Legal Question in Real Estate Law in New York

liability responsibility of the co-op board

We are owners in a co-op, and are renovating our bathroom. The lead bin (under the toilet)had to be replaced due to eminent leakage, and the building paid for the work since it falls under their responsibilty (''inside the walls'')(It's economically better for them to pay now then wait for a leak and then pay more. During the work damage was done to the apartment below us. The super told us this is normal when this type of work is done.

Who pays for the damage? I think they should since they were paying for thye owrk being done (I wouldn't have had the work done if I was paying for it)???


Asked on 9/24/04, 11:48 am

1 Answer from Attorneys

Kevin Connolly Kevin J. Connolly

Re: liability responsibility of the co-op board

This should be paid by the contractor's liability insurance carrier. I cannot imagine that the coop would have let a contractor touch the building unless the contractor (a) had good insurance and (b) named the coop and the managing agent as additional insured parties on that insurance policy. It would have been a good idea for you to be named as an additional insured as well. Finally, do not overlook your own insurance policy. You should have a liability insurance policy of your own. NOTIFY YOUR INSURANCE BROKER IMMEDIATELY AND MAKE SURE THE CARRIER IS PUT ON NOTICE. The carrier will handle most of the sticky details of going after the contractor's insurance. If you were named as an additional insured on the contractor's policy, make sure your broker knows about it and PUT THE CONTRACTOR'S CARRIER ON NOTICE OF THE CLAIM.

Who is legally responsible depends, in the first instance, on the terms of the Alteration Agreement between you and the Coop. Any well-managed coop will require such an agreement, and it may well describe "the work" as including the replacement of the lead pan...in which case, most likely, it is you that will indemnify the coop against this loss, not the other way around.

The central message is to notify your insurance broker and make sure that all of the insurance companies are put on notice of the occurrence and claim.

This post is not legal advice and does not create an attorney-client relationship. It is a comment on the legal question posed by the poster and should not be relied upon unless and until an attorney-client relationship is entered into. Doing so would require signing an engagement letter and depositing a retainer to secure payment of legal fees.

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Answered on 9/24/04, 1:58 pm


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