What we would do first

What changes

Warren Green · (347) 456-6453 · [email protected]

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For New York property managers

Your boiler notifies the super before tenants call 311

Sensors on the boiler and risers automatically send the super a text when the boiler trips or a riser goes cold. If nobody acknowledges it, the office gets it. Each building's file is split across HPD, DOB, OATH and DOF. We read all four every day at 6:30 AM. Every new violation opens a work order in your management software.

Send us an address See a building's statement

SensorsBoiler, tank and meters. The super is notified automatically.
SoftwareHPD, DOB, OATH and DOF matched to units and leases
ViolationsCleared by fixing the physical problem behind them

A technician on a plastic crate works on a laptop at an open electrical cabinet full of wiring, on an overcast rooftop with a steel water tower, brick chimneys and a hazy skyline behind — Specimen · boiler supply 164°F, 6:10 AM · super texted if it drops

The setup

We start in the boiler room

A man holds up a phone under a work light beside a basement boiler, where a sensor box showing a temperature graph is wired to the casing

Heat and hot water

The text your super gets

Sensors on the boiler, circulator pumps, riser returns and hot-water tank report temperature, pressure and run time every few minutes. When the boiler trips or a temperature stays low longer than the building can coast, the super is texted automatically with the reading and the time. The office is texted if nobody acknowledges. We keep a heat-season log per building.

Greenstar · specimen · 4:51 AM301 Specimen Pl: burner off at 4:50 AM, low-water cutoff. Supply falling, 43°F outside; apartments need 68°F by 6 AM.

Meters and energy

Spot a leak weeks before the bill

Electric and gas sub-meters, the water meter and the utility accounts build each building's usage history. A stuck valve, a running toilet in a vacant unit or a compressor that never cycles off shows up weeks before the bill. We have benchmarking and Local Law 97 figures when filings are due. If a building is not covered, we say so.

Four people in a small property management office watch a wall screen showing a city map dense with colored markers, beside a pegboard of labeled keys and stacks of binders

Management software

A work order for each violation

Each morning we match violations, complaints, charges and hearing dates from HPD, DOB, OATH and DOF to the building, unit and lease in AppFolio, Buildium, Yardi Voyager, Rent Manager, MRI or Entrata, by export or API. The work order lists the apartment, the access notice and the vendor. The office wall and a lobby phone show the same portfolio view.

Old owners, contractor filings and corner addresses resolved to the lot they belong to
Each line shows the city's last update. Some sources post daily and others lag by weeks.
Greenstar never holds your logins: each filing is made from your own HPD, DOB or DOF account, or by the licensed professional who did the work

Violations

Make the repair before you certify

Most violations close 70 days after HPD receives the owner's certification, unless a reinspection in that time finds the condition still there. HPD can reinspect any certification. The tenant is told it was filed and can challenge it. Certifying without the repair keeps the violation open and adds a civil penalty. Follow one specimen violation below.

HPD Online · violation record1 / 5

Class C · immediately hazardousViolation 0000001 · inspected Oct 16

Inadequate heat in 4C

Order: Provide an adequate supply of heat: 68°F from 6 AM to 10 PM when it is below 55°F outside; 62°F from 10 PM to 6 AM.
Building: 1234 Example Avenue, Bronx · BBL 2-00000-0000
Correct by: At once · heat has no grace period, and penalties run from the posting
Matched to: Apartment 4C · lease on file · riser 2 · heating season log

Read October 16, 2026, 6:30 AM, the morning it posted.

Sensor history · 6 PM to 8:30 AMboiler supply · riser 2 return

Riser 2 went cold while the boiler held

Diagnosis: supply held at 165°F all night while the return on riser 2 went cold at 1:10 AM. 4C is on riser 2. That means a zone valve or an air lock on that riser. The super was texted at 1:25 AM and bled the riser. It stayed cold, which points to the valve.

