The Daniel Kramp Team
ABOUT OUR TEAM
Contents
BUYERS GUIDE
SELLERS GUIDE
LANDLORDS
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LIST OF TRUSTED PROFESSIONALS
CLOSED DEALS
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About Our Team
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Daniel Kramp Licensed Associate RE Broker
Daniel is a high-caliber professional who couples his own knowledge and experience with the company’s unparalleled support, resources and outreach to best serve his clients. Daniel is a big believer in the “handshake deal,” which he learned from his father, a former private contractor and engineer. “There’s nothing like a personal touch in business,” he says. “Like the handshake, my word is my promise; and I deliver on every one.” Daniel loves what he does, and it shows. Since entering real estate in 2006, he has built a stellar reputation and a successful business comprised of 90 percent of repeat and referral clients. For an accomplished agent like Daniel, that’s the ultimate sign of good business practice. By truly listening to his clients’ needs and wants, he finds the most creative solutions and navigates outstanding results. Prior to entering real estate, Daniel was a sales manager for a telecommunications firm, and one of the top producers in the country. He is originally from Israel, where he was a Sergeant in the Israel Defense Forces.
#1 Agent in Corcoran’s Union Square Office 2019
Top 1% of All NRT Agents Nationwide
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Multi-Million Dollar Club Member Corcoran Cares Charity Member
Tova Bourque
Licensed RE Salesperson
Tova comes with a stellar background as a topperforming, award-winning sales executive. She is known for her excellent interpersonal and client management skills, which has helped propel her career. Comfortable in fast-paced environments and driven to find solutions to any challenge, Tova is extremely focused and detailed in everything she does.
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Masha Berman
Licensed RE Salesperson
Masha prides herself on delivering real value to everyone she works with. She comes from a wellrounded and diverse background in international affairs, which has made her highly adaptive in dynamic situations. Her passion and love of New York City is genuine, and has allowed her to build strong and sustainable relationships.
Being in real estate more than a decade, I take a lot of pride in being an expert advisor to my clients. Whether you are a seasoned investor looking for in-depth analysis on your next opportunity or a first-time purchaser looking for guidance in the process, I will be there to provide whatever you need, with a smile.
My Philosophy
PRESENTATION IS EVERYTHING Placing some photos in the Internet is simply not enough. I see every individual listing that I represent as an opportunity to create a beautiful and compelling custom marketing campaign that leads to the highest possible sale price. My approach uses creative and innovative marketing combined with different mediums which results in more reach & exposure and ultimately higher profit for the seller. KNOWLEDGE IS KEY When I represent buyers, I make sure I know details that will give them a competitive edge. From the recent trades and upcoming listings in the building you’ve been dreaming about to drafting a personal and compelling offer letter that makes you stand out from a sea of competitors and win the property you want. STAY AHEAD OF THE PACK I constantly keep my finger on the pulse of the market and believe strongly in continuous education. From attending classes on innovative marketing tools to studying the merits of investments and finance at NYU Real Estate School, I stay ahead of the pack so I can provide the best knowledge and guidance possible. MY GOLDEN RULE More than anything else, I follow the “old values� I learned from my father, an engineer and private contractor. He sealed all of his deals with a handshake. I have adopted this into my business. The handshake promise IS the contract. There is no technology or brand strategy that can replace trust and personal attentiveness in business.
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Daniel Kramp
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Testimonials Daniel is an excellent real estate agent. He handled the sale of my co-op in Greenwich Village in Manhattan, and my subsequent purchase of a co-op in Brooklyn Heights. He was terrific - very knowledgeable, adept and pleasant. My purchase involved a bidding war for a very attractive co-op. His advice and strategies resulted in my offer being the one accepted of many. I couldn’t be happier! Eric D., Buyer and Seller
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Daniel was a true pleasure to work with when he sold my home. He was able to get me the highest price ever in my building for an apartment in my line…I met with MANY brokers -Daniel stood out immediately: he follows through on everything, is persistent without being annoying, listens to feedback and incorporates it, is straightforward and honest, and works very hard to exceed every commitment.
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Lyn B., Seller pa g e 6
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We have been working with Daniel for years, and he is simply the best person to have on your side. He found us our apartment in Greenwich Village in 2012 for a great price, and sold it for us (in 2 weeks!) for an amazing price. We could not be happier with Daniel and the expertise and knowledge that he brought to the process. He is the only broker we would recommend, simply the best!!
