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40 SHARES Share on Facebook Tweet Follow us Save Share Share Share Share Share Share Share Share Custom Custom Custom Custom Custom Hi guys! Welcome to the World of Warcraft Classic Beginners guide. In this
Hi guys! Welcome to the World of Warcraft Classic Beginners guide. In this post, I'll be focusing on classes. This is a long post, so you've been warned!
As I mentioned previously, you can choose to play on the Horde or the Alliance. You can read the first post in the beginner's guide series for Classic WoW. After you make the choice of what faction you'd like to play, then you must choose a race and class.
Each race has their own racial abilities. I'll touch on each one briefly but the purpose of this post is to help you choose a class. The races are mostly a cosmetic choice unless you're going to participate in PvP (player vs. player) combat and environments. However, you're unable to change your race in Classic like you can in Retail WoW, so be sure whichever race you choose you're going to be happy with it.
And, if there's something you'd like me to cover in my World of Warcraft Classic Beginners guide, let me know in the comments. I'd like to remind you this Classic WoW beginners guide is only meant to get you started. For a complete overview of each faction, race, and class, I'll list sources in the summary.
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World of Warcraft Classic Beginners Guide: An Overview of Races: Horde
If you're For the Horde! then you may want to know what the differences are between the races. I'm not going to get into the story (lore) in this post, as I'm focused on the gameplay.
All World of Warcraft Classic Beginners should know that there are eight races in total. Four on the Alliance and four on the Horde. To play in the Horde, you can choose to be either an Orc, Troll, Undead, or Tauren.
Orcs are strong and filled with honor. In PvP, they have an ability called Hardiness which makes it harder to stun them. It's a good ability to have if you're fighting against a player playing a Rogue.
Also, Orcs have abilities such as Blood Fury, which increases melee attack. They have an ability called Command, which means hunter and warlock pets have a 5% damage increase. Orcs also have Axe Specialization, which means their skill with Axes and Two-Handed Axes are increased by 5.
The Orcs make great hunters in PvP due to the Hardiness ability. Hunters are fast and agile, so it's a great choice if you learn to master the class. But, hunters take skill to play well, I'll get into that below.
An Overview of Races: Horde Continued
Next, I'm going to briefly touch on Trolls. The Trolls have many tribes but only the Darkspear Tribe is in the Horde during Classic, and the Trolls shared a starter zone with the Orcs. Trolls have an ability called Berserking which is great in PvE (player vs. environment) encounters.
Berserking increases attack and casting speed. This cooldown is great for caster classes such as mages, priests, or shamans. Trolls also have Beast Slaying which increases their damage against beasts by 5%.
Also, Trolls have Regeneration which increases their health regen by 10%. They also have Bow Specialization, which increases their skills with bows by 5%, and Throwing Specialization which increases their skill with throwing weapons by 5%.
Now, we move on to the Tauren. The noble Tauren are a strong race with shamanistic roots, so they have powerful ties to nature. Tauren has an ability called War Stomp which is great for tanks because it stuns up to 5 enemies within 8 yds.
The Tauren also has Cultivation which increases Herbalism skill by 15%. This racial can help you make money with the Herbalism profession. Tauren also has Endurance which increases their health by 5%, and Nature Resistance which is increased by 10.
The final Horde race is the Undead. In PvP, the Undead have a cool ability called the Will of the Forsaken. This allows the Undead to have immunity from the charm, sleep, and fear effects.
Cannibalize is an ability the Undead have which helps them regen their health faster. They also have increased shadow resistance by 10%, and their Underwater Breathing lasts 300% longer than other races.
Classic WoW Beginners Guide: An Overview of Races: Alliance
Alliance races in Classic are Human, Night Elf, Dwarf, and Gnome. Humans have a racial trait called Diplomacy which increases their reputation gain with factions by 10%. This is a great racial if you're trying to gain rep quicker.
Humans also have Perception which increases stealth detection for 20 secs. They also have something called the Human Spirit which is good for casters, because it increases spirit by 5%.
Humans also have Mace Specialization and Sword Specialization. These racial traits increase their skills with Maces, Two-Handed Maces, Swords, and Two-handed Swords by 5%.
Next, we're going to talk about the Gnomes. The Gnomes live in the city of Ironforge with the Dwarfs, so the races share a starter area in Classic.
Gnomes are obsessed with tinkering, so they're always inventing new technology. This is why they have Engineering Specialization as a racial, which increases their skill in the Engineering profession by 5%.
They also have Expansive Mind which increases their intellect by 5%, which is great for caster classes like Mages and Warlocks. For Gnomes Arcane Resistance is increased, and they have Escape Artist which helps them escape immobilization and stun effects.
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An Overview of Races: Alliance Continued
Now, we're going to talk about the Night Elves. The elves are an ancient race from the continent of Kalimdor. Since the Night Elves are close to nature, they have an increased Nature Resistance by 10.
When Night Elves die, they can turn into a Wisp, which grants them a 50% increased movement speed. In Classic, it can take a while to get back to your body when you die. Honestly, no player wants to die, but if you do, at least Night Elves can find their corpse faster.
The Night Elves also have Shadowmeld which helps them slip into the shadows, making it hard to detect them. Night Elves who are rogues and Druids are much harder to detect when using both Shadowmeld and Prowl.
Lastly, the Night Elves have an ability called Quickness which increases their dodge chance by 1%
The final Alliance race is the Dwarfs. In Classic, the Dwarfs from Ironforge (the Kingdom of Khaz Modan) were in the Alliance. Dwarves are strong and sturdy, which makes up for their short stature.
Their best racial is by far Stoneform, because it grants immunity to bleed, poison, and disease effects, while also increasing armor by 10%. Stoneform is a good racial for PvP.
Dwarves love guns, so they have increased skills in Gun Specialization by 5. Since Dwarves come from the snowy lands of Dun Morogh, they have an increase in Frost Resistance by 10.
And their final racial is Find Treasure, which helps the Dwarfs sense nearby treasure by having it appear on the minimap.
World of Warcraft Classic Beginners Guide: Classes
Now, that we've covered the eight races, let's get into the nine available classes in Classic. Each faction had one class restricted to it, so only Horde could be Shamans, and only Alliance could be Paladins.
What you first need to know is that different classes fill different roles in group settings. We have three roles Tank, DPS (damage per second), and Healer.
When you choose a class, try and imagine what type of group role you'd like to fill. Tanks are the strongest members of the party. Their job is to grab the attention of enemy mobs and taunt those mobs to attack the tank.
DPS (damage per second) classes are focused on dealing as much damage as possible in an encounter. If the DPS is too low, sometimes the group may struggle to kill a boss.
The final role is Healer. Healing classes are focused on keeping the party alive. Without Healers a group can't run a dungeon or a raid.
Classic WoW: Overview of Classes: Tanks
Tanks take on a huge responsibility in group settings. If you're more of a solo player then maybe being concerned about tanking, healing or DPS doesn't concern you and you'll be able to choose whichever class you want. But, I'm going to go over each class type, and which classes fit that type just in case.
Classes that can tank are Warrior, Druid, and Paladin. These classes are strong and take on a protective role in groups. Every race can play a Warrior, but only Night Elves and Tauren can play Druids, and only the Alliance can play Paladins.
A tank may fit your personality if you like to lead. Players who're good at leading and wish to protect their allies are suited to be tanks.
Tank: Warriors
Warriors are your basic combat warrior class. They're slow to level. You'll have to stop and eat to regen your health often as you quest. Warriors don't wear plate armor until level 40.
It's a good idea to choose Mail items which fit your class spec, rather than to choose Cloth or Leather because those armor pieces won't protect you as well.
A Warrior's base stats are Health and Rage. Warriors need armor which increases these primary stats.
The Warrior is a master at weaponry and wields anything except wands. They have three talent trees called Fury (DPS), Arms (DPS), and Protection (tanking spec). Warriors have stances that make the class interesting to play.
These stances include Battle Stance, Defensive Stance, and Berserker Stance. Battle Stance is available at level 1 and is the primary way the Warrior does damage from a low level.
Defensive Stance provides tanking abilities that increase your threat. To acquire the Defensive Stance, the Warrior must embark on a quest at level 10.
Berserker Stance increases critical hit chance but causes the Warrior to take increased damage. This stance becomes available at level 30.
