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				<title><![CDATA[Cooperator - Articles - 2008 May]]></title>
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					  <title><![CDATA[Q&amp;A: Fair Election]]></title>
					  <link>http://cooperator.com/articles/1629/1/QampA-Fair-Election/Page1.html</link>
					  <description><![CDATA[One of our board members has been president for many years. She runs the building on a unilateral basis, giving out very little information about the business of the condo. Unit owners have little influence because the she is elected by the board, not by unit owners. When it comes to elections, she controls them. Our accounting firm runs the election. After the ballots are cast, the president (who is also one of the candidates) takes all of the ballots and mails them to the accounting firm. Is that fair? The accounting firm counts the votes, and I&#8217;m sure they do it in an honorable way, but what if the president has already manipulated the ballots? We want to get a fair count? Who should we go to deal with this? ]]></description>
					  <author>no@spam.com (Dennis H. Greenstein)</author>
					  <pubDate>Wed, 11 Jun 2008 11:43:26 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1629/1/QampA-Fair-Election/Page1.html</guid>
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					  <title><![CDATA[Q&amp;A: Opting Out]]></title>
					  <link>http://cooperator.com/articles/1628/1/QampA-Opting-Out/Page1.html</link>
					  <description><![CDATA[I live in a Mitchell Lama co-op which is starting the process of privatization. We have a very large mortgage that has many years to go until it is paid off. We also have a large reserve fund for various contingencies. ]]></description>
					  <author>no@spam.com (John Van Der Tuin)</author>
					  <pubDate>Wed, 11 Jun 2008 11:40:17 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1628/1/QampA-Opting-Out/Page1.html</guid>
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					  <title><![CDATA[Q&amp;A: Withholding Taxes for Employee Gifts]]></title>
					  <link>http://cooperator.com/articles/1627/1/QampA-Withholding-Taxes-for-Employee-Gifts/Page1.html</link>
					  <description><![CDATA[Our condo gives out gifts (in monetary form) to the employees of the building. The gifts go through the president of the board first. The president has created a separate bank account for employee gifts. Is this breaking any laws? Should the president be withholding taxes from these gifts, which are pretty substantial? ]]></description>
					  <author>no@spam.com (Michael Manzi)</author>
					  <pubDate>Wed, 11 Jun 2008 11:38:25 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1627/1/QampA-Withholding-Taxes-for-Employee-Gifts/Page1.html</guid>
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					  <title><![CDATA[Emerging Faces in Sustainable Development]]></title>
					  <link>http://cooperator.com/articles/1626/1/Emerging-Faces-in-Sustainable-Development/Page1.html</link>
					  <description><![CDATA[New Yorkers are obsessed with real estate development. We all pause to stare at the listings in our local real estate office window, and everybody knows the average price of an apartment in Manhattan (currently $1.7 million). Citywide, massive building and construction proposals like the World Trade Center, Brooklyn&#8217;s Atlantic Yards and Manhattan&#8217;s West Side Rail Yards dominate the news. ]]></description>
					  <author>no@spam.com (Erik D. Nevala-Lee)</author>
					  <pubDate>Fri, 30 May 2008 13:57:45 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1626/1/Emerging-Faces-in-Sustainable-Development/Page1.html</guid>
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					  <title><![CDATA[Managing Change, Protecting Investments]]></title>
					  <link>http://cooperator.com/articles/1625/1/Managing-Change-Protecting-Investments/Page1.html</link>
					  <description><![CDATA[New Yorkers live in an ever-changing city that&#8217;s been building and rebuilding continuously since its inception. Today, throughout the five boroughs, according to the New York City Department of Buildings (DOB), there are more than 950,000 buildings. Most were built in varying styles during dozens of eras of development. They are our city&#8217;s architectural heritage. ]]></description>
					  <author>no@spam.com (Steven B. Kratchman, AIA)</author>
					  <pubDate>Fri, 30 May 2008 13:54:28 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1625/1/Managing-Change-Protecting-Investments/Page1.html</guid>
