY State minimum wage.
A contemporary, all-inclusive and comprehensive office lease and guaranty authored by Arnold Mandell, Esq., a recognized expert and authority in the commercial lease domain. Designed for the Landlord practitioner, it incorporates broadened and updated concepts of office leasing together with expanded in-depth coverage of fundamental protections for the landlord and its investment. The documents are the product of years of research and experience, and include content not presently contained in general use forms of office leases.
1.	Introductory Provisions that enable the use of a simplified insertion and initialing process to expedite preparation.
2.	Expanded subordination and recognition of mortgagee and lender requirements.
3.	Comprehensive real estate tax and escalation provisions.
4.	Services and utility terms and options.
6.	Detailed assignment and subletting provisions including landlord participation in excess rental.
7.	Expanded rights and remedies related to a tenant default, including acceleration of rent.
8.	Expanded tenant's waiver of damages and limitation of landlord's liability.
11.	Coverage for landlord's participation in incentive programs.
12.	Required insurance and amounts.
15.	Delivery personnel and bicycle/transport station.
The pdf may be licensed for use by landlords and management agents in their document management systems. For information call 212 431-5000 x565 or email cgm@blumb.com.
• 329 - Sprinkler statement residential lease rider, long form, 1 p.
We will be revising all of our leases to comply with Chapter 202 of the 2014 Session Laws of New York. The legislation requires conspicuous notification in residential leases regarding the existence or non-existence of a sprinkler system in leased premises and, if a sprinkler system exists in the residence, common areas or both, the last date of maintenance and inspection. The law is broad and sweeping applying to every residential house, apartment, coop and condo lease and sublease. The December 3, 2014 effective date leaves landlords only one month to replace their leases or to create riders for noncompliant leases.
You can use leases with dates earlier than 12-15 until December 2, 2014. We will begin to upload revised forms with 12-15 dates on or about November 1, 1014.
To utilize lease forms with earlier dates, we will add a new form, Sprinkler Statement Rider, Long Form, 12-14 (Cat. Nos. 329 online and T329 in paper). Use this form after December 2, 2014 when you execute new leases for New York residences without sprinkler system statements.
*330 (RTP-8) and 330CTY (RTP-* ETPA) Renewal Leases were revised by the DHCR with a 9-14 date.
The revision reflects the increase on January 1, 2014 of the current dollar amount of the exemption from enforcement of judgments based upon the revised NY State minimum wage.
The revision reflects the increase on April 1, 2012 of the current dollar amount of the exemption from enforcement of judgments.
• 339 - Certificate of assumed name for corporation, 2 pp., 6-12. Includes request for Expedited Service.
A new comprehensive cooperative apartment sublease drafted by prominent real estate attorneys Adam Leitman Bailey, Leonard Ritz and Dov Treiman of Adam Leitman Bailey, P.C. It may be the best and most comprehensive cooperative sublease ever written.
The authors are among New York's most prominent cooperative and landlord and tenant attorneys. Their writing credits include over 90 books reviewing every major cooperative litigation and eviction case. They have participated in thousands of cooperative apartment law suits and evictions. They now provide corporate counsel to hundreds of buildings city-wide.
This new cooperative apartment sublease form accounts for changes and developments in the law during the last three decades. It better protects and secures property owners' rights and also adapts the lease to current technological changes affecting property owners.
These forms provide lease provisions to facilitate the eviction of tenants who chronically pay rent late, harbor pets illegally or refuse to vacate after the termination of the lease. The form also regulates acceptable noise levels - including musical instruments and sound producing electronic devices; prohibit or regulate smoking; and include measures to decrease the proliferation and spread of mold.
"Blumberg's legal team in conjunction with prominent real estate attorneys from Adam Leitman Bailey, P.C. have put together the most remarkable sublease that will certainly better protect cooperative unit-owning shareholders."
These revised leases reflect the concerns of contemporary real estate practice.
Landlords should protect themselves through modern leases to avoid the consequences of various judicial precedents and legislative laws meant to favor tenant, account for the Internet and technological advances and recognize recent developments in the law. Landlords gain rights, time and money using these revised modern leases.
Landlords make money by collecting rent from tenants and keeping the cost of maintenance and repairs at a minimum. Landlords are best protected from loss of income when the lease sets forth the result of any and all potential conflicts.