Tank: Druids
Druids can only be played by Night Elves and Tauren, as they have a close relationship with nature. The Druid is a hybrid class, which means the class can Tank, DPS, or Heal. Cloth and Leather armor are what Druids wear. Leather is stronger than Cloth, so always choose Leather armor if it increases your stats.
The Druids are also shapeshifters. They can change into a Bear Form or Dire Bear Form (tanking form), Aquatic Form (which increases their swim speed), Travel Form (which helps them travel faster), Cat Form (their primary melee form similar to a Rogue), and Moonkin Form (their primary casting form).
To be a tank as a Druid, you have to play in Bear Form. The Bear Form is similar to Warriors because the Druid gains a taunt spell and a stun to interrupt spell casting. But, unlike the Warrior, Druids don't have different stances.
In Bear Form, Druids gain the abilities Swipe, Growl, Demoralizing Roar, Bash, Maul, Enrage, Frenzied Regeneration, and Challenging Roar. When Druids shapeshift, they may have different abilities depending on which role they're filling at the time.
The Druid talent trees are Balance (spellcasting), Feral Combat (cat form), and Restoration (healing). Druids are able to use staves, daggers, fist weapons, and one and two-handed maces.
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Tank: Paladin
In this World of Warcraft Classic Beginners Guide, we're now going to talk about Paladins. The Paladins are a class of holy warriors that were only playable by the Alliance in Classic. Humans and Dwarves were the races who could play Paladins.
Paladins are also a hybrid class. They're able to Tank, Heal, or DPS, but most groups primarily used them as a healer. The holy warriors also gain class mounts at level 40 for free, and level 60 by doing a quest and paying a hefty amount of gold.
These holy warriors learn to wear plate armor at level 40. I would suggest to only wear mail armor to level 40 when you can because mail is stronger than cloth or leather.
A Paladin's base stats are health and mana. Always make sure the armor they wear increases their stats. Paladin's have three talent trees to pick from. The talent trees are Retribution (DPS), Protection (tank), and Holy (healing). Weapons available to the Paladin include two-handed swords, two-handed maces, two-handed axes, and polearms
When a Paladin is in a group, they have passive buffs called Aura's which help the team. Paladins can also cast Blessings on the group, but only one blessing can be active at a time.
Classic Wow Beginners Guide: An Overview of Classes: DPS (Damage Per Second)
DPS classes make up the meat of dungeon and raid groups. A dungeon group has one tank, three DPS, and one healer. Depending on how large the raid group is will determine the amount of each type of player. For example, in Retail WoW, a 25-man raid group has two tanks, about 5 or 6 healers, and about 15 DPS.
When the DPS is too low in a group, some boss encounters will be challenging. There will be encounters a group can't complete if the DPS isn't up to par. To increase your DPS output, it's important to choose good talents, have the appropriate armor and item level, and to make sure you know your rotation.
All DPS classes and talent specializations only focus on putting out damage. Never try and pull aggro (threat) from the tank in a dungeon or raid, or the party may wipe (die). Be careful not to pull aggro, and then have the healer take too much damage. If the tank or healer dies, then the group will most likely wipe.
Some DPS classes have pets or minions. It's important to keep an eye on your pet and know where it is at all times. Pets and minions can sometimes pull aggro from the tank, causing a wipe. I'm not saying don't play a hunter, warlock, or mage, but be aware of your class's common pitfalls so the party will succeed.
Also, both Mages and Hunters can auto-shoot by right-clicking on a target. If a Mage has a wand equipped, be careful not to right-click. Hunters have the same issue with guns and bows. You don't want to be the player who wiped the group, so be careful.
Pure DPS classes are Mages, Warlocks, Hunters, and Rogues. These classes can't heal or tank. A well-played Hunter may be able to off-tank or kite with a pet, and so can a well-played Warlock if they're using a minion. In general, these classes are solely focused on DPS.
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DPS: Mages
Mages can be played by Humans, Trolls, Gnomes, and Undead. They wear cloth armor (like a t-shirt) so they're veeeeeeery squishy. Remember, Mages are a ranged class. If your spells are red to a target, only step forward slightly until the spell turns white. The distance is far, but that's what you want because you want to DPS the target down before they catch you.
Whenever I quest with a mage, I normally hug the sides of the map, and I stay close to trees. I try to only pull one mob (one enemy) at a time, and to make sure I always have an escape route behind me in case I need to run.
In a group setting a mage doesn't need to worry about having an escape route. The tank should be holding aggro, and the healer will keep the group alive. What the mage needs to focus on is dealing as much damage as quickly as possible.
During a dungeon or raid, Mages are useful because they can provide the group with free food and water. Playing a Mage is also a great way to make gold, as Mages can teleport players to any major city. In Retail WoW, we have portals in Stormwind and Orgrimmar, but in Classic it wasn't like that, so getting around was harder.
Mages' primary stats are health and mana. Mages can use wands, daggers, staves, and swords. Their three talent trees are Arcane, Frost, and Fire. Classic gave all the classes more freedom to choose their talents. In Retail WoW, a frost mage is only a frost mage, but in Classic, you could also learn fire and arcane spells.
DPS: Rogues
Rogues are the master of stealth. These skilled assassins are hard to catch in PvP because they're always hiding in the shadows. The class is cunning and knows when the best time is to strike.
Playable races for Rogues are Humans, Orcs, Trolls, Gnomes, Undead, Night Elves, and Dwarves. Their primary stats are health and energy. Rogues wear cloth and leather armor. Leather armor is always stronger than cloth.
If you come across a locked chest, Rogues are excellent at picking locks and picking pockets. They also create and buy poisons. To buy poisons, keep an eye out for Shady Vendors in the game. Rogues can deal with powerful DPS in both PvE and PvP combat.
The class can use Fist Weapons, Swords, Guns, Daggers, Bows, Maces, Crossbows, and Thrown. Rogues can be good in groups if they're stealth ability is high. They can scout ahead and find mobs to pull, without aggroing a whole instance (dungeon or raid). Their three talent trees are Assassination, Subtlety, and Combat.
DPS: Hunter
Hunters are a unique class. If you prefer to play solo, they're a great class to choose because they have a pet that can hold aggro. They're close to nature and understand the beasts in the wilds. As a hunter, you won't tame your first pet until you're about level 10. Hunters have to remember to buy ammo for their gun or bow, or they risk not being able to attack from a range.
The races which can play Hunters include Trolls, Dwarves, Night Elves, Orcs, and Tauren. Classic WoW featured a Dwarven Hunter in it's first cinematic. He was in the snowy mountainous hills of Dun Morogh with Ironforge in the distance. The dwarven hunter was wearing warm furs, and holding his gun, with his animal companion a bear, by his side.
Night Elves are a great choice for hunters because they're rangers. They can also use shadowmeld to stealth because Hunters are agile, this can make them a formidable opponent in PvP.
All Hunters have to remember to control their pets in a group setting. Pets can hold aggro because they're like the Hunters personal tank when they quest, but within a group setting, turn off Growl so that the tank doesn't need to compete with the pet.
Hunters have the ability to auto-shoot and need to remember not to right-click on bosses unless the tank already has aggro. The Hunters primary stats are health and mana in Classic. Hunters can wear cloth, leather, mail (level 40) armor. Until the Hunter is level 40, be sure to wear leather armor when possible.
Their talent trees include Marksmanship, Beast Mastery, and Survival. Hunters are able to use Axes, Guns, Bows, Fist Weapons, Crossbows, Daggers, Swords, Thrown, Two-Handed Axes, Staves, Two-Handed Swords, and Polearms.
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DPS: Warlock
Warlocks were once mages. These casters were fascinated by demonic power, and some have chosen to work for the Burning Legion and others against. They have minions which are shackled to them against their will. They use the minion's demonic power to aid their master (the Warlock) in battle.
Humans, Orcs, Gnomes, and Undead can be Warlocks. The class's primary stat is health and mana. Warlocks are a great class to solo play with because they have their minion which can hold aggro, and create health stones to heal themselves. Warlocks are also handy in groups because they can cast a Ritual of Summoning, which summons team members to the instance.
