Reserve studies for Manhattan co-ops and condos

Start with the FISP report

Any building taller than six stories files a facade report every five years. In Manhattan that takes in a large share of co-ops and condos. A study that does not read the latest report, and price the "safe with a repair and maintenance program" items before the next cycle, is missing the largest numbers in the plan.

Ask the provider to show facade work in the cycle years, not spread evenly, because that is how the bills arrive.

Gas piping by community district

Local Law 152 inspections fall due by community district, and Manhattan's twelve districts span all four year groups. The table below shows ours, from the DOB schedule. A riser replacement found at inspection can take months and leave apartments without cooking gas, so a provider should treat old risers as a planned item.

Steam, oil and Local Law 97

Many prewar co-ops still run steam boilers, some on dual fuel. Under Local Law 97, the 2030 limits make the timing of a boiler replacement or electrification project a reserve question: a plant that would last to 2038 may need replacing earlier to avoid penalties. Put both dates in the study and let the board see the difference.

The fee for a study here turns on the facade, the plant and the garage, not the neighborhood; see what moves the price. Also: Brooklyn and Queens and Westchester and Long Island.