• go to previous questions page
• questions pages navigation

The information given on these question and answer pages has been carefully checked and is believed to be accurate; however, no responsibility is assumed for inaccuracies. The Supers Technical Association reserves the right to make changes to any and all content without notice, and to edit all questions and answers received for accuracy or clarity, or for any other purpose.

Although the Supers Technical Association of New York believes the content to be accurate, complete, and current, the Supers Technical Association makes no warranty as to its accuracy or completeness of the content. It is your responsibility to verify any information before relying on it. The content of this site may include technical inaccuracies or typographical errors. From time to time changes will be made, without prior notice, to the content herein.

Answer: If you go to this website (http://www.theledlight.com/) you will see some state-of-the-art led lighting schemes. The technology is here, if maybe the applications aren't. Good luck! Eugene Marabello

Answer: The back up lights that you have mentioned are the standard. I have not heard of any back up lights that can keep running for more than 3 to 4 hours. These lights are mainly used for occupants to evacuate a building. Pgrech

Answer: The landlord CAN withhold your security, the question is can he do so legally? I recommend taking pictures of your apartment. Do the paint touch up that you mentioned. IF he will not return your deposit, then take him to court. Your pictures are worth a thousand words. Make sure they are clear enough and that you use that day's front page of a newspaper to prove the date they were taken. Pgrech

Answer: A garbage disposal is made, and installed, to give a homeowner an easy way to dispose of foods and food ingredients, and nothing else. If you want more information, the instructions that come with a new one will give you the facts. Also any plumber who has installed one will be able to tell you what is acceptable for disposal. Here's a link to one brand's installation, use & maintenance manual (PDF file).

Answer: There are tamper proof screw removers, but this tool doesn't work well if the screws have been in the windows for many years. Best way is to drill the head out, then use pliers to remove the screws once the head is broken off. A good hardware store can give you advice on how to do this. Peter Grech

Answer: In cutting off the one way screw-heads, a small hacksaw might be an easier tool with which to work. Once the heads are cut off, remove the guard and use a pliers to unscrew the remainder. David L. Taylor

Answer: I would forget the legal issues. The installation is unsafe. Report the problem to the Dept. of Buildings. Dick Koral

Question #133: What is a fair monthly rate for a non-live-in super in a 22 apartment walk-up building with the following responsibilities: 1. gathering the trash three times a week; 2. mopping the floors and stairs once a week; removing snow from the front of the building when needed; 3. keeping the basement in good order and clean; 4. remaining "on-call" for various emergencies (he assesses the problem, but is unable to make the repairs himself); 5. giving contractors access (perhaps once every two months). Click here to post your answer to this question

Answer: This kind of question CANNOT be answered accurately and fairly without more intimate and firsthand knowledge of the building, in my opinion.

Answer: The super answers to management. As long as there is no directive forcing him otherwise, in the eyes of all supers, all tenants are equal - rent controlled, rent stabilized or market rent.  There are times of course when tipping is involved, then some tenants may be more equal than others - not in every case but - that's a fact of life. Remember supers are human too. Most are under paid and unappreciated. It should be determined who broke the windows. Then make sure it is the super's responsibility to replace the broken panes of glass.  This is done by asking him/her or the management company. IF it is the super's responsibility, set up a date, if it's not, ask the management company who will be responsible to take care of it. If all else fails, contact the city and have an inspector come and issue a violation, but this is only the last resort. PGrech

Answer: All that for 4K, give me his name and number so I can use him. Price is good. Contract advisable, for that price you should get the insurance your self don't understand the rest. PGrech

Answer: Perhaps the problem has nothing to do with the washing machines above your apartment and more to do with a clogged drain pipe just below your apartment. I would suggest that you have the super investigate that possibility. Gene Marabello

Answer: The problem lies with the drain line riser pipe. They are too small to handle the washer pumping a lot of water at one time.
One solution would be that the tenant above have the drain cleared from their apartment down to the first floor or lower if possible.  Another solution is to put a check valve between the drain riser and your trap under the sink. However this solution may not conform to the plumbing codes. The check valve allows water to flow from your sink into the drain but prevents any water backing up. It is a one way flow device. Peter Grech

Answer: All your fears about that old riser and its paint are valid. Best simple solution is to box it in, then paint the box. If the room depends on this riser for warmth, then make a matrix of small holes near the bottom and top to allow air to flow through and come out warm.

Answer: There are many reasons why the burner could be shutting off on safety. 1) Weak or defective ignition transformer 2) Burnt oil residue on the electrodes preventing proper spark 3) Air leaks in the oil supply line and yes, 4) Water in the oil. Call me at 212-982-4803 and I can recommend some competent mechanics. If it turns out to be water in the oil then you might benefit from an additional oil filter. I would recommend a Garber 11BV-WSK oil filter with integral water separator. Jeff Eichenwald

Answer: It is illegal in NYC (all boroughs) to install PVC, period. No part of the plumbing can be made of PVC. This includes a new installation or a simple repair, one family or multifamily, doesn't matter. However, the code does not state whether PVC can or can not be used outdoors. PGrech

Answer: Unregulated means UNREGULATED. While there is no set charge a painter charges, it will be hard to say if the amount you were charged is fair or not. The landlord should have receipts and cancelled checks to prove this amount was the amount charged and that the work was actually done and paid for. You should have done a WALK THROUGH with the landlord before handing over the apartment. In the walkthrough the landlord would have told you that you were going to incur charges. Note that charges should only be for DAMAGES that the tenant made and NOT charges for NORMAL wear and tear to the apartment. PGrech