They have a class mount that they can obtain through quests at level 40 and level 60. Warlocks wear cloth like Mages and Priests. This means they're squishy! Their minion can act as a tank when they quest.
Their talent trees are Affliction, Destruction, and Demonology. For weapons, Warlocks can use wands, staves, daggers, and swords.
World of Warcraft Classic Beginners Guide: An Overview of Classes: Healer
Healers provide support in a group. These casters are crucial in order to keep a party alive. Healing classes include Priests, Druids, Paladins, and Shamans. This final section will focus on Shamans and Priests.
Healer: Shaman
In this World of Warcraft Classic Beginners Guide, we're going to now talk about the Shaman. The Shaman class was exclusive to the Horde in Vanilla WoW. If you'd like to play a Shaman your options are Tauren, Orc, and Troll. These spiritual casters are connected to elements like Earth, Wind, Fire, and Water. A Shaman is always focused on keeping the natural order. If the elements are out of line, a Shaman will try to help.
Mail armor is available to wear at level 40. Always try to wear leather armor until then when you can. Shamans are able to use totems in combat which can aid themselves, allies, or harm enemies. Totems are learned by questing, and you can have four totems active at a time.
Ghost Wolf is a unique ability available to Shamans. It's similar to a Druid's travel form so that the Shaman can travel faster through the world. Shamans have an ability called resurrection which allows them to resurrect themselves. They can also grant a group the ability to walk on water, and their Astral Recall ability gives the Shaman an extra hearthstone.
In Classic, Shamans are primarily used to heal within a group. Their talents are Restoration (healer), Elemental (DPS), and Enhancement (DPS).
Healer: Priest
Priests use the power of the holy light to heal their allies. They wear cloth armor only. So they're squishy just like Mages. When playing a Priest as you level, always remember to cast your spells from a ranged distance. You want to kill the enemy (or at least have them at half health) before they can start chewing you up.
In a group setting, a Priest is protected by the tank. Priests can be played by Dwarves, Undead, Night Elves, Humans, and Trolls. Their primary stats are health and mana. The talent trees are Discipline (healing), Holy (healing), and Shadow (DPS). In combat, Priests can use wands, staves, One-Handed Maces, and Daggers.
A unique trait Priests have are the additional racial talents they add. Dwarves had Fear Ward (a friendly target can't be feared) and Desperate Prayer which instantly heals the caster.
Night Elven Priests have Starshards (which rains star shards on the enemy and causes arcane damage), and Elune's Grace (which reduces range damage).
Humans also had Desperate Prayer, and they had Feedback (it surrounded the Priest in a shield which protected them from bad spells).
Undead Priests had Devouring Plague (which placed a disease on the target and healed the Priest). They also had Touch of Weakness (which increased the Priests spell power when attacked by a melee enemy).
Priests don't have a class mount, but they can obtain a special weapon at level 60 through a questline.
World of Warcraft Classic Beginners Guide: What Next?
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Don't forget to check out the first post in the WoW Classic beginners guide. The third and fourth posts explain the story. You can find them here WoW Classic beginners guide story part 1, and the Classic WoW beginners guide story part 2.
Feel free to visit the difference between WoW Classic and retail WoW, and the best addons for WoW Classic. There are also helpful articles about the Professions in WoW Classic, the Seven Best Quest Chains in WoW Classic, the Most Interesting Zones in WoW Classic, and How to Make Gold in WoW Classic.
World of Warcraft Patch 8.2.5 Content Notes was released last week. The holidays are coming up fast, so feel free to visit the 23 must-have gifts for World of Warcraft fans. Want a more general list? Then check out the 22 must-have gifts for Video Gamers. WoW Classic has been a hit, so don't miss the. BlizzCon is next month and we've got many juicy things to discuss. Check out the World of Warcraft Story so far, and the possible World of Warcraft Expansion leaks.
Happy Hunting!
Spyells is a published author and blogger. She's played World of Warcraft since the Wrath of the Lich King expansion. Geeking out over Warcraft, Disney, Kingdom Hearts, and Harry Potter is her favorite thing. She enjoys traveling and loves to cook. On most days you can find Spyells in Azeroth exploring it's many wonders and protecting its ancient lands.
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A new way for our members to access the huge wealth of knowledge content ICE has. Organised into bite-sized modules.
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This presentation will focus on the design and construction of the Sprayed Concrete primary lining tunnel junctions at Farringdon Station. The behaviour of the SCL tunnel junctions based on the recorded monitoring data will be discussed.
Shelly-Ann Russell
e: [email protected]

subset: commoncrawl


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The Committee of Inquiry (COI) into the December 2011 train service disruptions has made a number of recommendations to address inadequacies in areas of engineering and maintenance as well as incident management. Following from the COI recommendations, LTA and SMRT have continued to make progress in improving rail reliability and incident management readiness. (See Annex A for a summary of COI key recommendations and progress update.)
Improvements to SMRT's Engineering & Maintenance
2 The COI had recommended that greater emphasis be placed on preventive maintenance and detection of future problems related to the third rail system and trains. Besides enhancing its maintenance regime, SMRT will introduce new technology from January next year to improve its surveillance and maintenance of third rail support assemblies. This includes retrofitting two North South East West Line (NSEWL) trains with sensors to improve the timely detection of third rail sags. These displacement sensors, which profile the position of the Current Collector Device (CCD) shoe, can detect abnormalities so that they can be rectified immediately. In addition, a mobile track trolley is also used to manually check the condition of the third rail. SMRT will also leverage the use of laser technology mounted on maintenance locomotives to facilitate track inspections, trackside cameras to monitor third rail condition, and a Wheel Impact Load Detection (WILD) system to continuously monitor the condition of train wheels.
3 Even as SMRT adopts more condition monitoring and strengthens predictive maintenance, LTA has stepped up its audits on the public transport operators' (PTO) maintenance systems and processes. These assurance checks are in addition to the audits on the PTOs' Safety Management Systems.
4 To further improve train safety and reliability, LTA and SMRT will commission an independent consultancy study into SMRT's asset management framework to benchmark the system against the PAS 551 standard of good practices. The study is expected to be concluded in second quarter of 2013. Following the study, SMRT will engage an independent consultant every three years to review, calibrate and enhance its asset maintenance to sustain a higher level of reliability for an ageing system.
5 LTA and SMRT have also embarked on the replacement of sleepers and upgrading of the signalling system on the North South East West Line (NSEWL). This is part of a major system upgrade plan to improve the train network. When completed, commuters can expect shorter waiting times and experience a smoother MRT journey.
Improvements to Emergency Response
6 To improve emergency response, LTA has worked with both PTOs to align incident classification levels for train service disruptions. LTA has also reviewed the PTOs' command structure and Standard Operating Procedures to ensure that they are well-equipped to manage large-scale incidents.
7 To minimise inconvenience to commuters, SMRT has reviewed its Rail Incident Management Plan and associated processes to manage large-scale incidents. This includes increasing its Customer Service Team members from 190 to 700, or more than 3.5 times. Officers will also undergo training in incident management including customer service and crowd control. SMRT has also introduced prominent pull-down screens as well as electronic LCD displays to inform commuters of train service disruption in a timely manner. Besides the shuttle buses, commuters can also board the regular public bus services for free at designated bus stops serving the affected stations to continue their journey.
8 Finally, to ensure PTO duty officers are adequately prepared to deal with train service disruptions and are familiar with their incident management roles and responsibilities, LTA has been conducting random surprise audits at train stations. An emergency exercise with ground deployments was also carried out on 22 November 2012, simulating a train service disruption on the East-West Line between Clementi and Queenstown stations. The observations from the audits and the exercise are shared with both SMRT and SBS Transit, and LTA works closely with both PTOs to fine-tune our collective emergency response plans and enhance the operational readiness of frontline staff.
LTA-SMRT Joint Team
9 Beyond the COI recommendations, LTA and SMRT have also continued with efforts to further improve rail reliability through the work of the LTA-SMRT Joint Team. We have reduced train withdrawal rates from 3.2 (per 100,000 km) in 2011 to about 2.6 for the second half of the year, and are on track to meet the 30% reduction in withdrawal rate of 2.1 for end 2013.