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I had a stellar experience with Daniel and recommend him wholeheartedly and without reservation. He was knowledgeable, supremely organized, and maintained his calm and optimism throughout what proved to be an atypical negotiation process, given the seller’s particular needs.
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Cristopher, Buyer
Kristen and Greg, Buyers and Sellers
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Daniel is a phenomenal person to have on your team. Our co-op was on the market for nine months and we needed a change. Daniel came in with a new marketing, pricing and staging strategy. His expertise garnered us multiple offers and most importantly…a successful closing! Daniel’s proficiency, follow up and demeanor is without a doubt exceptional.
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Christina and Isaac, Sellers
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“What first led me to select Daniel Kramp as my broker were his exceptional marketing skills. His marketing tools in the representation of my apartment were outstanding. I was also very pleased with his management and communication skills. He was thoughtful, polite and did not involve me in any unnecessary drama. I was very happy with my decision to use Daniel as my broker. I highly recommend him.”
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Christine DeFouw, Seller
References
Lyn Baranowski 477 East 16th Street Brooklyn, NY P: 201.208.7838 Debby Hindin 2 West 90th Street, Apt 4B New York, NY 10024 P: 203.313.2623 Isaac and Christina Cho 4 Greco Court Holmdel, NJ 07733 P: 732.456.2247 Adity Patel 50 Riverside Blvd New York, NY 10069 P: 917.257.0877 Naomi and Mark Sheridan 811 5th Avenue, Apt 202 Brooklyn, NY 11216 P: 347.585.3021
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For Buyers Experienced and first-time buyers can all benefit from the help of professional representation. Daniel uses a traditional approach and pairs it with his innovative and savvy negotiating skills to get you the best result.
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Experienced and first-time buyers all benefit from the help of professional representation. Daniel uses a traditional approach and pairs it with his innovative and savvy negotiating skills to get you the best result.
Services for Buyers
Buyers guided by experienced representation always have the advantage. The competition is fierce in New York and the home ownership process can take anywhere from 30 days to a year. If you are a first-time buyer, Daniel is here to provide needed guidance through the process, step by step in an effort to educate you in acquiring one of the biggest assets in your life. As an experienced buyer, you need someone on your side that can find you an apartment and more importantly, assist you in obtaining the best home for your goals. With experience and insight into the intricacies of co-op boards and a keen skill and love for negotiating, as well as analyzing the market, you couldn’t be in better hands. Being a part of The Corcoran and Corcoran Sunshine family, Daniel has the most comprehensive access to new developments and often, early access which can mean lower prices. It’s also important to know that as a buyer, you never pay to be represented by a broker!
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THE 7 REASONS WHY:
1. “Locating your Dream Apartment” Did you know that there are listings for sale that are not listed on your standard search websites? Most buyers don’t realize that and it could mean missing out on something that’s a better fit. Our team has access to these elusive apartments and we will lead you to them giving you a better opportunity to buy a New York City home on your terms.
Why Work with Daniel Kramp at The Corcoran Group
2. Your Purchasing Team It all starts with the team! We are specialized professionals who work for you and with you, to protect your interests and help you reach your real estate goals. Our relationship with our customers are a priceless assets in the purchase process – as our previous customers have happily discovered and will testify. 3. Experience My team has been consistently rated at the top 1% of 45,000 NRT agents in the country. This wealth of experience helps you get the apartment you want at the price that fits your budget. After years in the business, I have created an amazing team of attorneys, mortgage bankers, inspectors and other professionals to handle your purchase from start to finish. We’re not here just to help you find a home, we’re here to help you manage and protect your investment throughout. 4. The Access We utilize a host of search engines and unconventional means to find apartments you would otherwise not be privy to. With over 15 years of combined experience and expertise, we have developed a solid relationship with every real estate company in Manhattan and Brooklyn. This allows us to gain access to your dream home, sometimes even before the first public open house. 5. Relationships The New York City real estate community is small. I have always prided myself on having a great reputation and maintaining solid relationships in our close-knit community. Brokers recognize my team as fair and honest, giving you an immeasurable advantage when making a last minute appointment or gaining leverage during the negotiations process. 6. We Are on It Real Estate is a twenty-four, seven-day-a-week industry. We are on top of all market trends and are constantly active. The reputation we have worked so hard to craft benefits our clients in many ways. We are always privy to the hottest new developments, key price adjustments and all of the market news you will need to know in order to make the most important decision with sound judgment and confidence. 7. No Cost to You The broker’s commission is paid by the seller.
