New York City Co-op boards are notoriously discerning in approving aspiring applicants. While laws; such as those barring discrimination, cannot be broken, the board has wide latitude in accepting applicants. The co-op board package; purchase application includes a REBNY financial statement as well as many other supporting documents.
A thorough well-completed application would typically lead to the second step of the co-op board interview. The quality of the co-op application can also significantly increase your chances for approval.
We are going to go through the co-op board purchase application step-by-step for you to have a thorough understanding.
Co-op Application Guide
The co-op board purchase application is more than a batch of papers. Think of it as you would be doing a presentation at work. The application and package should be, organized according to the table of contents with different sections are important to do. The information should be correct and consistent. Once complete being sure it is complete, proofread your work. Then, have others review the information.
A management company may require a specific way the co-op board application should be bound. Using blue pages subtitled based on the table of contents is the perfect way to package it. Each section noted correctly in the same order. Remember, neatness counts.
Table of Contents
Co-op Board Application Table of Contents Sample
- Purchase application (attached)
- Fully Executed Contract of Sale.
- Landlord/managing agent reference letter.
- A letter from the prospective purchaser’s employer, verifying annual salary, a position held & length of employment. If self-employed, please provide a letter from your accountant detailing the same.
- Letter from your bank. Stating types of account, and amounts on deposit. Please include account numbers.
- Statement of Financial Condition. The financial report outlines all personal assets and liabilities with documentation (brokerage statements, bank statements, etc.) supporting all assets listed for the most recent two months (attached).
- Three personal reference letters.
- Submission of the preceding two (2) years Federal Income Tax returns (complete with schedules and W-2’s).9. Three (3) recent and consecutive pay stubs.
- Consent Form (attached).
- Two (2) forms of personal identification must be submitted, with this application.
- Fully executed; certificate of foreign status.
- Lead-Based Disclosure Form.
- Window Guard Form.
- Door Protocol form.
- Emergency Contact Information.
A REBNY financial statement is a crucial component. The financial statement should have all the necessary backup documentation needed for verification following the statement in order of data entries. The includes bank/brokerage statement. On the subject of financials; the board will need to see a copy of the loan commitment letter if financing.
Aztech Recognition Agreement
You also need three originals of an Aztech Recognition Agreement. The lending bank keeps two, and the building’s property manager retains the other. The Aztech agreement is a three-way agreement between you, the bank, and the board. The Co-op pledges to alert the bank if you fail to pay the maintenance fees; along with other items, such as if you seek to sublet or sell your apartment.
Preparing The Co-op Board Application Package
Using a real-life example should illustrate the application process better. The first two sections are the purchase application and the fully executed contract of sale. These should be straightforward.
Landlord Reference Letter
Next, come reference letters from your landlord/managing agent. Again, remember this should be on official letterhead and signed. The landlord reference letter should discuss the type of tenant you have been and how long you have been at the residence.
Employment Verification Letter
Include a letter of employment verifying your income is also required. The employment letter should include how long you have worked there and your income and compensation history. All employment and reference letters should be on letterhead and contain signatures and contact information.
When self-employed, a letter from your accountant should provide the same information. However; since your earnings may be more volatile; we suggest providing more information, such as a description of your business, several years worth of profit/loss statements, and significant clients.
A letter from your bank showing the types of accounts, including account numbers; and the balance amount. Bank letters can be obtained, by asking the branch manager.
The sixth item is a Statement of Financial Condition. The letter shows your assets and liabilities, and you need to provide backup documentation: e.g., brokerage and bank statements, supporting the amount shown for the past two months.
Personal and Professional Reference Letters
You should have three personal reference letters for this building (sometimes only two are needed. These should not be; overlooked. The personal reference individual letters should be detailed and include the length of time you have known each other; and character traits with examples.
This board also seeks to check your past earnings history, requiring your federal income tax returns for the prior two years. You need to include the full return, with schedules and W-2 statements. Anything filed with the IRS, the board would like to see it.
You are also going to need copies of your tax return for the past two years. You likely need business and personal references. Many boards require you to include photo identification with your package.
The co-op board application also wants to see three consecutive pay stubs to confirm you are still employed. Many employers have online statements, making this easy to obtain. Otherwise, make copies of your paystubs. If necessary, ask your payroll department.
The next section calls for a consent form. It is easy to forget, but in this example, you need two types of personal identification.
Why two. Remember, an incomplete Co-op board application delays your purchase.
Sections 12-16 are a fully executed certificate of foreign status (if applicable) along with a lead-based disclosure form, window guard form, door protocol form, and emergency contact information.
Co-op Board Application Fees
New York City is not cheap, and the board typically applies fees to review your application. Co-op application fees; include those for processing your co-op board application, a credit check, and a criminal background check. There is not much you can do about these fees, but at least you should know what to expect ahead of time.
The fees vary by building, but using the same real-life example provides a basis for what you can expect. There is a $125 credit report fee; a $600 application fee, and a $1,000 move in price plus a $1,000 move in deposit. Once approved, there are payments due at closing. There is a $300 Recognition Agreement fee. If you are closing after the 15th of the month, you are required to pay the following month’s maintenance fee.
Fees for Purchaser to be Submitted with Application
(CERTIFIED CHECKS OR MONEY ORDERS ONLY)
- $125.00 credit report fee, per applicant, payable to – (non-refundable)
- $600.00 application fee, payable to – (non-refundable)
- $1,000.00 a move-in fee payable to – (non-refundable)
- $1,000.00 move-in deposit payable to – (refundable)
- Closing Fee: $300.00 Recognition Agreement Fee, if applicable payable to
Board Application Must Be Complete
Your application should also be complete. Any missing information could delay or even kill your chances of getting the co-op unit. Remember, your buyer’s agent can be an immense help. He or she has helped many people compile, collate and submit board applications. Knowing the information to highlight and how best to package the application is essential.
Your agent will sit down with you and walk you through the package, asking for the documentation. He or she enters the data by typing into a pdf, and forwards for your signature. The preparation of the co-op board application; is a time-consuming process, but your buyer’s agent is on your side and will get you through the process.
Although it varies by the co-op board; there are typically a lot of sections to fill out, which is why an organization is essential to making your life easier. There will likely be a purchase application. The Co-op board application includes necessary information; your name, the unit number, number of shares, contact information, employment information, housing history, mortgage information, educational history, and your business and personal reference contact information. A contract of sale should be part of your package.
Review, Submitting Co-op Board Package and Waiting For An Interview
Upon providing the information required and supporting documents; your agent reviews, and organizes the co-op purchase application and board package. Typically, the co-op board will contact you within two to three weeks to schedule an interview. Times vary widely. If you want the apartment, you are going to have to be patient and let the process run its course. While waiting for hopefully an interview, it would be prudent to prepare yourself for the questions.