1PAS 55 is the British Standards Institution's (BSI) Publicly Available Specification for the optimised management of physical assets. It provides clear definitions and a 28-point requirements specification for establishing and verifying whole-life management system for all types of physical assets. Internationally recognised, PAS 55 has proven successful with widespread adoption in utilities, transport, mining, process and manufacturing industries worldwide. The International Standards Organisation (ISO) accepts PAS 55 as the basis for development of the new ISO 55000 series of international standards.


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Auto Veteran Neel to Take Over McCann Detroit
IPG Executive Will Leave Zurich for Motown to Replace Wilmot
DETROIT–Former Campbell-Ewald Advertising executive Garry Neel will return in March from Interpublic Group duties in Europe to take over as head of the McCann-Erickson office here, sources said.
Neel replaces Gunnar Wilmot, who moves to London as McCann's director of worldwide accounts. Wilmot, who was brought in from the agency's Frankfurt, Germany, office to shore up the General Motors account team in Troy, Mich., held the post for three years. The office is anchored by GM's $250 million Buick account.
Neel reportedly has the ear of Philip H. Geier Jr., president and chief executive officer of IPG, McCann's parent company. "He is very well thought of among the top ranks," a source said.
For the past three years, Neel has been based in Zurich, Switzerland, as senior vice president and general manager of the General Motors Brand Communications Group–the partnership between Lowe & Partners Worldwide and McCann-Erickson Worldwide that was created to service the GM Europe account.
Before that, he spent about two months as a senior vice president and account director at Hill, Holliday, Connors, Cosmopulos, Fort Lauderdale, Fla., working on AutoNation USA's new-vehicle account.
That job followed four years at CEA, Warren, Mich., where he oversaw Chevrolet's automotive accounts. Prior to that, he was in CEA's L.A. office for 18 months working on Chevy business. From 1989-92, he worked in Hill, Holliday's now-defunct Los Angeles office on Infiniti.
Wilmot was brought to Detroit partly in an effort to save McCann's $70 million GMC account, which it lost a year later to sister IPG agency Ammirati Puris Lintas. Sources said Wilmot arrived too late to rescue it. One source speculated his departure indicates the agency feels it has stabilized in Motown after several tumultuous years.


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Every day the news seems to bring us sad story after sad story of things happening in this world. It is impossible to touch on all of them, but certain events such as the mass shooting in Las Vegas last night hit close to home.
This past September when I attended Bumbershoot, I noticed myself subconsciously looking for exits. I have never been one to scare easily, but after what happened in Paris earlier this year, it is just something that is now a part of many of our thought process. Most of the time everything is okay, I get that, but all too often we now hear stories where people enjoying life's simple pleasures like a music festival, just as I did in Seattle, become targets for the sickest of individuals.
As I write this, the death toll in Las Vegas is at 50 while more than 400 victims remain in hospital, many in critical condition. None of these people did anything to deserve what happened to them Sunday evening. They were simply enjoying music and living life as they should. I want to send a positive message here. I want to say that everyone needs to love each other as if some day that will happen and everything will be okay, but sadly the few individuals in this world, who are so vile and so heinous, continue to make the concept of universal peace and love a pipe dream. All we can do is enjoy those two beautiful things when they do happen to show up in our lives. All we can do is share love when at all possible regardless of all the hatred that continually dims it.
I hope that there will be a break some day, I hope the tensions that plague this world due to megalomaniac leaders, theological arrogance, hatred and greed finally ease. I hope that the generations after ours will have it better. I hope that our hearts will not continue to break over and over again while we watch innocent people gunned down for no reason. I want to believe this is all possible one day, but with each and every devastating disaster that I see, it is harder to imagine it ever manifesting.
My heart is heavy for Las Vegas and everybody affected at the Route 91 Harvest Festival. On behalf of everyone here at Lemonade, our thoughts are with you all.
If you are in the Las Vegas area, consider donating blood. The hospitals are in desperate need, so please check out the local blood banks in nearby areas. Other means are to donate to the Southern Nevada chapter of the American Red Cross: HERE.
Editor in Chief of Lemonade Magazine
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text:
Co. Cork → Imokilly → Kilmahon Civil Parish → Ballintemple Electoral Division → Doonenmacotter
Doonenmacotter is in the Electoral Division of Ballintemple, in Civil Parish of Kilmahon, in the Barony of Imokilly, in the County of Cork
Doonenmacotter is not matched up to Logainm.ie yet.
It is located at 51° 49' 10" N, 8° 2' 38" W.
Doonenmacotter has an area of:
Nationwide, it is the 44454th largest townland that we know about
Within Co. Cork, it is the 4266th largest townland
Doonenmacotter borders the following other townlands:
We don't know about any subtownlands in Doonenmacotter.
Curious to see who lived in Doonenmacotter in the past? Maybe even seeing scans of their handwritten census returns?
Doonenmacotter was added to OpenStreetMap on 10 May 2015 by Dafo43.


text:
I love how you've been sharing your pictures with us. They are all so cute.
You do great work! Keep up the good job!
On Tue, Mar 21, 2017 at 11:49 AM, Open Hands, Open Home wrote:
> Erin Roberts posted: "Birthday pictures are becoming some of my favorites! > I met up with Oliver and his sweet mom, Mindy, who used to be my babysitter > a few weeks ago. Oliver was toddling around and being super sweet the whole > time we were there. We had a great time catching u" >


text:
Find Your Dream Co-Op
New York City Co-op Experts
We specialize in representing buyers in pursuit of New York City Co-ops for Sale through-out Manhattan and Brooklyn. From beautiful village studios to the most beautiful Park Avenue residences, we cover it all.
We begin by assessing your specific needs, finding the ideal co-op, performing a comparable market analysis, negotiating on your behalf, consulting you through the board application, and finally preparing you for your board interview. Below you will find a helpful guide to understanding the intricacies of co-ops and what you may face when pursuing your purchase.
Picture a large, unruly family all living under one roof with the members potentially disagreeing on everything from how to decorate to how to improve their home. Picture that, and you have a pretty good idea of what it's like to live in a cooperative building in Manhattan.
Because New York City co-ops are hybrids that combine private and group ownership, residing in this type of property can pose unique challenges.
Co-op Considerations
Here are some things to keep in mind when looking into New York City co-ops. Co-ops differ from condos in that instead of owning the deed to your individual property, you own shares in a corporate entity, which in turn owns the property. With a lease, co-op owners gain the right to occupy their units. However, they do not enjoy some privileges of ownership than other types of property do not afford.
One major drawback is that co-op owners cannot turn around and sell their units to whomever they please at whatever price they can get. There are also restrictions on subletting or altering the co-op apartment. For instance, there are such minute things as to the percentage of carpeting required in the co-op apartment.
When it comes to New York City co-ops, the board of directors controls how and to whom its shares; are sold. The board of directors has full authority to accept or reject anyone who wants to buy in a co-op in the building and can turn you down for any reason other than sexual, religious, or racial discrimination. Further, co-op boards are not required to give you an idea of why they turned you down. Makes rejection all the more baffling if you do receive one. As far as running the building goes, the co-op also has broad powers. As long as they are found to be operating in the building's best interest, their decisions are impossible to overturn, even in court.
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Let an ELIKA Expert search, filter, and send you the best available New York City apartments for sale that matches your specific housing needs: Request a Custom Search, Schedule a Call, or feel free to contact us at your convenience; 212-590-0540. — Services Free for Buyers.
Featured In
The Buddy System or the Buyers Broker
Should You Hire a Buyer's Broker in NYC?
Guide to Buying a New York City Co-op
Table of Contents
What is a Co-op?
New York City co-ops are unique hybrids that combine features of both public and private ownership. Living in a co-op presents many distinct challenges. When you're looking into New York City co-ops, it's essential to consider how life here will differ from what you're used to.
As was mentioned, co-op owners are not permitted to sell their units without board approval and paying a flip tax. This means you cannot flip a co-op property the way you could a house or condo. There are restrictions on subletting or renovating the unit as well. Co-op residents may also face stringent rules governing the appearance of the building. For instance, there may be limits on the percentage of the unit that; is carpeted.
A board of directors controls New York City co-ops. The board determines how shares can be sold and who can buy them. Co-op boards enjoy sweeping authority to accept or reject applicants and can turn down individuals for anything other than sexual, religious, or racial discrimination. Rejections are often baffling, as the board isn't required to provide a reason if they turn you down.