Work order · openWO-4471 · your management software

Riser 2 zone valve · 1234 Example Ave

Apartment: 4C (riser 2 also serves 2C, 3C, 5C)
Vendor: Your heating contractor · dispatched Oct 16, 7:05 AM
Access: Notice to 4C sent 7:06 AM · super to meet vendor
Due: Today · penalties run until it is fixed
Linked: HPD violation 0000001 · sensor trace attached

We open it straight from the violation. Its due date is HPD's deadline.

Work order · closedWO-4471 · closed Oct 16, 11:40 AM

Zone valve replaced. Riser 2 back to 141°F.

A boiler room, with the sensor box on the boiler and the reading checked on a phone

Photos: 2 attached, 11:32 AM, geotagged to the boiler room
Sensor: Riser 2 return 141°F at 11:40 AM · 4C measured at 71°F at 12:30 PM
Invoice: Attached to the work order and the building

If HPD reinspects, this is the evidence it would ask for.

HPD eCertification · filedfiled Oct 16, 2:15 PM, from your account

Certified corrected after the repair

Filed: Oct 16, by your signatory, before the certify-by date on the notice
Penalty: A first heat violation this season or last, fixed inside 24 hours of the posting: this filing and $250 paid within 10 days satisfy the civil penalty
Attached in your file: Closed work order, photos, sensor log, invoice
After filing: The tenant is notified and can challenge it; HPD can reinspect before it closes at 70 days
Status: Certified · watched until it closes

HPD can reinspect any certification. This one has the repair, photos and sensor log behind it.

A class C violation left alone goes like this: the correct-by date passes, HPD sends its own contractor, the charge is billed to the property, and an unpaid charge becomes a tax lien. Each step is a dated public record. We catch the first one the morning it posts.

Portfolio statement

What you owe the city comes first

A specimen for four fictional buildings, two in the Bronx and two in upper Manhattan, read October 16, 2026. Lines run in this order: owed, dated, open, watching and not covered. Each line that needs work names the physical issue and the step that clears it.