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					  <title><![CDATA[New System Tracks Down Hard to Find Rodent Entry Points]]></title>
					  <link>http://cooperator.com/articles/1624/1/New-System-Tracks-Down-Hard-to-Find-Rodent-Entry-Points/Page1.html</link>
					  <description><![CDATA[Keeping your property free of rats and mice is a perpetual problem for home and property owners. New York City recently put noted rodentologist Bobby Corrigan on the payroll fulltime to combat its burgeoning rat problem. Heading a beefed-up squad of special inspectors known as the &#8220;Rat Pack,&#8221; Corrigan and his crew are patrolling the city to root out rodent infestations, visiting as many as 200 buildings a day. If cited, property owners have two weeks to evict the varmints or face a fine. ]]></description>
					  <author>no@spam.com (Douglas Stern)</author>
					  <pubDate>Fri, 30 May 2008 12:11:18 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1624/1/New-System-Tracks-Down-Hard-to-Find-Rodent-Entry-Points/Page1.html</guid>
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					  <title><![CDATA[Take Advantage of 1031 Exchanges]]></title>
					  <link>http://cooperator.com/articles/1623/1/Take-Advantage-of-1031-Exchanges/Page1.html</link>
					  <description><![CDATA[The &#8220;Green Movement&#8221; has quickly gone from fad to trend to global initiative. In the U.S., corporations as well as commercial and residential property owners are being challenged to find ways to embrace &#8216;Green Initiatives&#8217; in response to demands for greater sustainability, social accountability and profitability. ]]></description>
					  <author>no@spam.com (Stephen A. Wayner and Eric Goldberg)</author>
					  <pubDate>Fri, 30 May 2008 12:09:56 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1623/1/Take-Advantage-of-1031-Exchanges/Page1.html</guid>
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					  <title><![CDATA[Recognition, Credibility and Certification]]></title>
					  <link>http://cooperator.com/articles/1622/1/Recognition-Credibility-and-Certification/Page1.html</link>
					  <description><![CDATA[With more and more people hanging out shingles as either interior design professionals&#8212;thanks partly to the popularity of television shows like Design on a Dime, Extreme Home Makeover and Trading Spaces&#8212;knowing who to hire for a job in your home or building can sometimes be a little tricky. ]]></description>
					  <author>no@spam.com (Stephanie Mannino)</author>
					  <pubDate>Fri, 30 May 2008 12:07:40 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1622/1/Recognition-Credibility-and-Certification/Page1.html</guid>
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					  <title><![CDATA[Care and Maintenance for Marble Flooring]]></title>
					  <link>http://cooperator.com/articles/1621/1/Care-and-Maintenance-for-Marble-Flooring/Page1.html</link>
					  <description><![CDATA[Nothing says luxury and elegance quite like acres of polished marble&#8212; particularly in the lobby of an upscale co-op or condo building. Marble has been used in palaces, temples, and homes for thousands of years, and is prized for its beauty, durability, and vast variety of colors and patterns. Stone floors need maintenance, however, and knowing what they need can make them look better and last longer. ]]></description>
					  <author>no@spam.com (Denton Tarver)</author>
					  <pubDate>Fri, 30 May 2008 12:06:04 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1621/1/Care-and-Maintenance-for-Marble-Flooring/Page1.html</guid>
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					  <title><![CDATA[Keeping Design Projects Under Control]]></title>
					  <link>http://cooperator.com/articles/1620/1/Keeping-Design-Projects-Under-Control/Page1.html</link>
					  <description><![CDATA[A good redesign of an outdated, obsolete, or run-down common area in your co-op or condo building can be a thing of beauty. Spiffing up a lobby, hallway or elevator can not only inspire residents to take more pride in where they live, but can help maximize property values as well. ]]></description>
					  <author>no@spam.com (Anthony Stoeckert)</author>
					  <pubDate>Fri, 30 May 2008 12:04:29 EDT</pubDate>
					 <guid isPermaLink="true">http://cooperator.com/articles/1620/1/Keeping-Design-Projects-Under-Control/Page1.html</guid>
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