These leases give a precise definition in the event of a tenant’s continuous late payment. The chronic non-payment proceeding is treated as a violation of the tenancy. The landlord can look directly to the lease in addition to the judicial precedents. Also, it permits the landlord to terminate the lease before the end date, maximizing income and use of resources.
In addition, landlords can collect greater revenue for extra services their buildings provide, which would be lost without the provisions of these leases. The leases name all monies coming to the landlord as “additional rent” to secure income owed. This allows the landlord to sue and collect the unpaid money in one court and one proceeding. Fees for services such as parking, health club, cleaning, concierge, or chauffeur, will be collectible as additional rent. If a tenant defaults on paying additional rent, the landlord is given the same remedies as if there was a default in payment of rent. These provisions guarantee income owed, and can avoid lengthy court battles.
Generally, landlord’s are liable for the difference between market rent and lease rent when unable to deliver possession of the apartment on the start date. However, landlord’s can limit the tenant’s recovery by specifying what conduct on the part of the landlord is excused and by placing a reasonable time period to keep the incoming tenant on the hook. These leases bind the tenant to the lease for at least 90 days before the lease can be considered cancelled. It also relieves landlord of any liability when an apartment is not ready for occupancy at the start date. Other leases relieve the landlord only for reasons beyond the landlord’s reasonable control.
There is a positive correlation between preserving building aesthetics and maximizing potential income. These lease include provisions that require tenants to keep the building well maintained. It forbids hanging blankets and sheets in windows, restricts use of laundry lines, restricts plants exceeding the load bearing capacity on a terrace, regulates additional locks on apartment doors, restricts use of antennas without written consent, and places responsibility on tenant’s for ordinary maintenance to prevent mold growth.
These leases help ensure that people live in harmony by placing boundaries on noise producing devices, including musical instruments and electronics. The restrictions specify time of day, days of week, and gross duration of use, ensuring a certain quality of life for all tenants in the building and a lowered likelihood of the landlord having to defend noise claims.
To protect the landlord, leases should mention modern technologies. No landlord wants to litigate problems arising from the tenant’s internet connection or interference with a neighbor’s internet connection. These leases exempt the landlord from any interruptions in Internet service that the tenant may suffer. Most leases do not have updated technology clauses.
A lease should clarify the landlord’s responsibilities for secure mail delivery and maintenance of security systems. These leases state that the landlord’s agents are prohibited from receiving any mail or packages exceeding $500. If property is left with the landlord’s agents, it will conclusively have a value of $500 or less (notwithstanding the actual value). This provision limits the financial responsibility of the landlord should a tenant claim any issues with deliveries.
Now includes Tax Benfits Rider 421-a, Without Regard to Tenant Income.
Modern, comprehensive apartment lease for a large building and Condos.
The Statutory Powers of Attorney Bill amending Chapter 644, Laws of 2008, was signed on August 13, 2010. It is effective on September 12, 2010, 30 days after signature.
• 1252 - *House lease, furn/unfurn, plain English, 4 pps.
• 39 - Petition & order for a change of name, counties outside NYC, official instructions, 6 pps.
• 435 - Notice and acknowledgement of wage rate, designated pay day, hourly rate, overtime, Lab. Law §195(1). Based on Official Form LS 52 (10/09), with publishers edits.
Such a guaranty is commonly given when the Tenant is an entity and the Guarantor is the principal or parent entity of the Tenant. If the Tenant wishes to vacate the premises before the end of the term, the Guarantor’s liability is limited to the Tenant’s obligations up to its departure – and, sometimes, a few months more rent. Other provisions require that the tenant not be otherwise in default; pays the rent to date of early termination, plus any additional months; and leaves the premises broom clean. The Landlord gives up the rent for the balance of the term but gets back the premises ready for renting; with no rent owing; and without the cost and delay of litigation.
• 453 - Warrant, holdover, dwelling or business, Blank Ct.
• 1408 - Warrant, non-payment, dwelling or business, District Ct.
IMPORTANT NOTICE: The effective date of these forms has been postponed until 9-1-09. They will be uploaded to this site in August. Use the forms dated 1-09 listed below under JANUARY 2009. CLICK HERE for further information.
• 43 - Statutory power of attorney, non-durable modification, affidavit of attorney, 3-09.