greenstar · portfolio · 1234 Example Avenue

1234 Example Avenue, Bronx

BBL 2-00000-0000 · 24 units · 5 stories · built 1927 · 18,400 sq ft

1 owed3 dated1 open2 watching

OwedHPD
Emergency repair charge, $1,846.50. HPD's contractor replaced a bathroom ceiling in 4B after the correct-by date passed; the leak was the tub trap in 5B. Step: the charge is tied to the violation and the owning entity, and the 5B trap is a work order so the ceiling does not come down again.HPD charges · city updated Oct 14
The record. HPD charge, emergency repair, OMO E000102: $1,846.50. Ceiling replaced in 4B Sep 5, under class C violation 0000002. Posted to the property's DOF statement of account Oct 14.
What it means. The city made the repair the owner did not, and the bill now rides on the tax account, where an unpaid charge gathers interest and can be sold in the lien sale.
What we'd automate. An alert the day a charge posts, matched to its violation, the owning LLC and the DOF account; the due date on the office calendar; and the 5B trap as a work order that closes only with a photo.
DatedHPD
Class C, inadequate heat, 4C. Correct at once. The boiler held 165°F all night; the return on riser 2, which serves 4C, went cold at 1:10 AM. Step: the heating contractor on the riser 2 zone valve this morning, the access notice to 4C, the repair photographed and logged, then the certification.HPD Online · posted Oct 16
The record. Violation 0000001, class C: inadequate heat, 4C. Inspected and posted Oct 16; penalties run from the posting until it is corrected. Boiler supply 165°F through the night; riser 2 return cold from 1:10 AM; the super was texted at 1:25 AM.
What it means. One cold riser, not a failed boiler, and 2C, 3C and 5C are on the same riser. Fixed within 24 hours of the posting, a first heat violation this season or last can be settled with a notice of correction and $250 paid within 10 days.
What we'd automate. The steps in the walkthrough: the work order opened from the violation with the vendor and the access notice, the evidence kept as the repair is made, and the certification drafted for your signatory to file from your HPD account.
DatedHPD
Class C, lead-based paint hazard, 3F. Correct by Oct 28. Peeling paint on a window frame in a unit with a child under six. Step: an EPA-certified vendor, the access notice, the clearance test, then the certification.HPD violations · city updated Oct 15
The record. Violation 0000003, class C: lead-based paint hazard, bedroom window frame, 3F. Issued Oct 4; correct by Oct 28. The annual notice on file lists a child under six.
What it means. In a building built before 1960 with a young child in the apartment, the paint is presumed to be lead, so the repair has to be done safely and proven with a dust test.
What we'd automate. A work order to an EPA-certified firm with the access notice, the dust-wipe clearance test booked after the work, and the certification drafted for your signatory only once the clearance result is in.
DatedOATH
Sanitation summons, hearing Nov 2, 10:30 AM. Recycling set out on the wrong night. Step: the hearing is on the office calendar with the summons attached; the super's set-out schedule is corrected.OATH hearings · city updated Oct 15
The record. Summons 0000000001, issued by Sanitation Oct 4: recyclables set out on the wrong night. Hearing Nov 2, 10:30 AM, online or by phone.
What it means. A missed hearing is a default: a finding of violation, and a higher penalty can be imposed. Paying before the date admits the charge; at the hearing it can be contested.
What we'd automate. The hearing on the office calendar with the summons attached, a reminder two days ahead, and the set-out schedule texted to the super the evening before each collection.
OpenHPD
Four class B violations, due Nov 14. A missing smoke detector, a missing carbon monoxide detector, a broken window sash, defective plaster. Step: four work orders, one visit, photographs, four certifications.HPD violations · city updated Oct 15
The record. Violations 0000004 to 0000007, class B, issued Oct 10, correct by Nov 14: smoke detector missing, 2A; carbon monoxide detector missing, 4D; broken window sash, 5C; defective plaster, 5E.
What it means. Four small repairs on one deadline; one visit clears them, if the certifications follow inside the window.
What we'd automate. Four work orders opened together for a single vendor visit, an access notice to each apartment, a photo required to close each order, and four certifications drafted for your signatory to file from your HPD account.
WatchingHPD
Registration renewed, to September 1, 2027. The managing agent and emergency contact on file are checked against who actually answers.HPD registrations · city updated Aug 12
The record. Registration 000001, valid to September 1, 2027. Managing agent and 24-hour emergency contact on file; the owner of record matches DOF.
What it means. The registration is how HPD reaches the building in an emergency, so a stale name or number on it means nobody answers.
What we'd automate. A check each quarter that the names and numbers on file still match your staff, and the renewal prepared each summer before it lapses.
WatchingHeat
Boiler supply 164°F at 6:10 AM. Heat season, October 1 to May 31. The boiler is heating; riser 2 is not, and the super was texted at 1:25 AM.your boiler sensor · read Oct 16, 6:10 AM
The record. Boiler sensor, Oct 16, 6:10 AM: supply 164°F, return 141°F, setpoint 160°F, riser 2 return 71°F, 41°F outside.
What it means. The boiler is heating normally. Riser 2 is the class C heat violation in 4C, and its return is watched until the repair brings it back near 140°F.
What we'd automate. A text to the super, and to the office if nobody acknowledges it, when supply or a riser's return stays low longer than the building can coast, with the reading and the time; the heat-season log kept per building, ready as evidence if HPD or a tenant disputes the heat.
Not coveredDOB
Local Law 97: 18,400 sq ft, alone on its lot. Façade inspection: five stories. Neither applies to this building.DOF property records · DOB building records · city updated Oct 9
The record. DOF: 18,400 gross sq ft, the only building on its lot. DOB: five stories. Local Law 97 covers buildings over 25,000 sq ft, and lots or condominium boards whose buildings together exceed 50,000; façade inspections apply above six stories.
What it means. Neither law reaches this building, so there is nothing to file.
What we'd automate. A re-check whenever DOF's area or DOB's records for the lot change.

