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				<title><![CDATA[Cooperator - Articles - 2007 Apr]]></title>
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					  <title><![CDATA[Q&amp;A: Cumulative Voting?]]></title>
					  <link>http://cooperator.com/articles/1751/1/QampA-Cumulative-Voting/Page1.html</link>
					  <description><![CDATA[My co-op has not had elections in many years, as the number of candidates always
 equals the number of seats on the board. This year, however, there will be more candidates than seats. Someone mentioned that we are supposed to have cumulative voting. The bylaws say that all voting shall be based on shareholders having one vote
 for each share and the majority decides any corporate action? Is this cumulative voting? What is cumulative voting?  ]]></description>
					  <author>no@spam.com (Andrew P. Brucker)</author>
					  <pubDate>Wed, 05 Nov 2008 14:30:41 EST</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1751/1/QampA-Cumulative-Voting/Page1.html</guid>
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					  <title><![CDATA[Q&amp;A: Conflicting Interests?]]></title>
					  <link>http://cooperator.com/articles/1752/1/QampA-Conflicting-Interests/Page1.html</link>
					  <description><![CDATA[&nbsp;I&rsquo;m the president of our building&rsquo;s board. One of our directors has recently become a licensed real estate broker,
&nbsp;and has recused himself from interviewing any potential buyers. At first, that
&nbsp;seemed to ward off the semblance of any conflict of interest, but the issue has
&nbsp;become a bit more complicated recently. 
&nbsp; ]]></description>
					  <author>no@spam.com (Jay Itkowitz)</author>
					  <pubDate>Wed, 05 Nov 2008 14:29:34 EST</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1752/1/QampA-Conflicting-Interests/Page1.html</guid>
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					  <title><![CDATA[Q&amp;A: Smokin&#039; Mad]]></title>
					  <link>http://cooperator.com/articles/1750/1/QampA-Smokin039-Mad/Page1.html</link>
					  <description><![CDATA[ I have a young toddler at home and my wife is a breast cancer survivor. For
 several years, our next-door neighbor&#8217;s chain-smoking home health nurse has filled up the hallway outside our
 apartment with smoke. The smell is so strong that it has activated the fire
 alarm behind our door. Our building&#8217;s rules clearly state that &#8220;unreasonable odors&#8221; are not permitted in the hallways, but our board president won&#8217;t enforce this house rule since this shareholder votes for him.  ]]></description>
					  <author>no@spam.com (Bruce A. Cholst Esq.)</author>
					  <pubDate>Wed, 05 Nov 2008 14:25:53 EST</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1750/1/QampA-Smokin039-Mad/Page1.html</guid>
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					  <title><![CDATA[A Bad Idea for Co-ops]]></title>
					  <link>http://cooperator.com/articles/1433/1/A-Bad-Idea-for-Co-ops/Page1.html</link>
					  <description><![CDATA[We've all heard the phrase "The road to hell is paved with good intentions." The old saw applies to legislation as well. We've often seen laws passed with what seemed to be the best intentions, only to discover later that they have left a trail of ruin behind them. ]]></description>
					  <author>no@spam.com (Bob Friedrich)</author>
					  <pubDate>Thu, 31 May 2007 16:02:02 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1433/1/A-Bad-Idea-for-Co-ops/Page1.html</guid>
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					  <title><![CDATA[Essential Qualities]]></title>
					  <link>http://cooperator.com/articles/1434/1/Essential-Qualities/Page1.html</link>
					  <description><![CDATA[Whether you're buying or selling a condo or co-op, the goal is to engage a real estate broker who will get you the best price or the best apartment in the shortest period of time. Unless you already work in the real estate industry, you likely will not have an ongoing relationship with an individual broker. When engaging a broker&#8212;either as a buyer or a seller&#8212;there are 10 essential qualities to look for when seeking a superior broker. ]]></description>
					  <author>no@spam.com (Carol E. Levy)</author>
					  <pubDate>Thu, 31 May 2007 15:59:07 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1434/1/Essential-Qualities/Page1.html</guid>
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					  <title><![CDATA[Lien on Me]]></title>
