Tag Archives: condos

Matthew Adam Exploring Co-Generation for Properties It Manages

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Co-generation, the reuse of energy to power systems, has been around for a while in a variety of forms and uses, notes Ira Meister, president and CEO, Matthew Adam Properties, Inc.   It has gained increased interest in the past decade with the expansion of efforts to reduce global warming, enactment of stricter government regulations and the desire to control skyrocketing energy costs in larger buildings.

Matthew Adam Properties, a leader in bringing “Green” initiatives to the properties the company manage, has instituted a program to evaluate the installation of co-generation in several buildings, Meister says. It has been working with Tecogen, a leader in the field of co-generation.  The company is currently performing financial feasibility studies at several buildings. Initial findings indicate Tecogen’s natural gas system can reduce carbon emissions and costs.

“While still in the preliminary stage, the study indicates we can reduce a building’s electric bill by 50 percent, in addition to savings in heating water,” Meister says.

The Tecogen system (called CHP, “combine heat and power”) generates electricity using a natural gas-fueled engine, which immediately reduces electrical consumption.  Natural gas is cleaner and more efficient than oil and a less costly energy than oil or steam.

In co-generation, the “waste” heat produced by the natural gas-fueled engine is recovered and replaces fuel used to operate the water heaters and boilers.  The “waste” heat can be used in conjunction with an absorption chiller to convert the heat into cooling and relieves the chillers (typically electric powered) of providing much of the site’s air conditioning.

“When Tecogen completes its study, we will have a better understanding of the benefits of installing co-generation and help us determine which buildings would benefit,” Meister says. “We, at Matthew Adam Properties, believe that co-generation can help us resolve several issues we confront as managing agents – improving services, reducing costs and adapting ‘Green’ initiatives.”

Meister says the co-generation program is part of Matthew Adam’s overall program to use innovative thinking and a professional approach to provide quality management for the buildings in our portfolio.   The “Green” efforts are spearheaded by our Sustainability Division headed by Kendra Stensven.  Kendra is LEED certified, making Matthew Adam Properties one of the few, if not the only, management company with a LEED certified person heading a “Green” division

Why Co-ops and Condos Pay Higher Property Taxes

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Much has been written and discussed in recent months about the failure of the New York State Legislature to extend the property tax abatement for co-ops and condos, notes Ira Meister, president and founder of Matthew Adam Properties, Inc., a premier property management firm.  The discussion has focused on the failure of the legislature to take action during the session that ended in June and the need to make permanent the abatements, which have been authorized with continuing legislation since the late 1990s.

The city included the abatement in the tax bills due on July 1 of this year and again on October 1, assuming the legislature would take positive action in an anticipated special session after the election.

The impact of the abatement is not insignificant. “There are approximately 365,000 co-op and condo units in the city and the city estimates the abatement would save these taxpayers about $430 million or $1,194 per unit,” Meister said.

Condo owners pay the property tax directly to the city.  For co-op shareholders, the tax is included in the monthly maintenance charges.

The property tax is based on the assessed valuation of a property.  “Here, is an issue that has been pushed into the background and is another quirk in the system that works against co-ops and condos,” Meister explained.

To the average voter it would seem that the entire New York City legislative delegation would be pushing to have the abatement passed.  But, Meister said, this is not the case and he attributed this to underlying factors. Most noticeably is the city’s practice of categorizing co-ops and condos as profit-making corporations. The city has four classes of properties and taxes co-ops and condos similar to rental properties, rather than as single family homes. “The difference is dramatic,” Meister said.

To determine the assessed value, the city applies a complex ratio to each of the four categories. For example, a single family home valued at $1 million has an assessment ratio of six percent and the assessed valuation would be no more than $60,000.  For a condo or co-op, the ratio is 45 percent and the assessed value would be no more than $450,000.

“The net result is that the condo owner or co-op shareholder is paying nearly six times more than a single-family owner,” Meister said.  “That hurts.”

A change would require a request to Albany from the City Council, Meister explained, where the majority of councilpersons represent owners of smaller properties who do not want the imbalance corrected.