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JOURNEY STARTS HERE Day ONE
Mapping the Purchase of your Home
Preapproval & property search
Offer preparation
Day TWO
Week
Offer Negotiation and Acceptance
Contract review/ Attorney due diligence**
Day
FIVE
TWO
Buyer signs contract & escrow deposit
Seller signs contract & sends copy to buyer
We’re With You Every Step of the Way
Loan application & appraisal Loan approval & commitment letter issued from bank
Week
FOUR Co-op board package & interview/condo application
Week
SIX
(Once board package is submitted, scheduling an interview is dependent on board meetings and may take 2-3 weeks.)
Bank & Attorney Prep Closing
Week
Week
TEN
Final walk-through & transaction closing
Week
TWELVE
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Closing Bank gives scheduled clearance to close
EIGHT
How to Pick Your Perfect Neighborhood
“ with Why Work Daniel Kramp at The Corcoran Group ” Buying a home in New York City means buying into a borough, a neighborhood, a block, a street, and a building.
You have your heart set on Soho style or Williamsburg hip, but how much of your picture of New York City is based on your line-for-line knowledge of Breakfast at Tiffany’s and how much is based on boots-on-theground reality? Buying a home in New York City means buying into a borough, a neighborhood, a block, a street, and a building. To that end, here are five points to consider when setting your sights on an NYC neighborhood.
Consider your personal vibe.
Finding your dream apartment is only half the battle; stroll the streets of its neighborhood at different times of day to get a sense of the energy of the place. A neighborhood that’s library quiet during a Sunday morning open house may be markedly less so on Monday morning—or Friday night. And keep in mind that a neighborhood’s nightlife is a concern both for people who want to dance till dawn and for people who want to get a good night’s sleep.
Consider your commute.
How will you get around? Where’s the nearest subway station and what trains stop there? Try simulating your commute on a weekday morning. Yes, that’s a task, but one that’s worth the effort. A recent study found that New York City residents have the longest average commute in the nation—more than six hours each week—so getting a clear picture of your commute commitment can sour (or sweeten) your neighborhood crush.
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Consider your family’s educational needs.
Determine how many schools are in the neighborhood and how they’re doing. The nonprofit GreatSchools. org maintains a searchable database of public- and private-school information, including rankings based on test scores, student progress, and “equity,” which amounts to a school’s ability to serve students of varying ethnic and socioeconomic backgrounds.
Consider your leisure expectations.
Is there a public park around the corner? How about a playground or a dog run? Libraries, theaters, sporting facilities, and dining options matter—coffee shops and bookstores, too. And while it’s true that New York City’s greatest cultural institutions are rarely more than a subway ride away, having one in walking distance can be life-changing. Now’s the time to explore.
Consider the green.
Even in the most urban of urban neighborhoods, trees matter. And the New York City Department of Parks & Recreation maintains a sprawling interactive website where it documents the location, species, and trunk diameter of 680,000 street-side trees (park trees are excluded) across all five boroughs—so it’s easy to get a map-level sense of a neighborhood’s green potential.
10 Terms Every Real Estate NewbieNeeds to Know A good real estate agent will guide a buyer through the purchase process from start to finish, but knowledge is power, and speaking the language will make you a savvier home shopper. And just as coffee ordered “light and sweet” means cream and sugar in New York City, the Big Apple has a dialect of real-estate speak with a few unique twists. Prime your vocabulary with these 10 essential terms.
Adjustable-rate mortgage (ARM):
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Knowledge is power, and speaking the language will make you a savvier home shopper.
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Unlike a fixed-rate mortgage, for which the interest rate is set for the life of the loan, an ARM’s interest rate shifts up or down at pre-set intervals, following an index. The initial interest rate is usually fixed for a set time (usually lower than a typical fixed-rate mortgage), after which it resets either monthly or annually.