Answer: Go to www.tenant.net, there is a forum on that site where you can ask your question and get the best advice. Matt

Answer: Unregulated only means that the amount of rent and renewal increases are not subject to government regulations. All buildings with three or more apartments are still subject to the New York state multiple dwelling law and the New York City housing maintenance code. Landlords are required to paint apartments every three years. Your landlord cannot charge you for painting your apartment. He could withhold some of your security deposit, but only for unusual damages, not normal wear and tear. Jeff Eichenwald

Answer: Call the NYFD Dept. of Fire Prevention in Brooklyn and they will get you the information you seek. Or go to www.nyc.gov and put "boiler exam" or something similar in the search engine. PGrech

I would begin with the simple things first like making sure that that circuit breaker wires are screwed on tight. These wires have been know to come loose. Second, check to see if all the wires connected to the outlets are tight. Do this and you have eliminated two of the simplest problems. PGrech

Answer: To the best of my knowledge, property managers do not have to be licensed or certified, unless the manager is personally going to collect rent from tenants. The management firm he/she works for MUST have a New York State Brokerage license.  PGrech

Answer: I can't answer the question of whether or not it's legal, but it's not uncommon that a tenant would have part of the building, hallway and/or outside lights on his/her meter. Yes it would certainly increase your monthly bill, ranging from a negligible to an outrageous amount, depending on how much of the landlord's electricity or gas you are paying for. PGrech

Answer: It appears that the seal on the pump is leaking (based on our phone conversation). This is not something you can fix yourself. You will need to replace the pump, but not the entire DAR kit. It can be attached to the new pump. Jeff Eichenwald

Answer: There is no specific law stating where a super may or may not live within a building. Some live in the basement, while others live on the first floor or higher. Basement apartments are governed by the Building Codes. If the apartment meets the code requirements, then there is no problem with renting the apartment or having the super live there. PGrech

Answer: The answer is NO. Gas equipment must have its own vent. PGrech

Answer: There is a device known as an Anti Scalding device, which prevents a person from being injured by sudden drops in cold pressure. These are inexpensive and can be purchased from a good hardware store or plumbing supply house. The device simply screws on before the shower head. It will NOT solve the pressure drop problem, only save a person from injury. PeterG.

Answer: You need to install a "heat reducing" shower body. It's the round type, as opposed to the 3 knobs (Hot on left, Cold on right and the director in the middle). MOEN makes a decent one. The thing is, you need to replace the shower bodies, which means breaking the walls, cutting the copper pipes and sweating on the new unit. I recommend hiring a plumber for the latter part. In fact, this is now Code for new construction, so I'm told. The owner may be able to write it off. It also may be of interest to you that below 34th Street in Manhattan, there is generally less pressure, so these things may not work as well. Below the 3rd floor, you should be ok. Jon F. Frank Jr.

Answer: Not all painters prices are the same. Assuming there is NO plastering and the painting only requires one coat, approximate price is $1,200 - $1,500 and UP. PGrech

Answer: No one can answer your specific questions without actually visiting your building, and a professional can help you best with your pest problems. So first and foremost, immediately retain the services of a reputable, professional extermination service. If they have good training and long experience, most if not all of your questions will be answered (many of the better exterminators take refresher and update courses many times a year), and you WILL keep the mouse -and other pest populations - under control. One of the best we know is a member of the Club: Metro Pest Control, Inc. 718-803-0000. Dick Koral

Answer: I believe you should wait until there are signs that the drain is starting to clog. I would not consider this a routine procedure. Dick Koral

Answer: While I don't know where you would go to get certified or where there are schools for elevator repairs, your best bet would be to call a few elevator companies and ask them this question. PGrech

Answer: I'm pretty sure that several manufacturers still make 30 inch stoves. A Google search will help you.

Answer: This is a difficult question to answer without being there. May I suggest you call your boiler maintenance company for help. It could be vibration. PGrech

Answer: I have one and I would be happy to forward it to you. E-Mail me at Mikemac72@aol.com.

Answer: There really is no written job description that would cover all supers in all types of buildings. Not from the union and not from anywhere else. The job description for a particular superintendent job will cover that job only. Another job may have some of the same components, but add other duties, and take away still others. It's up to the owner or management to come up with a list of duties that are expected to be provided by an individual super, hopefully (but not necessarily) in conjunction with the super himself. That list of duties will vary greatly due to the size of the building, the number of staff members, the involvement and expectations of management, whether it's a condo/co-op or a rental, even the neighborhood the building is in, along with many other lesser factors.

Answer: Your super, who should probably attend our meetings to learn a little about his heating system, is the only one who can control the boiler. The city housing code only states that you should have a minimum temperature during the winter and no concern about a maximum one.

Your landlord should be ashamed of himself. With the cost of fuel as it is, he should be trying to conserve fuel use and run his building more efficiently. What's really driving the housing market is the limited amount of housing available in the city. He doesn't care to correct anything because he has passed his inefficiencies on to the renter.

The only solution I see for you: Go to Home Depot or a plumbing supply and pick up some fiberglass pipe wrap. It runs about a dollar a foot and is easy to install. It's round and has about a one inch wall thickness around. It has a split surface for wrapping around a pipe. It's the best insulation for your situation. If you have complained to the owner and he hasn't responded or doesn't care, I see insulating the pipes as the only remedy for your problem. I think you may have an issue with the Housing Department, if you don't have radiators in those other rooms. I hope I've been of some help. Good luck!