88 Sample Street, Manhattan

BBL 1-00000-0002 · 41 units · 6 stories · elevator · built 1926 · 38,600 sq ft

1 owed2 dated2 open1 watching

OwedHPD
Emergency repair charge, $3,960.00. HPD's contractor replaced the hot-water mixing valve after the building's no-hot-water violations passed their correct-by date. Step: the charge is matched to the violation and the property's DOF account before it ages into a lien, and a sensor goes on the tank so the next failed valve texts the super first.HPD charges · city updated Oct 7
The record. HPD charge, emergency repair, OMO E000117: $3,960.00. Hot-water mixing valve replaced Sep 12, under class C violations 0000101 to 0000107, no hot water, one per apartment inspected. Posted to the DOF statement of account Oct 7.
What it means. The city restored the hot water when the deadline passed, and the bill is now on the property's tax account, where it gathers interest and can reach the lien sale.
What we'd automate. An alert the day it posts, matched to the violation, the owning LLC and the DOF account; the due date on the office calendar; and a temperature sensor on the tank, so a failing valve reaches the super before it reaches HPD.
DatedHPD
Two class C heat violations, 5A and 6A. Correct at once. Five heat calls to 311 in four days, all from the A line; this building has no boiler sensor yet. Step: a heating contractor on the A-line riser today, access notices to both apartments, temperatures logged, then both certifications.HPD Online · posted Oct 15 · 311 · city updated Oct 15
The record. Violations 0000108 and 0000109, class C: inadequate heat, one each in 5A and 6A. HPD inspected and posted them Oct 15, 7:40 AM: 61°F inside, 44°F outside. Penalties run from the posting until the heat is restored. Five 311 heat complaints, Oct 12 to Oct 15, all on the A line.
What it means. Two cold apartments on one riser point at the riser rather than the boiler, and a heat violation has no grace period.
What we'd automate. The contractor dispatched with both access notices, temperatures logged in each apartment, both certifications drafted for the owner's signatory once the readings hold and the registration is renewed, and a boiler sensor added to this building's scope.
DatedOATH
DOB summons, hearing Oct 28, 9:30 AM. Loose brick at the cornice over the entrance. Step: a mason makes it safe and repoints it, the work is photographed, and the certificate of correction goes to DOB before the hearing.OATH hearings · city updated Oct 15
The record. Summons 0000000102, issued by DOB Sep 27: failure to maintain the exterior wall, loose brick at the cornice above the entrance. Hearing Oct 28, 9:30 AM.
What it means. At six stories the building is outside the façade inspection program, but DOB still requires a safe wall, and a loose brick over the front door is a hazard to everyone who walks in.
What we'd automate. A mason's work order with the inspector's photos attached, the finished repair photographed, the certificate of correction filed with DOB, and the hearing on the calendar with the evidence.
OpenHPD
Registration expired September 1. The renewal went to the managing agent who left in July, and the emergency number on file no longer answers. Step: renew from the owner's HPD account with the current agent and contact; until then the building cannot certify a violation corrected.HPD Online · checked Oct 13
The record. Registration 000014, expired September 1, 2026; no renewal on HPD Online at the check Oct 13. Managing agent of record: the previous agent, replaced in July. Emergency contact on file: no answer on a check call the same day.
What it means. An unregistered owner cannot certify violations corrected or bring a nonpayment case in Housing Court, so this comes before every other repair's paperwork.
What we'd automate. The renewal prepared with the current agent and a working emergency number, ready for the owner to file from the HPD account, and a July reminder for every building in the portfolio.
OpenHPD
Nine class B violations across six apartments, due Nov 12. Six of them are one leak: the north roof drain, running down the A line from 6A to 3A. Step: the drain is repaired first, then plaster and paint, one visit per apartment, photographs, nine certifications.HPD violations · city updated Oct 15
The record. Violations 0000110 to 0000118, class B, issued Oct 8, correct by Nov 12. Ceiling leaks and plaster in 6A, 5A, 4A and 3A (six violations); smoke detector missing, 2B; broken window sash and a leaking faucet, 4D.
What it means. Six of the nine are the same water, so plaster and paint without the drain repair come back as new violations.
What we'd automate. The roof drain as its own work order first; then one visit per apartment for the rest, a photo to close each order, and nine certifications drafted in order for the owner's signatory.
WatchingDOB
Local Law 97: covered, 38,600 sq ft. Under the limit through 2029. Read from the utility accounts; at today's usage the building would be well over the 2030 limit, and the boiler is most of the gap.DOB covered buildings list · city updated Aug 17 · your utility accounts
The record. DOF: 38,600 gross sq ft, on DOB's covered buildings list. Under 35% of its units rent-regulated and none income-restricted, so the annual limits apply rather than Article 321's one-time measures. 2025 emissions from the utility accounts: 212 tCO2e. Limit 2024 to 2029: 261 tCO2e. Limit 2030 to 2034: 129 tCO2e. Report for 2025 filed by your engineer.
What it means. No penalty through 2029; at today's usage the building would be well over the 2030 limit, and the old boiler is most of the difference.
What we'd automate. The report figures assembled from the utility accounts each spring, and the gap to 2030 tracked month by month, so a boiler replacement is planned rather than forced.