Closing costs:
Fees paid at a real estate closing when the title of the property is transferred from the seller to the buyer. These costs are incurred by either party and may include attorney fees as well as fees for the appraisal, credit reports, and inspections.
Common charges (CC):
These charges are associated with condo ownership and are calculated by taking each condo unit’s percentage of common interest and multiplying by the building’s overall operating costs. CCs cover such items as building amenities, management fees, and operating expenses.
Condo:
A building in which owners own their own apartments but the common space in/around the building is jointly owned by everyone. Condo boards have the right of first refusal for each purchase. In addition, these apartments are considered real property because owners receive deeds for their homes as well as their own tax bill.
Condop:
A co-op formed inside a condo building. While unusual—these make up less than 5 percent of the city’s real estate—condops function more like co-ops when it comes to the application and approval process.
Contract of sale:
A legally binding agreement between a buyer and seller that outlines the terms of purchase or transfer of an apartment.
Co-op:
A building in which buyers purchase shares in a cooperative that collectively owns the entire apartment building. Shareholders have exclusive use of an apartment within the co-op, and the bigger your apartment, the more shares you own. A co-op board is a group of residents elected to represent all shareholders. The board determines the rules of the building, addresses building issues, and reviews new buyer applications.
Final walk-through:
A few days before the closing, the buyer does a walk-through to make sure the apartment is in the condition specified in the contract.
In contract:
An offer has been made and accepted on a property. The buyer has paid a deposit, and both seller and buyer have signed the offer, meaning the listing is no longer available unless the deal falls through.
Maintenance fees:
The monthly fee that co-op owners pay to cover operating expenses of the building, including property taxes, insurance, repairs, staff salaries, etc. The amount is based on the number of shares owned in the co-op.
Getting a Mortgage: What Matters
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A credit score below 680 can make it very difficult to get a loan, regardless of your other assets.
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Securing a mortgage—a bank loan that enables you to finance the purchase of an apartment—is a pivotal part of the apartment-buying experience. Until you’ve paid off that loan, which typically takes 10 to 30 years, you don’t truly own the apartment—the bank does. That said, there are a few things that are crucial to know about the complicated process of getting a mortgage in New York City. Before you do anything else, research the type and length of mortgage you believe will work for you and your budget. This means deciding if you want a fixed-rate (traditional) mortgage, in which you pay the same interest rate for the life of the loan, or an adjustable-rate mortgage (ARM), where the interest rate is fixed for an initial period but then fluctuates with market interest rates. Once you’ve decided on the type and duration of your mortgage, you’ll request a preapproval—an essential step before making an offer that helps
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establish your price range and maximum loan amount. Here are three points to ponder.
Balance matters.
Most banks approve mortgages according to the 28/36 percent rule, which means that no more than 28 percent of your gross monthly income is spent on housing and no more than 36 percent of your income goes toward your total debts.
Credit matters.
As soon as possible, order a copy of your credit report, and note: A credit score below 680 can make it very difficult to get a loan, regardless of your other assets.
Cash matters.
Most co-op boards want 20 percent down and enough liquidity for mortgage and maintenance for two years. In some buildings, all-cash offers and significant reserves may be mandatory.
Home Buying for Income, Occasional Use, or Grown Kids There’s a new wave of buyers in town: parents buying apartments for grown children, foreign buyers seeking part-time residences, and buyers shopping for income properties. If one of these describes you, consider these factors:
Size matters For income-property shoppers, studios and one-bedrooms tend to be stronger investments in the long run, as these apartments sit at the heart of the rental market.
Location matters When you buy an apartment, you buy a neighborhood. Investors should weigh the values of buying in an established neighborhood like the Upper East Side or Brooklyn Heights versus those of a neighborhood on the upswing, like Hudson Yards and Sugar Hill in Manhattan; Crown Heights and Bushwick in Brooklyn; or Flushing, Woodside, and Sunnyside in Queens. Apartments in established neighborhoods may have a higher initial cost but more predictable long-term value; those in up-and-coming areas may have a lower initial cost but a less foreseeable future.
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Broker matters Because not all co-op boards are eager to cater to parents of grown children, part-time occupants, or income-property investors, you’ll save time and headaches by securing the services of a broker who specializes in your corner of the market.