Co-op boards also have full control of the running of the building. Their decisions are nearly impossible to overturn, so long as they can argue that they're operating in the building's best interest.
Being Approved for a Co-op
To be approved by a co-op board, you're going to have to supply excruciatingly detailed personal and financial information. The board package, as it is referred to, includes two years' worth of tax returns with W-2 forms, 1099s, and K-1 forms, delineating all partnership income. The package should, be reviewed by an accountant or financial advisor and should also consist of required financial statement details, including assets and liabilities.
If you have any investments, the co-op board will also ask for copies of statements documenting each. For instance, if you own a rental property, you'll be required to furnish a market analysis of the property and copies of leases. A comprehensive board package should also include a commitment from a lender for any proposed financing. Boards will usually also ask for three to four letters of personal reference.
While sales of New York City co-ops have slowed over the last few years due to a soft economy, many co-op boards have become even more stringent in their financial requirements for prospective owners. Experts say this is because boards feel they would instead protect their residents than make real estate sales.
Co-op Board Interview
The final hurdle to obtaining a co-op is the interview with the co-op board selection committee. During this interview, be prepared to answer any questions about your personal and financial life. If you have a family, you may even be required to bring your children to the interview to see if everyone is up to snuff.
With unemployment high, many co-op boards are casting a more skeptical eye on prospective buyers, and often now require down payments of 50 percent or more, or six months to two years' worth of maintenance in an escrow account. In some of the more lavish buildings on Fifth and Park Avenues and Central Park West, boards have required all-cash purchases or have given preferential treatment to buyers who have obtained fixed-rate mortgages.
How to Prepare for Buying a Co-op
Before you can start looking for your dream apartment, there are a few things you need to sort out. The first thing is your savings and finances. Down payments on co-ops can be as high as 30%. You should also know your credit score. Unless you've got a substantial amount of savings, you're going to need a mortgage loan to purchase your first co-op in NYC. Your credit score will determine whether banks will lend to you or not. As such, you'll need to raise it as high as possible and keep it there.
You should also research everything related to buying an apartment in NYC. This means completing a REBNY financial statement so that you have a clear understanding of your financial picture. You'll also need to look at your debt-to-income ratio, how many liquid assets you'll need to cover the down payment, closing costs, and satisfy the co-ops post-closing financial requirements.
Understanding the costs associated
You'll also need a good understanding of the NYC real estate taxes you'll be facing when buying, owning, and selling an apartment in NYC. Lastly, you should research what the most common co-op buyer mistakes in NYC are. Learning from the experience of others will make you far savvier when the real search begins.
Financial Requirements
When searching for an apartment in NYC, it doesn't take long to realize how much more affordable co-ops are to condos. There are good reasons for this, such as a higher inventory and the troublesome board approval process. So the next question is – what are the general financial requirements for buying a co-op in NYC? We cover just that. By the end, you'll understand the need to purchase a co-op and be able to start planning.
Down payment
Each co-op has its own rules and regulations, but in general, you can expect the required down payment to be 20%. However, that said, you can also find co-ops that require 25%, 35%, or even 50% to guarantee the purchase.
Liquid assets and other reserves
Just because you have enough money for the down payment and closing costs does not mean you're in the game yet. Another crucial aspect is the amount of post-closing liquid assets to your name after closing. Once again, every co-op has its requirements, but the average demand is 1-2 years. Liquid assets are preferred as they're a better guarantee, but other reserves can also be used, such as cash, mutual funds, or anything that can be quickly converted to cash.
Retirement funds and real estate are excluded. In some cases, co-ops will make exceptions to this if you have limited assets but a high salary, or a low salary but substantial assets. These cash reserves ensure that you can pay your mortgage and maintenance costs for at least two years after closing.
Calculating post-liquidity
Your post-closing liquidity is calculated by dividing the sum of your liquid assets through your monthly co-op carrying costs. For example, let's say you have a monthly mortgage payment of $7,500 and a maintenance fee of $2,400 with liquid assets of $200,000. Your post-closing liquidity would be $200,000/$9,900 = 20.20. This gives you about 1.5 years of post-closing liquidity.
Debt-to-income ratio
To ensure that the co-op remains sustainable, the board requires that all buyers can keep up with payments. This makes your debt-to-income rate ratio just as important in calculating your finances. The typical rate ratio required by most co-ops is between 25-30%. There will be exceptions to this, as mentioned above if you have a lot of liquid assets. Board members will also take into account your employment record and multi-year income history. They like to see a record of consistent employment and a steadily increasing income.
This can be a problem if you're self-employed. In that case, you'll most likely need at least three years of tax returns along with a notarized letter from your account for the board to see whether your income has gone up or down in that time. Coop boards may also take into account your earning potential. If your current income does not match the board's requirements or your assets aren't enough, but you can demonstrate the potential for the increased income, they may make an exception. Keep in mind that in such cases, you might be asked for a year's maintenance to be held in escrow.
Calculating the debt-to-income ratio
To calculate your debt-to-income ratio, you must compute your total income and find the percentage your debts are of that total. For example, if you have a monthly income of $6,000 and monthly bills of $2,200, your debt-to-income ratio is 36%, as $2,200 is 36% of $6,000. Working out the financial requirements for buying a co-op can often be tricky. Hiring a qualified buyer's agent can make things more comfortable and faster, but even with that, expect the buying process to take some time.
Guide to Buying a Co-op
It's no secret that buying a Co-op in New York City can be a long and daunting process. New York is a city comprised almost entirely of cooperatives and condominiums, along with a smaller selection of townhouses.
Below is a comprehensive guide on everything you need to know if you're considering or have already decided to purchase a co-op.
Typically, if a building is older (built pre-1980s), it's usually a co-op. These buildings make up approximately 80% of the non-rental apartment stock. Unlike a condo, cooperatives are owned by a corporation, which means that when you buy an apartment in a co-op building, you are not buying real property (as you would in a condo). Instead, you'll be buying shares in the corporation. These shares entitle you to a proprietary lease, which makes your relationship in the building closer to that of an investor. The larger the apartment, the more significant the number of shares allocated. However, purchasing a co-op apartment is not a simple process. Cooperative boards don't just take on anyone.
Buyers have to pass a lengthy board application review along with a co-op board interview. Until then, you're not even near to closing. It's an ordeal that drives many people away. But with the right knowledge and an experienced real estate broker, you'll be far more confident of success. This complete guide will take you through the entire process. By its end, you'll know everything there is to know about the co-op purchasing process in NYC.
What Makes Buying a Co-op Attractive?
As mentioned, New York's housing market is mostly comprised of condos and co-ops. Which one you choose depends entirely on your personal and financial circumstances, your lifestyle preferences, and experience. For many buyers, it's the price difference that pulls them in. Co-op apartments typically sell for 10-40% cheaper than condos of similar size and quality. Part of the reason for this is that co-op buildings tend to be older with fewer of the bells and whistles that are seen in the thousands of condos that have been going up in the past decade.
Many new condos also tend to have far higher closing costs if you're taking out a mortgage. Another reason co-ops are less expensive is that buyers have to be approved by a board. Along with the hassle and chance of rejection, you'll also be opening your financial records to folks you'll be sharing the elevator with for years to come.
Because of this, prices are often lower to entice buyers. Another significant difference between co-ops to be aware of is the strict rules and regulations. The co-ops shareholders elect a volunteer co-op board that oversees the care and maintenance of the building.
House rules
The board creates and enforces laws about everything. Whether pets of any kind are allowed inside, what sort of renovations are permitted and restrictions on noise levels at certain times. Unlike condo boards, they have the power to evict an extremely disruptive shareholder and force them to sell. In summary, what makes a co-op an attractive choice is the lower price tag and more space. Buyers who don't want to deal with hour-long commutes from out of the city will find co-ops the best choice.
The Search
Once you've done your research and enlisted the services of an experienced buyer's agent, then it's time to start looking for your perfect apartment. This part doesn't differ much from the condo search process. You'll still need to attend open houses, and if you're new to the city, you should do it often. This is more considerate of your broker's time as its hard for them to help you if you don't know where you want to live, what exactly you're looking for or what your price range is. When you are signing in for an open house, make sure to write your buyer agent's contact info. That way, the listing agent can follow up with them instead of harassing you with newsletters and offers.