301 Specimen Place, Bronx

BBL 2-00000-0003 · 12 units · 4 stories · built 1931 · 9,800 sq ft

1 dated4 watching

DatedDOB
Gas piping inspection (Local Law 152), due by December 31. This is the community district's year, and a licensed master plumber is booked for Oct 26. Step: the inspection from the meter room through the public halls, the certification filed with DOB, and anything found fixed and inspected again.DOB gas piping filings · city updated Oct 2
The record. Gas piping periodic inspection, cycle due December 31, 2026, set by community district. Last certification: 2022, no unsafe conditions. Plumber booked Oct 26, 9 AM.
What it means. Every four years a licensed master plumber has to inspect the gas piping the building owns outside the apartments, and this is the year.
What we'd automate. The booking, boiler room and roof access for the plumber, the certification filed with DOB, and the next cycle, 2030, on the calendar.
WatchingHPD
No open HPD violations. The last one, a class B leak in 2B, was certified corrected and closed when HPD reinspected it.HPD violations · city updated Oct 15
The record. Open violations: none. Last: violation 0000301, class B, bathroom ceiling leak, 2B; certified Aug 3; HPD reinspected Sep 26 and closed it.
What it means. The record is clean, and the last repair held up when HPD came back to check.
What we'd automate. Any new violation matched to its apartment and turned into a work order the morning it posts; until then, nothing.
WatchingHeat
Boiler supply 166°F at 6:10 AM. One alert this season: the low-water cutoff tripped at 4:50 AM on Oct 12, the super was texted at 4:51, and the heat was back by 5:20.your boiler sensor · read Oct 16, 6:10 AM
The record. Boiler sensor, Oct 16, 6:10 AM: supply 166°F, return 144°F, 42°F outside. Alert Oct 12, 4:50 AM: burner off, low-water cutoff. Super texted 4:51 AM; supply back above setpoint 5:20 AM.
What it means. The boiler shut itself off safely, the super knew within a minute, and the heat was back well before 6 AM.
What we'd automate. That text every time, to the super and then to the office if nobody acknowledges it; the boiler's feed valve added to the next service visit; the heat-season log kept per building.
WatchingDOB
Annual boiler inspection, filed for 2026. No defects; the next one is due in the 2027 cycle.DOB boiler filings · city updated Sep 25
The record. Boiler 0000301, low-pressure heating boiler. 2026 annual inspection Sep 16, filed Sep 25: accepted, no defects.
What it means. DOB requires an inspection of the heating boiler every calendar year, and this year's is done.
What we'd automate. Next year's inspection booked from this filing, and any defect an inspector lists tracked to its affirmation of correction.
Watching311
No 311 complaints in the last 90 days. Heat, plumbing, noise and sanitation calls at the address are read every morning and matched to the apartment.311 service requests · city updated Oct 15
The record. 311 service requests at this address, last 90 days: none. Most recent: noise, residential, Jun 7, closed.
What it means. Nobody has called the city about heat, repairs or anything else at this address in 90 days.
What we'd automate. Each new complaint matched to its apartment the morning it posts and texted to the super, with the boiler log attached when it is a heat call.
Not coveredDOB
Local Law 97: 9,800 sq ft, alone on its lot. Façade inspection: four stories. No elevator. None of the three applies to this building.DOF property records · DOB building records · city updated Oct 9
The record. DOF: 9,800 gross sq ft, the only building on its lot. DOB: four stories, no elevator devices on file. Local Law 97 covers buildings over 25,000 sq ft, and lots or condominium boards whose buildings together exceed 50,000; façade inspections apply above six stories.
What it means. No emissions report, no façade report and no elevator test: nothing to file.
What we'd automate. A re-check whenever DOF's area or DOB's device records for the lot change.