Mortgage matters If you buy an apartment outright for your grown kid, you’ll be the only borrower and only your name will be on the mortgage, which means your child’s financial history (or lack thereof) won’t be a factor, nor will your child take on any mortgage debt. A better option for all may be co-purchasing the apartment with your child, or simply stepping up as a guarantor. Such an arrangement demonstrates a commitment to shared responsibility that may make the sale—and your kid—more agreeable to a co-op board.
Why Work with Daniel Kramp“ at The Corcoran Group Investors should weigh the values of buying in an established neighborhood versus those of a neighborhood on the upswing.
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What About New Construction?
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If you’re moving into a new building, you may need more patience than if you were moving into an established residential building.
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If you’re seeking a glassy, modern apartment with the latest bells and whistles—maybe top-of-the-line appliances, a golf simulator, a climbing wall, a pet spa, and a landscaped roof terrace—you may find new construction the most appealing. That said, you want to be sure you’re investing in a building that’s smartly designed and soundly constructed. If you think new is for you, here are five questions to ask your real estate agent that go beyond what’s in the building’s prospectus—and what good answers might look like.
What’s the building developer’s track record in the city? A developer’s reputation is everything, so you’ll want your agent to reassure you that not only has the developer worked on a number of high-quality buildings around the city, but also that the developer has an excellent track record for completing high-quality buildings on time. You can also research this on your own by looking at the developer’s previous projects and calling a broker who has sold apartments in those other buildings.
Will I face any additional fees?
When you buy an apartment in a new building, you will pay for things that a seller usually pays when they sell an apartment, including a 1.825 percent transfer tax (also known as a flip tax), and you may have to pay into a “working capital fund” that covers costs for the building to get up and running. This can be the equivalent of a month or two of common charges.
What if my move-in is delayed? If you’re moving into a new building, you may need more patience than if you were moving into an established residential building. That’s because there could be construction issues or unforeseen delays. You’ll want to speak to your agent about an opt-out clause if your apartment isn’t ready for move-in within an extended period of time.
What if my building’s empty units are bought by investors? Early on, ask your agent to find out how many units in the building have been bought by investors who might be purchasing the apartments as investments without plans to occupy the units. If the investors plan to rent out their units, there may be a lot of move-ins and move-outs, which may leave the building feeling less neighborly than you’d like.
How do I know the walls aren’t going to be paper-thin?
If you’re worried that the building will have lousy soundproofing, ask your agent to find out what materials and acoustical treatments were used in the construction of each residence. While you’re at it, ask about interior finishes, ceiling heights, and even whether windows open in the units.
Co-op or Condo? The Basics
Unless you’re in the market for a single-family townhouse, you’ll have two choices as a home buyer in New York City: a co-op or a condominium. Broadly speaking, apartments in most buildings built before World War II will be long-established co-ops, while those in many postwar buildings and new construction will be condos. Each has its advantages and disadvantages. Here’s a primer to inform your search.
Co-op
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Apartments in most prewar buildings will be long-established co-ops, while those in many postwar buildings and new construction will be condos.
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The earliest record of a co-operative housing agreement dates to ancient Babylon, but dig into the New York City real estate scene and you might think it was invented here. NYC is co-op central, and for decades the co-operative housing model dominated the city’s real estate industry. Even today, they make up some 70 percent of Manhattan’s inventory. These apartments are owned by a corporation, and when you buy a co-op, you’re buying shares in that corporation that entitle you as a shareholder to a proprietary lease in a particular apartment. You’ll be required to have at least 20 percent of the purchase price to serve as a down payment. Shareholders pay a monthly maintenance fee to cover building expenses, including real estate taxes. Approval is granted by a board of directors, and all prospective buyers must submit a detailed board package that includes financial and personal information, including references, tax returns, and bank statements. The board requires an interview and dictates policies on pets, renovations, who you can sell to, and if/ when you can sublet.
Condo
When you buy in a condo building, you’re purchasing real property and you will be given a deed. Besides owning the apartment, you also own a small percentage of the building’s common elements, such as the halls, stairwells, etc. Each individual apartment gets a separate tax bill from the city. There is also a monthly common charge for building expenses. Financing and subletting terms can be more flexible in a condo than in a co-op. There’s usually no interview required to move into a condo building and, while your purchase price per square foot may be higher than in a co-op, there’s usually less money required as a down payment.