When you have a better sense of what you're looking for, let your buyer's agent know, and they can begin sending you some property suggestions. Try to be reasonable with your demands as the inventory in New York is not exactly overflowing.
Coop wish list
Stick with simple criteria such as price and number of bedrooms. Would you prefer a doorman building or one with no door attendant and less monthly expenses? Do you have a dog or cat and therefore need a building that allows pets? Most purchase contracts in NYC stipulate that the condition of the apartment must not have changed substantially since the signing of the contract.
The only way to prove that is to take a lot of photographs. Since properties in NY are sold as-is, there is no way to show otherwise if anything has changed when you close the contract. So when you've found a place, or several, that you're interested in, arrange a private viewing and take those photos.
Making and Negotiating an Offer
Now that you've found the perfect apartment, it's time to make an offer. If you've signed up with an experienced buyer's broker, they will guide you through the whole process. They'll explain everything about the closing process and what happens between offer, acceptance, and closing. You'll be happy to know that once your broker has received an accepted offer, they will introduce you to an experienced real estate attorney.
They'll take it from there and handle the review and negotiations on your behalf. They will also conduct legal and financial due diligence, which involves reviewing the initial offer, co-op financial statements, board minutes, and the co-op lien search. Any offer; on a co-op should include, at a minimum, the following:
- Offer amount
- Address of the property you are making an offer on
- Amount of financing or the down payment amount
- Any contingencies
- Bank approval letter if you are financing
- Proof of funds if you are purchasing all cash
- Completed REBNY Financial Statement
- A short biography or home buyer offer letter
- Attorney contact information
The above will be sufficient for the vast majority of co-op listing agents. However, a small minority may require a signed Submit Offer form also. Your broker will negotiate the offer with the listing agent on your behalf. If the offer has been accepted or if a counteroffer has been made, you'll be informed immediately.
Dealing with multiple offers
If there are multiple competing offers, you may end up in a best and final offer situation. In this case, all bidders will make their best offer by a final deadline, with the best offer being accepted. Keep in mind that real estate offers in NYC are not binding. Even if it is in writing, nothing becomes legally binding until both parties have signed the purchase contract. You could sign your purchase contract when submitting, to show that you are serious about closing. But it won't become binding until they sign as well and return it to your attorney.
Offer Accepted Now Deal Sheet
Once you have an accepted offer, the seller's broker will circulate a deal sheet to your attorney, the seller's attorney, and both brokers. The purpose of this is to put the two attorneys in touch so they can state the basic terms. After your attorney has negotiated the purchase contract, you meet to review everything before signing on the dotted line. Once done, you'll also hand over a check for a 10% contract deposit.
Your attorney will then deliver all this to the seller's attorney for counter-signing. What follows is a tense day or two for a response. If the seller is good to go, you should have a fully executed contract within that time. However, there are cases where the seller shops a buyer's offer and goes with a better offer. If that happens, there's nothing more the buyer can do if there is no contract signed by both parties.
Completing the Board Application Process
If you've made it this far, you are now "in a contract." Neither side can now back out without legal penalties. The one exception to this is if the co-op board rejects the application. If that happens, then you can exit without penalty. Once you have a fully executed contract, you should immediately start putting together your co-op broad application. As soon as you have a signed contract, you can begin soliciting friends and co-workers for personal and professional reference letters. Typically, these take the longest time to collect, so the sooner you start, the better.
Ensure that everything on the board application is filled in. If something doesn't apply to you, write "N/A" instead of leaving it blank. Your buyer's agent will help you with this and guide through the whole process. It is vital that you follow all instructions on the co-op board application to the letter and that you submit all requested documents.
If you are taking out a mortgage for the purchase, you'll need a loan commitment letter and an Aztec Recognition Letter, both of which your broker or bank can help you.
Preparing the co-op board application
You should take your board application very seriously as any mistakes or un-submitted paperwork could cause delays or even lead to the complete purchase falling through. You should also have it neatly organized with a table of contents and page dividers. By the end, you'll have a lot of paperwork, so it should be well ordered and presented when you deliver it to the listing agent for review.
If you are uncertain of anything or want to know how strict or liberal the co-op board is, have your buyer's agent discuss with the management company.
Passing the Board Interview
Now we come to what is, for a lot of buyers, the most nerve-wracking part of the co-op buying process. The co-op board interview in NYC has a pretty bad reputation for being intrusive and unpleasant. That said, it's rarely as bad as many people make it out to be. Remember to keep it short, sweet, and polite.
Answer any questions they ask and stay on topic. Often, they've already approved your application from seeing that you are financially qualified. They want to meet you in person to know what you're like and make sure you would make a good neighbor. Still, you should be well prepared for it and read up on how best to pass the interview. Your broker can tell you what to expect from this particular board and what their biggest concerns with potential neighbors are.
Closing your Purchase
If everything has gone well, you'll receive notice from the managing agent that you've passed the board interview within one or two business days. If you're lucky, you may even get an informal indication that you've given after the board interview. Once the co-op board approves, you'll need an all-clear to close the bank.
From there, your attorney will work with the seller's attorney and your bank to coordinate a closing date and process for the sale that works for all parties. Keep in mind that a commitment letter will be needed from your lender for the purchase application submission. To ensure that your lender is right to go once you receive board approval.
Final Walk-through
Your buyer's agent will schedule a final walk-through of the apartment, usually the day before closing or even on the same day. Use this opportunity to take one final look at the property before the close and make sure it hasn't substantially changed since you last saw it (remember to take those photos!).
Check that all the appliances, toilets, showers, sinks, lights, and electrical outlets are in working order. You should also check for any damage that may have been caused by the movers when they moved out of the seller's furniture.
The closing process
Most closing days take place at either the managing agent's office or the seller's attorney's office. Usually present will be the seller and buyer, attorneys representing the banks, along with a closing coordinator to guide everyone through the closing process. The buyer and seller will also usually be present unless they have given the power to their attorneys to act in their stead. Typically, the brokers are not present at the closing and will often pick up the commission checks at a more convenient time.
There you go! You are now the proud owner of your own NYC co-op apartment. The whole process, when looked at in isolation, can seem long and complicated, but when laid out like this, you can see how straightforward it is. Hiring a competent seller's agent will make the process run much smoother because, as you can see, there are many steps to a co-op purchase. Educate yourself about every level of it and stay well organized. When done right, co-op purchases can be a walk in the park.
Coop Pros and Cons
The advantage of owning a co-op is that you get to choose your neighbors. Most boards focus on whether the prospective buyer will be a considerate neighbor and be able to pay their maintenance on time. The disadvantages are that the co-op board will control your entire life. This includes everything from what color you paint your door to what you keep on your balcony. Most people either love or hate co-op arrangements, and you should decide in advance into which camp you fall.
Experts say that maintenance fee increases and how monies are to be spent are the leading cause of friction between co-op neighbors. This is followed by decoration issues like design plans for a new lobby. The divisions occur between those owners who want to keep costs down and those who don't want to sacrifice quality or services.
Condo buyers own the property they live in. A co-op apartment is a share in the corporation that owns the building. The purchaser of a co-op is a shareholder, not an owner. Here's a breakdown of the pros and cons of co-op living.
Co-op apartments are less expensive than condos. Buyers jump through hoops to get their co-op apartment. There are also restrictions concerning renovations and selling. This discourages people from buying co-ops. Therefore, they cost less than condos.
Low Maintenance Fees
In most co-op buildings, workers handle all repairs, maintenance, and security. Co-op owners save money over the years.
Co-ops are more stable than condos. The vetting process is a con, but it's also advantageous. Co-op boards review each buyer's finances and references. Owners cannot freely use their co-op as an investment rental property. The board also considers if the buyer is right for the building. Therefore, the building avoids an influx of guests.
Less Risk of Value Depreciation
Co-ops outperform condos in market downturns. The vetting process eliminates the risk of investors buying shares and liquidating in times of hardship.
More Options
More than 70% of NYC housing stock is co-op.
Occupancy Rules
Co-ops do not allow part-time residence. Buyers cannot purchase their unit as investment-only. The co-op prioritizes stability within the community.
Locals Only
International purchasers are usually prohibited.