• 44 - Statutory power of attorney, durable, without affidavit of attorney, 3-09.
• 49 - Statutory power of attorney, modified, effective at a future time (springing), affidavit of attorney, HIPPA release, 3-09.
• 51 - Statutory power of attorney, durable, affidavit of attorney, 3-09.
• 45 - Special major gifts rider to power of attorney. Use with forms 43, 44, 49 or 51.
• 451 - Questions and Answers for judgment debtor, use with information subpoena (417), Blank Ct.
• 65 - Apartment house laundry services LICENSE, prepared by Adam Leitman Bailey & Dov Tremain, 4 pps.
• 66 - Apartment house laundry services LEASE, prepared by Adam Leitman Bailey & Dov Tremain, 4 pps.
• 412 - Information subpoena, restraining notice to garnishee, CPLR 5222(e) notice, certification, Civil Ct.
• 418 - Subpoena duces tecum, witness, restraining notice, blank ct.
• 429 - Subpoena duces tecum, judgment debtor, restraining notice, blank ct.
• 460 - Property execution, without notice to garnishee, blank ct.
• 120 - Execution with notice to garnishee, blank ct.
• 320 - Execution against property to sheriff or marshal, notice to garnishee, Civil Ct.
• 415 - Restraining notice to judgment debtor, CPLR §5222, blank ct.
• 416 - Restraining notice to garnishee, CPLR §5222, blank ct.
• 426 - Notice to judgment debtor, CPLR §5222, blank ct.
• 439 - Income execution, CPLR §5231, blank ct.
The most comprehensive lease for regulated apartments in New York.
The most comprehensive lease for unregulated apartments in New York.
Form revised to "7-08", to reflect the increase in the Federal Minimum Wage on July 24, 2008!
July 2008 : New Form!
• 351 - Questions and answers—individual debtor, enforcement of money judgments, Blank Ct.
May 2008 : New Forms!
• 297 - Deed, referee's deed in forclosure, 4 pps.
April 2008 : New Form!
• 1480 - Summons & formal complaint, blank action, liquidated sum, District Court, 22 NYCRR 212.6(D), 12 pt. type.
January 2008 : New Form!
December 2007 : Form revised to "12-07"!
November 2007 : New Form!
August 2007 : New Form!
• 308 - Ten day notice to quit where no landlord/tenant relationship exists, RPAPL §713, 2 pps.
July 2007 : Form revised to "7-07"!
• 74 - Business certificate for partners (DBA), 2 pps.
• 201 - Business certificate for individual (DBA) 2 pps.
May 2007 : New Form!
April 2007 : Forms revised to "2-07"!
February 2007 : New Forms!
Sept 2006 : New Forms!
August 2006 : New Form!
Feb 2006 : New Form!
Relief for commercial landlords in special situations! Avoid unfounded and frivolous claims, litigation delay, lost rents, unpaid real estate taxes and attorneys fees. A bona fide office license agreement creates a licensor-licensee relationship; the licensee has no estate in the premises and no right to possession. Common law principles apply and the owner-licensor may have the right to use peaceable self-help to remove the licensee from the premises.
Jan 2006 : New Forms!
• 43 - *Non-durable, affidavit of attorney, 4 pps.
• 49 - Springing (effective at a future time), durable , affidavit of attorney, 4 pps.
• 51 - Durable, affidavit of attorney, 4 pps.
• 644 - *Durable, affidavit of attorney, 2 pps., 8 1/2" X 14"
The forms were revised, effective January 1, 2006, to reflect the upward adjustment of the annual Federal Gift Tax Exclusion to $12,000.
Nov 2005 : Forms were revised to "10-05"
May 2005 : New Forms!
• 530 - Judgment of eviction, holdover, default or after trial or inquest, Blank Ct.
• 1409 - Warrant, holdover, dwelling or business, District Ct.
• 1410 - Original petition, dwelling or business, District Ct.
• 1411 - Original notice of petition, dwelling or business, District Ct.
• 1412 - Default judgment, non-payment, eviction and rent, Blank District Ct.
April 2005 : New Forms!
• 205 - Request for final order, Civil Ct.

References: § 5205
 § 5205
 §195
 §5222
 §5222
 §5222
 §5231
 §713