Condo vs. Co-op
There are a few key differences between owning a condominium (condo) and owning a cooperative (co-op). Owning a condo is similar to owning a house in that the condo is considered “real property.” In other words, those who buy condos receive a deed and a specified piece of real estate, while those who purchase coops hold shares of the apartment corporation that owns the building and a proprietary lease to a specific unit. Condo’s are typically more expensive, but generally have more flexible financing and subletting terms.
CONDO
VS.
No interviews required, but first right of refusal must be issued
if all financials and references are in order
Typically requires a minimum of 10% down
Financing
Typically requires a minimum of 20% down
1 to 3 months after contract signing
Estimated Closing Time
3 to 4 months after contract signing
Allowed with proper board approvals
Renovations
Allowed with proper board approvals
Based on the square footage of the unit
Monthly Charges
Based on the number of shares owned in the building
Owner pays typical homeowner taxes
Taxes
Maintenance fees include property taxes
varies based on building rules & regulations
Subletting
Most buildings will allow you to rent 2-3 years out of a 5 year period
Selling
Subject to board approval of intended purchaser
Typically allowed
Free to sell at will
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Application & Approval Process
CO-OP
Interviews and co-op board approval required
Making Sense of Real Estate Legalese Even though you’re required by New York City law to hire a real estate lawyer, it’s still important for you to understand some of the real estate legalese you’re likely to encounter when you sign documents. Here are some need-to-know terms.
Appraisal
A valuation of property by a qualified individual who uses his or her experience to prepare the appraisal estimate.
Appraisal fee
Fee charged by an appraiser to estimate the market value of a property, which starts at about $500 but can run significantly higher.
Assumption clause
A provision in the terms of a loan that allows the buyer to take legal responsibility for the mortgage from the seller.
Back-to-back escrow
Arrangements that an owner makes to oversee the sale of one property and the purchase of another at the same time.
Broker
An agent who negotiates the contracts of sale between the parties for a fee or commission.
Capital improvements
Appreciation
An increase in property value.
Property improvements that either will enhance the property value or will increase the useful life of the property.
As-is condition
Capital, or cash reserves
The purchase or sale of a property in its existing condition, without repairs.
Asking price
A seller’s stated price for a property and a starting point for negotiations.
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An individual’s savings, investments or assets.
Certification of title
A certificate of ownership stating that the title to the specified property is free and clear except for a mortgage.
Closing
The fulfillment or performance of a contract especially for the sale of real estate.
Closing costs
Fees for final property transfer not included in the price of the property. Typical closing costs include fees, taxes, and insurance payments that are due when you sign a mortgage and take possession of the apartment. These vary based on purchase price and the mortgage itself.
Co-signer
A person who signs a credit application with another person, agreeing to be equally responsible for the repayment of the loan.
Counteroffer
A rejection to all or part of a purchase offer that requests different terms to reach an acceptable sales contract.
continued.. Credit report
A report generated by the credit bureau that contains the borrower’s credit history for the past seven years. Lenders use this information to determine if a loan will be granted.
Credit risk
Joint tenancy
Two or more owners share ownership and rights to the property. If a joint owner dies, his or her share of the property passes to the other owners, without probate.
Lender
A term used to describe the possibility of default on a loan by a borrower.
A term referring to a person or company that makes loans for real estate purchases; sometimes referred to as a loan officer.
Credit score
Mansion tax
A score calculated by using a person’s credit report to determine the likelihood of a loan being repaid on time. Scores range from about 360 to 840. A lower score means a person is a higher risk.
Deed
A written instrument by which a person transfers ownership of property to another.
Down payment
The portion of a home’s purchase price that is paid in cash and is not part of the mortgage loan.
Escrow account
A separate account into which the lender puts a portion of each monthly mortgage payment. An escrow account provides the funds needed for such expenses as property taxes and homeowners’ insurance.
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A 1 percent tax on sales of homes $1 million and above.
Market value
The price at which a buyer is ready and willing to buy and a seller is ready and willing to sell.
Mortgage
A legal agreement by which a bank or other creditor lends money at interest in exchange for taking title of the debtor’s property.