Interview Process
The interview digs into buyers' personal and financial lives. Our article about the co-op board interview process and tips to help pass is worth reading.
You may be rejected. Then you start at square one once again.
Mortgage Financing
Co-ops require higher down payments than condos. Some co-ops reject buyers using loans to finance their purchases.
Renovation Restrictions
The co-op board controls changes to units. Some prohibit renovations, like adding another bathroom. Others do not allow a washer and dryer.
Flip Tax
Co-op owners pay a flip tax. The amount ranges from 3-5%. This money builds up the building's financials.
Selling Restrictions
The co-op board approves to whom you sell. You may lose a buyer if the co-op board says no. Then you're back on the market.
The laws
The laws that cover co-op issues are always evolving. Most recently, the courts have ruled that a co-op board's decision cannot be questioned in court, that co-ops do not have to provide a reason why a prospective owner was turned down and that in certain circumstances a co-op can evict a disruptive neighbor. The courts have also ruled that a co-op board can enforce flip taxes on the sale of a unit if the co-op's bylaws permit that.
Though the application process is rigorous, there are many advantages to owning a co-op. Co-op boards are very strict about choosing buyers who will be considerate neighbors and take care of their maintenance issues promptly. This creates a high-quality living environment for everyone in the building.
Unfortunately, the same rules that keep your neighbors in line can feel very controlling, especially if you want to make specific cosmetic changes to your living space. If you bristle at the idea of having restrictions on your paint colors or balcony decorations, co-op living may not be for you.
Disagreements between co-op neighbors typically center on the spending of monies and what decorations are allowed. Experts say there's usually a division between owners who want to keep costs down and those who are willing to pay more to ensure quality.
Building's Financial Statement
When performing your due diligence before making a coop purchase or when the annual board meeting of your co-op is approaching, you get a full document. This is the building's financial statement. While you may be tempted to dump it in the trash, it is a pretty important document. It lets you know where your investment is, and that should be a priority for you. This is especially so when you consider how much money New Yorkers invest in their apartments. If you are looking for a new home, you can use this information to analyze whether or not the co-op would be a sound investment. There are several things that you need to look for.
First, look at the page that shows results for the past two years. There should be two columns, one for this year and one for the previous year. Compare the two columns carefully. If there are any significant changes that you can't explain, then this could be a concern.
Profit and loss
Next, take a look at the profit and loss statement. You want to see the co-op make a profit. This means that they have a balanced budget, and income is meeting expenses. If you see a loss, be concerned unless you know of some justification for it. If you have a loss year after year, you need to consider getting some different board members that will balance the budget.
Also, find the pages that show assessments. Assessments are used to pay for capital improvements or expenses for which the co-op is unprepared — for example, replacing a boiler unit. Try to see what the assessments are being used for and if it's something responsible and necessary. You should also know how long the maintenance assessment continues and if it is to be repaid in a lump sum or smaller payments.
Mortgage payments
The next thing you want to look at is the mortgage statements. The size of the mortgage is not necessarily a concern because the goal is not to pay off the mortgage like with other types of real estate. If that were to happen, current shareholders would be paying for the benefit of future shareholders. But the interest rate and date of maturity are important to note. When looking at the interest rate, consider the current economy. If we are in a low-interest economy, you should worry if the mortgage has a high-interest rate that cannot be refinanced. You should also know about the maturity date because this can affect your payments. If the mortgage financing is about to mature, it could mean legal fees and other expenses related to refinancing. However, refinancing at a lower interest rate could also mean a lowering of your payments.
Building's reserve fund
Another thing that is important to note is the reserve fund. The reserve fund is used to pay for capital expenses like a new roof or other improvements that need to be made to the co-op. If the reserve fund is too low, it could mean more assessments down the road. On the other hand, some co-ops use a line of credit to pay for those expenses, so you should consider that.
Board Minutes
Finally, you'll want to look at the board minutes. The footnotes hold some crucial information and shouldn't be skipped over just because it is the fine print. Notes may tell you some valuable information, such as if the co-op is paying legal fees for some reason. It may also notify you if there is a tax abatement that is going to expire soon, making your payments higher. You'll also learn here whether the real estate and land are owned or leased for the co-op building, and you'll find more details about the mortgage and assessments.
Also, there should be at last one page that describes the person who prepared the financial statements. This page will also state whether or not the financial statements should be audited. It should also indicate whether or not the real estate documents were reviewed, according to current practices and standards. Smaller co-ops may not have audited statements because they cost more to prepare. Regardless, your treasurer or the accountant who prepared the documents should be available at the annual meeting to answer any questions you may have about the real estate statements.
Cooperative Purchasing Process
Calculating Your Budget
Time estimate: 1 – 3 days
Before you start searching for the perfect home, you need to calculate how much of your weekly or monthly salary you can spend on a mortgage payment. Once you have a figure in mind, you need to estimate how much it will cost to maintain an apartment, including monthly standard charges, repairs, taxes, and utilities. Then, you have to factor in closing costs and your down payment, which can run from 10 percent to as much as 20 percent. Co-ops often ask for more money down than condos.
Brainstorming – Time estimate
Time estimate: 1 – 2 days
After you've decided how much you can afford for monthly expenses and down payment, you need to make a list of your priorities, preferences, and needs.
- How large should your apartment be?
- How many bedrooms do you need?
- What amenities do you need?
- Where would you like to live?
This list will help you determine how much your new apartment will cost. If you're using an Elika agent, your representative can take this list into account while matching you up with as many of the better apartments as possible that fit your budget and priorities.
The Pre-Qualification Process
Time estimate: 1-3 Days
The next step in the real estate purchasing process is to contact a mortgage broker or banker. It's now time for you to get yourself pre-qualified for a loan. To prove that you're a serious buyer, get a pre-qualification letter to show your financial standing. This will prepare you to start searching in earnest. At this point, you'll be ready to submit an offer once you find the perfect apartment. Sellers take suggestions from pre-qualified buyers more seriously than offers from prospective buyers who haven't been pre-qualified. Acquiring a pre-qualification letter is a simple service that banks, or mortgage brokers, provide for free.
Searching and Viewing the Apartment
Time estimate: 1- 6 Months
The length of your apartment search can take days, weeks, or even months. It depends on how selective you are and how stringent your preferences may be. Most buyers will see 15 to 20 apartments before making an offer. An Elika buyers' broker would be happy to represent you in your search if you don't have the time yourself. The agent can visit the apartments or set appointments for you to visit them. This can save you hours of searching through newspapers or online advertisements to find the perfect place.
If an Elika agent is searching for you, ask for a shortlist of the most promising apartments. You or your representative should visit as many properties as possible. Don't be fooled by advertisements. You absolutely must see the apartments firsthand before making an offer.
Offers & Negotiation
Time estimate: 2 Days – 2 Weeks
In New York City, an offer can be made verbally or in writing. When you find your ideal apartment, it's time to place your offer through your Elika agent. Your agent will submit your bid to the seller's agent or directly to the seller.
However, the seller might think your offer is too low. In that case, you might receive a counteroffer. This negotiation can lead to a mutually agreeable price, terms, and a closing date. Negotiations are affected by market conditions. If the market is crowded with available apartments, negotiating is easier. If there aren't as many apartments for sale, negotiations might not work. An Elika agent can help you with negotiations by generating a comparable market analysis report so that you understand the property's value and the likelihood of negotiating.
Most New York apartments are sold as-is by the sellers. That means what you see is what you get. If you want the furniture in the co-op apartment; or different fixtures, you need to negotiate for them before the sale. Once you finalize the price, your agent will put together a deal sheet that lists the sales price and the agreed-upon contract terms. Remember that nothing is guaranteed, and additional offers may still be entertained by the seller. Until a contract has been counter-signed by the seller, nothing is set in stone. This is so even when a price has already been negotiated.
Hiring an Attorney
Time estimate: 1-3 Days
In New York City, attorneys must represent both buyers and sellers. The seller's attorney will put together a sales contract. Your attorney will review the building's financials, bylaws, and legal structure to assure that you can accept the terms. An Elika broker can help you find a real estate attorney who has experience in Manhattan.