17 Placeholder Avenue, Manhattan

BBL 1-00000-0004 · 36 units · 7 stories · elevator · built 1938 · 33,500 sq ft

1 dated2 open3 watching

DatedDOB
Elevator Category 1 test, due by December 31. This year's test has not been booked. Step: the elevator contractor and an independent witness booked for one morning, a lobby notice for the hours the car is out, and the report filed with DOB.DOB elevator records · city updated Oct 13
The record. Device 1P00017, passenger elevator. Category 1 test for 2026: not filed. Last Category 1: 2025, filed, no defects.
What it means. The annual no-load test has to be performed by December 31 and the report filed within 21 days of the test; a report not filed by January 21 brings a failure-to-file violation and a DOB civil penalty.
What we'd automate. The test and the witness booked together, the lobby notice posted, the report filed with DOB, and any defect tracked to its affirmation of correction.
OpenHPD
Two class B violations, 7C and 6C, due Nov 15. A leaking radiator valve in 7C, and the stained ceiling it caused in 6C. Step: one plumber visit for the valve, then plaster and paint below, photographs, two certifications.HPD violations · city updated Oct 15
The record. Violations 0000201 and 0000202, class B, issued Oct 11 after HPD inspected on 7C's heat calls; correct by Nov 15. 7C: leaking radiator valve, bedroom. 6C: water-stained ceiling, bedroom.
What it means. Two violations, one cause: paint the ceiling before the valve is fixed and it stains again.
What we'd automate. One plumber work order with both access notices, plaster and paint scheduled after the valve, a photo to close each, and both certifications drafted together for your signatory to file from your HPD account.
OpenDOB
Façade inspection: the last report was Safe With a Repair and Maintenance Program. Seven stories puts the building in the façade program, and the engineer flagged cracked parapet brick and two rusting lintels at the seventh floor. Step: a mason this season, photographed by elevation, so the next report can file Safe rather than Unsafe.DOB façade filings · city updated Oct 2
The record. Façade report, cycle 9, filed 2023: Safe With a Repair and Maintenance Program (SWARMP). North parapet: cracked brick. Lintels over 7B and 7C: rust jacking. Cycle 10 filing window for this block: February 21, 2026 to February 21, 2028.
What it means. Conditions left unrepaired from a SWARMP report have to be filed as Unsafe in the next cycle, and Unsafe means a sidewalk shed right away and a repair deadline.
What we'd automate. The mason's scope taken from the engineer's report, the work photographed by elevation, the repair log handed to the cycle 10 engineer, and the filing window on the calendar.
WatchingHeat
Boiler supply 158°F at 6:10 AM. The two heat calls from 7C last week were the radiator valve, not the boiler: the sensor held setpoint both nights. The super is notified automatically if it drops.your boiler sensor · read Oct 16, 6:10 AM
The record. Boiler sensor, Oct 16, 6:10 AM: supply 158°F, return 136°F, setpoint 155°F, 43°F outside. 311 heat calls from 7C Oct 9 and Oct 10: supply at setpoint both times.
What it means. The boiler is doing its job; the cold bedroom in 7C is its own radiator, already on a work order.
What we'd automate. The super texted when supply stays below setpoint; and when a 311 heat call posts, the sensor log for that hour attached to it, so the office knows in a minute whether it is the boiler or the apartment.
WatchingDOB
Local Law 97: covered, 33,500 sq ft. Under the limit through 2029. Read from the building's own gas and electric meters; at today's usage it would be about a third over the 2030 limit.DOB covered buildings list · city updated Aug 17 · your meters
The record. DOF: 33,500 gross sq ft, on DOB's covered buildings list. Under 35% of its units rent-regulated and none income-restricted, so the annual limits apply rather than Article 321's one-time measures. 2025 emissions from your meters: 150 tCO2e. Limit 2024 to 2029: 226 tCO2e. Limit 2030 to 2034: 112 tCO2e. Report for 2025 filed by your engineer.
What it means. No penalty through 2029; at today's usage the building would be about a third over the 2030 limit.
What we'd automate. The report figures assembled from your meters each spring, and the gap to 2030 tracked month by month, with the boiler and the hallway lighting as the two biggest levers.
WatchingDOB
Gas piping (Local Law 152): inspected 2023, next due by December 31, 2027. No unsafe conditions were found last time, and the inspection comes around every four years by community district.DOB gas piping filings · city updated Oct 2
The record. Gas piping periodic inspection: certification filed 2023, no unsafe conditions. Next cycle for this community district: inspection and certification by December 31, 2027.
What it means. Every four years a licensed master plumber inspects the exposed gas piping from where it enters the building through the boiler room and public halls; the next turn is more than a year away.
What we'd automate. The plumber booked early in 2027, the certification filed with DOB, and anything found tracked to its correction.