					  <link>http://cooperator.com/articles/1436/1/Lien-on-Me/Page1.html</link>
					  <description><![CDATA[Unfortunately, it is not uncommon for persons who perform labor on or furnish materials to the common elements of a condominium to assert that they have not been fully paid for the labor performed or materials supplied. The possible assertion of such claims dictates that condominium board members and other interested parties understand what legal remedies may be available to aggrieved persons in such circumstances. The basic principle under the laws of the state of New York is that while laborers and materialmen are not permitted to file a mechanic's lien against condominium common elements, they are entitled to substitute protection as beneficiaries of a statutorily created trust. ]]></description>
					  <author>no@spam.com (Paul Bercovici, Esq.)</author>
					  <pubDate>Wed, 23 May 2007 12:14:21 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1436/1/Lien-on-Me/Page1.html</guid>
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					  <title><![CDATA[Safe and Secure]]></title>
					  <link>http://cooperator.com/articles/1435/1/Safe-and-Secure/Page1.html</link>
					  <description><![CDATA[With so much talk these days about costly security projects designed to benefit buildings over the long term, it's easy to overlook a far more approachable option. Updating older video-based surveillance technology with a digital security system that is appropriate for your building can be a simple and cost-effective way to not only protect yourself, your neighbors and your property, but also your cooperative or condominium's bottom line. ]]></description>
					  <author>no@spam.com (Jon Ecker)</author>
					  <pubDate>Wed, 23 May 2007 12:06:53 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1435/1/Safe-and-Secure/Page1.html</guid>
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					  <title><![CDATA[Domestic Terrorists]]></title>
					  <link>http://cooperator.com/articles/1430/1/Domestic-Terrorists/Page1.html</link>
					  <description><![CDATA[New York City and its surrounding boroughs have always been known for its robust population of vermin&#8212;rats and cockroaches have been part and parcel of city life ever since the Dutch settled here and founded New Amsterdam. While roach and rat populations have been largely controlled in the last few decades thanks to advances in insecticides, poison baits, and traps, another, perhaps even ickier pest critter has risen to take headlines and haunt city dwellers: the bed bug. According to the National Pest Management Association, complaints of bed bug infestation increased by 71 percent between 2000 and 2005, and the city's exterminators are reporting record numbers of calls about the problem. ]]></description>
					  <author>no@spam.com (Denton Tarver)</author>
					  <pubDate>Fri, 20 Apr 2007 17:56:24 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1430/1/Domestic-Terrorists/Page1.html</guid>
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					  <title><![CDATA[Democracy in Action]]></title>
					  <link>http://cooperator.com/articles/1429/1/Democracy-in-Action/Page1.html</link>
					  <description><![CDATA[ Living in a co-op or condo might not seem like an 
 exercise in democracy, but when election time rolls around for your 
 building's board, being a shareholder/owner means being a voter as 
 well. One person's vote might very well mean the difference in 
 whether or not a policy is enacted. ]]></description>
					  <author>no@spam.com (Jonathan Barnes)</author>
					  <pubDate>Fri, 20 Apr 2007 17:52:08 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1429/1/Democracy-in-Action/Page1.html</guid>
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					  <title><![CDATA[Planning for the Unknown]]></title>
					  <link>http://cooperator.com/articles/1428/1/Planning-for-the-Unknown/Page1.html</link>
					  <description><![CDATA[One of the fundamental truths about condominium life is that, eventually, your building will need extra money. A leaky roof, an inefficient boiler, busted pipes, elevators that don't elevate&#8212;the list is endless. ]]></description>
					  <author>no@spam.com (Jay Nussbaum, Esq.)</author>
					  <pubDate>Fri, 20 Apr 2007 17:47:53 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1428/1/Planning-for-the-Unknown/Page1.html</guid>
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