Preapproval
A lender commits to lend to a potential borrower a specific or maximum loan amount based on a completed loan application, credit reports, and debt and savings statements, all of which have been reviewed by an underwriter. Preapproval could happen before a property search begins or while the search is in progress.
Punch list
A list of items that have not been completed at the time of the final walkthrough of a newly purchased apartment.
Terms
The period of time and the interest rate agreed upon by the lender and the borrower to repay a loan.
Transfer of ownership
Any means by which ownership of a property changes hands. These include purchase of a property, assumption of mortgage debt, or exchange of possession of a property.
Walk-through
The final inspection by the buyer of a property being sold; the intent is to confirm that any contingencies specified in the purchase agreement such as repairs have been completed.
For Sellers Every apartment is unique. As such, even very “similar� apartments can sell for very different prices. Daniel has the ability to identify key points that make your apartment stand out in the sea of competition and highlights them in his marketing strategy. He pairs the latest advertising technology with his endless energy and dedication in his pro-active approach to promote your listing. Ultimately getting you better exposure and a higher price.
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Tips for Successful Selling in 2019
PRICE IT RIGHT Don’t waste precious time “testing” the market. Listings that don’t sell quickly will attract bottom feeders who only deliver low-ball offers. Set your price based on reality, not with a “wish” price. Make sure you truly understand the pricing of comparable apartments, the impact on maintenance fees, higher than average monthlies and all of the other factors that can affect the asking price. If you are not priced competitively, you will find yourself with few showings and no offers. Your broker is key to this so… BEWARE of brokers who promise a price that seems too good to be true. There is no faster road to disaster than over- pricing an apartment. The market has changed and you need to be aware of the reality of a buyers’ market. You want an ally who gives it to you straight. DEMAND PERFECT PRESENTATION Staging is key. Staged apartments sell 3 times faster than unstaged apartments. Minor tweaks: furniture placement, fresh paint, decluttering and minor repairs may seem like a hassle, but it makes a difference. Remember: you want the new buyer to see their new fabulous life in the apartment. Creating a clean neutral canvas gives them space to dream about how perfect your apartment is. Choose an experienced agent who has a sharp eye and can make this process an easy one.
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Continued...
HAVE REALISTIC EXPECTATIONS In a slower market, be prepared for slower action and fewer showings. The days of marketing an apartment for a week that end in a bidding war are over. The search starts online, so if your property photos don’t look fantastic, your home is going to be eliminated before you even get buyers in the door. STRATEGIZE A smart marketing strategy must attack on multiple fronts. Being patient for a “special” buyer is too limiting and a bee line to a low sale price. You want to reach and attract a wide audience. Prospective buyers can first look obsessively online, but homes and their owners need to have “chemistry” and that can only be ascertained in person. Know that passive marketing isn’t enough, a mere listing on a website isn’t marketing. I deploy an arsenal of pro-active digital and traditional marketing tools to get the word out about any of my listings, and a detailed marketing plan is tailored to every single property. HIRE A PROFESSIONAL smart, go-getter of an agent. Selling your home is a highly emotional endeavor. Most underestimate this. A well informed and energized agent is going to manage the process, take out all the uncertainty and deliver real value. Additionally, majority of all transactions involve another broker besides yours. So it’s important that your broker is someone who is well respected, has great industry relationships, and who knows the quirks of the broker on the other side of the table.
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Landlords With investment properties there are two things that are generally on a client’s mind: how to acquire the right property for your goals, and how to manage that home from a far. With Daniel’s expertise and a team dedicated to handle the rental process, he can not only advise you on the best investment strategy and find you the next best investment, but also help you navigate the intricacies of leasing and securing the most qualified tenant for your investment property.
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Landlord Tips and Guide
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Through our extensive network, we advertise your rental on every valuable outlet in today’s vast marketing.
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We screen every applicant with credit checks and we collect all the needed documentation required for the application process. We handle everything from start to finish and make sure to secure the most qualified tenant for your property.
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Finally, we introduce you to your new tenant via email and provide you both with the applicable way of communication. YOUR RESPONSIBILITIES AS A LANDLORD This is what you’re expected of to deliver to new tenants. Here are the common things to expect:
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It’s a common practice in NYC that the apartment is delivered clean and freshly painted.
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As a landlord you are responsible for delivering all appliances, lights, fans, locks, HVAC’s, and smoke detectors in working and in good condition.