Specimen: fictional buildings and illustrative values. Dates that count from today are set when the page is built. Tap a building to switch, a count to filter, a line to open it.

Bids and grants

Bid packages ask for records we already keep

For a bid or a grant application, that means the violation history, the registration, a year of metered usage and, where a contract sets M/WBE participation goals, the certification.

Management contracts

Find the next building to manage

HPD, HDC and NYCHA issue requests for managing agents, preservation partners and building services. HDFC co-ops and Mitchell-Lama boards advertise for agents. We read the City Record and PASSPort every day and pull the notices that fit your portfolio and services. Each comes with its deadline and the bid's requirements.

Open requests for agents and building services
What each request asks for, checked against your file
The managing agent who won each award

Certification

City contracts with M/WBE goals

Prime contractors look for certified firms to meet M/WBE goals. We watch your SBS certification, its renewal date and categories, and the solicitations that set goals in those categories.

Your SBS certification and its renewal date
Your SBS directory profile checked against your current services; you send SBS the changes we list

Incentives and loans

We hand over the meter and violation history

NYSERDA's multifamily programs, utility efficiency incentives and C-PACE financing all work from a building's metered usage. HPD's preservation loans look at its violation and registration standing.

A year of boiler and meter readings for the baseline
Whether each building qualifies, before you apply
The savings reports a program asks for after the award

Sources

Where we check each building

We read the city's lists at 6:30 AM. Boiler sensors report every few minutes.

HPDRegistrations, violations and their class, complaints, emergency repair and other charges, certification status
DOBPermits, inspections and sign-offs; boiler, elevator, gas piping and façade filings; benchmarking and Local Law 97 coverage
OATHSummonses and hearing dates, from every issuing agency
DOFProperty records; HPD charges on the Statement of Account before they age into a lien
311Complaints at your addresses, including heat and hot-water calls, matched to the boiler log for that hour
Your buildingBoiler, tank and meter sensors; your management software's units, leases, vendors and work orders

Your first statement

Send us an address

One building or the portfolio. We send back each building's statement within one business day.
What goes where. Which boilers and meters get sensors, what we link to your software, who gets which alert, and the start date.
Install and run. We install what the scope lists and keep it running.

Or email [email protected]