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Change the locks and cut an extra set of keys. Transfer any utilities to the tenant’s name, if applicable.
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OUR SERVICES AND WHAT WE WILL BE DOING FOR YOU: We prep and professionally photograph your property so it looks it’s best.
New Rent Laws New York City finds itself under sweeping new rent regulations that substantially affect landlords and renters. Most of these changes are still vague and their applications will become more clear as the new laws are applied and practiced. This may seem like a win for tenants, but I think that a lot of these regulations will leave renters with less options and flexibility to acquire the apartments they want. While most of the changes are targeted to protect the rent stabilized tenants and have significant impacts on owners of rent stabilized apartments, there are many changes that also affect individual investors and condo owners looking to rent their proprties. Here are the highlights: •
SECURITY DEPOSIT CAP - Landlords now are only allowed to charge one month rent and one month security deposit.
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RENTS UPFRONT IS A THING OF THE PAST - Prepayment of rent is no longer allowed. This means no more students or foreign renters without jobs or credit history paying a year up front. Many of these renters will have no choice but to pay heavy fees to rent insurance companies that will offer the landlord protection. This could potentially effect co-op sales as buildings are no longer allowed to hold maintenance fees in escrow for borderline applicants.
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CREDIT CHECK FEES - Now limited to $20.
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LEASE BREAKS - If tenants choose to break a lease, landlords MUST try to rent out the apartment first before going after the tenant for any monies lost if unable to rent. If rented to a new tenant at a lower rate, then gap monies in rent can be sought.
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INSPECTIONS - Now landlords must offer tenants a pre move-in inspection to identify any existing defects or damages.
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List of Trusted Professionals MORTGAGE BANKERS AND BROKERS Justin Pfeifer Wells Fargo, Private Mortgage Banker 150 East 42nd Street, 32nd Floor New York, NY 10017 Direct: 212.214.7539 Mobile: 917.406.9160 Justin.Pfeifer@wellsfargo.com Evan Blumstein First Republic Bank, Managing Director 1230 Avenue of the Americas New York, NY 10020 Direct: 212.621.1221 Mobile: 917.385.2129 eblumstein@firstrepublic.com Julie Teitel Valley National Bank NMLS Number: 148432 Home Loan Consultant 350 Park Avenue New York, New York 10022 Mobile: 917.648.1388 Efax: 240.392.4971 JTeitel@valleynationalbank.com pa g e 27
REAL ESTATE ATTORNEYS Sandy Schwartz Schwartz, Levine & Kaplan, PLLC Partner 7 Penn Plaza, Suite 210 New York, NY 10001 Phone: (646) 518-7273 Ext 101 Fax: (212) 813-1454 sschwartz@slklawfirm.com Jean L. Chou JLC & Associates, Managing Attorney 200 Park Avenue South, Suite 1101 New York, NY 10003 T: (212) 380-6316 | F: (212) 600-0601 jchou@jlc-law.com Jamie Heiberger Harrison Heiberger & Associates, P.C. 589 Eighth Ave.,10th floor New York, NY 10018 Phone: (212) 532-2067 jamie@heibergerlaw.com
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Brooklyn
Dear Mike, We hope that our knowledge of your building and the East Village market has been helpful to you so far. We appreciate the opportunity to work with you and are looking forward to helping you sell your apartment and achieve the best possible price in this challenging market. Kind regards, Daniel and Tova
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Daniel Kramp
Tova Bourque
Licensed as Dmitr y Kramp L i c e n s e d A s s o c ia te Rea l E s t a te B ro ke r 212. 5 0 0 .70 4 0 d k r a m p @ c o rc o r a n.c o m w w w. Da n i e l K r a m p.c o m
L i c e n s e d a s Tov a H e i n e y B o u rq u e L i c e n s e d Re a l E s t a te S a l e s p e r s o n 212. 5 0 0 .70 6 4 t b o u rq u e @ c o rc o r a n.c o m w w w. Da n i e l K r a m p.c o m
Though information is believed to be correct, it is presented subject to errors, omissions, changes or withdrawal without notice. This is not intended to solicit property already listed. Equal Housing Opportunity. The Corcoran Group is a licensed real estatebroker. Owned and operated by NRT LLC.