Mortgage Financing
Time estimate: 3 – 8 Weeks
When you and your attorney have approved the sales contract, it must be signed and returned with a deposit check. This deposit will usually be around 10% of the purchase price. However, this is only a guideline. The seller may have different terms. The seller's attorney will deposit the check into escrow until the closing. When the seller signs the contract, the deal is considered fully executable and binding. The process can take up to three weeks, depending on the terms and how quickly the seller's attorney performs the due diligence required to seal the deal.
At this point, you need to proceed with your loan application if you are receiving financing. Your Elika agent can help you find a mortgage broker. If you pre-qualified already, it's likely that you'll use the company that pre-qualified you. You will need to provide these documents:
- An application
- A financial statement signed by a CPA
- All supporting documentation for your REBNY financial statement
- Three years of tax returns
- Bank statements
- Professional and personal reference letters
- The contract of sale
- Any necessary bank documents showing your loan is in place.
Board Application and Interview Resales Only
Time estimate: 2 to 3 Weeks
Board application submission and approval in the case of a Condo or Co-op board interview request.
Time estimate: 30 minutes to 1 hour
When purchasing a resale property, you must apply to the board of directors of the co-op or condo. If buying in a New Development, you will not need Board approval. The documents are the same for a condo and cooperative, but their review is different. The application includes these documents:
- Application forms
- Financial statements
- Tax returns for two years
- Bank statements
- Reference letters
- Loan commitment letter, other bank documents
Incomplete applications can be denied, so be sure to include everything. If you're buying into a coop, the next step is an interview with the board of directors. Treat this like a business meeting. You'll receive a decision within 48 to 72 hours. Your Elika broker can help you prepare for the interview.
Time estimate: 30 to 60 minutes on the day before or of closing
It is essential to inspect the property before closing. Verify that the appliances, faucets, light fixtures, plumbing, and outlets are all working. Make sure the seller has left or is preparing to move. Your Elika agent can help you complete the walk-through.
Time estimate: 1 to 2 weeks after board approval
The buyer, seller, and their attorneys must gather to sign the remaining documents for the closing. The title is transferred, and the buyer is given the deed when the seller receives the check for the balance. The entire real estate purchasing process can take anywhere from two months to one year.
Is Buying a Co-op a Good Investment?
When it comes to choosing a home in New York, the choice is usually between a co-op and a condo. The two are vastly different in both the legal and financial areas, as well as how you buy them. When it comes to co-ops, whether they make a good investment depends on what you are looking to do with it. Are you planning to live in it for many years or rent it out? Whichever one you choose; these are the areas you need to consider:
What is your budget?
The main selling point for co-ops is how much you can save on them compared to condos. If you have your heart set on a condo but are on a tight budget, you may need to change your mind. Co-ops in NYC usually sell for 10-30% cheaper than condos of similar size and quality.
Co-ops are also far more plentiful in NYC then condos and in far less demand. Coupled with that, you've got the co-op board approval process. It can be a long and sometimes frustrating ordeal that puts many people off. This combines to create very affordable prices for co-ops when compared to condos.
If plans change and you need to sell, the process is far more expensive and complicated, then selling a condo. The high closing costs of a co-op sale, coupled with the flip tax, discourage many speculative buyers.
How long do you plan to live there?
If you don't see yourself staying there for the long-haul co-ops, do not make an ideal investment. If you only need a place for a few years or are planning to sublet, condos make far more sense. They're easier to sell as you fully own the unit, and there are usually few restrictions on subletting. Co-ops are more suited for long-term ownership, and for the most part, are not designed with investors in mind.
Most co-ops, if they allow it at all, require a period of residency before you can sublet your apartment. For example, a co-op board may enable sublets to for every two out of five years., which is still subject to board approval yearly. The subletting process for co-ops is entirely subject to board approval and a troublesome application process that differs little from the board package purchase application that you have to go through when purchasing the unit.
How do you feel about disclosing all your finances?
Condo boards also require a financial statement and references, but the process is far more invasive and intense when buying a co-op. The co-op board is going to want to see everything as shareholder finances affect the whole building.
In addition to other things, they'll want to see proof that you can cover the down payment, know how much money you'll have after the sale is closed, and your debt-to-income ratio. There'll also be at least one in-person interview with the board in which they'll judge whether you would make both the right buyer and neighbor. There'll be questions about your family, your job, previous homes you've had, and what your plans for the future are. You'll need to be comfortable with this because, without board approval, there's no way you're getting that apartment.
Buyers with transparent employment and financial background on a budget who are looking to put down some roots will find co-ops to be an attractive investment. Although the board approval process can be long and intrusive, it does come with a feeling that you are part of a community, one that cares about the upkeep of the building and the kinds of tenants it allows.
However, those who only need a place for the short term or wish to sublet would be better off looking at condos. The strict rules on renting and the high closing costs on a sale make them far from ideal for speculative investors.
Mistakes to Avoid When Buying a Co-op
Buying real estate in New York City is a challenge, but even more, care must be taken when you're purchasing a co-op. Owning a co-op provides some benefits, such as not worrying about fixing the electrical/plumbing or competing against foreign cash buyers to secure a home. But we would like to use our experience to offer some potential pitfalls that you should know in advance. These are valuable lessons we can impart to you from our extensive experience in helping the city's buyers find suitable co-ops. Avoiding these mistakes can save you a lot of time and heartaches.
You are not using a buyer's agent.
The traditional real estate model is so ingrained that many do not realize there is another way. You should engage a buyer's agent to help find your co-op. Under a traditional arrangement, the seller hires an agent who lists the apartment and tries to find a buyer. This agent's fiduciary duty is to the seller and does not represent your interests. His/her primary goal is to sell the unit quickly and for the highest price. The agent's commission is more significant as the selling price goes up. However, there is another way.
Fiduciary duty to you
A buyer's agent has a fiduciary duty to you. His or her only goal is to make sure you get into a co-op that is right for you and the right price. Also, a buyer's agent knows his/her way through the nuances of a board package that is crucial to get the right to make board approval more likely. Your buyer's agent also helps you prepare for the board interview.
You do not understand your financial requirements.
A lender's pre-approval letter is a must-have when apartment hunting in New York City. You may have a sizeable cash balance ready to use for the down payment. However, co-op boards typically require much more. The boards want to ensure you have enough liquidity to pay monthly maintenance after you close. Post-closing requirements generally are one to two years of maintenance payments, and the board favors cash and other liquid assets such as mutual funds or shares of stock. You need to adjust your expectations if you do not have the required liquidity. Another co-op building may work since boards have different requirements.
Not correctly checking the building's financials
Many people are turned off or intimidated by financial statements. You shouldn't be one of those since you don't need to be a CPA to understand what is going on. But what do you need to hone in on? You want to see that an accounting firm correctly audited the statements, especially if it is a large building.
When looking at the financials, start with the balance sheet. A key figure to look at is the cash balance. Ideally, there is an adequate reserve covering three to six months' worth of expenses. If not, you may be charged an assessment for an emergency, such as a new roof or elevator repairs. You can also check how much debt the building carries.
Read the income statement.
Turning to the income statement, see the sources of income. Ideally, you want a significant portion to come from commercial rents, which help keep your maintenance fees down. You can also see the expenses to learn what the co-op is spending its money on. The statement of cash flows is beneficial since it tells you how the co-op is spending its money. You want to see that it is generating positive cash flow. Otherwise, you can expect a hike in your maintenance fees down the road.
You are not doing the rest of your homework.
You have checked the building's financials, and everything checks out. Are you in the clear? Sadly, the answer is no. You need to do the rest of your due diligence. Is the board involved in a series of lawsuits? You can check here. As part of your detective work, you should also read the board minutes as well as review the building board application to make sure you can provide everything needed for approval.
Financial statement
A REBNY financial statement form or something similar is requested in all board packages. It is essential to start with this even before going to see a co-op. It allows sellers to compare the financial strength of competing buyers. The form lists your assets, sources of income, and debt/income ratio, among other things. Your homework should also include doing a check of the building's structure (you can ask to see reports or hire your engineer), while you can walk around the neighborhood and the building to see what it would be like living there.
I am not presenting the right offer.
You only get one chance to make the right impression. It's tempting to submit a low-ball offer, but, in this market, it might be quickly rejected, and you may not get a second chance. Similarly, you may bid too high and end up overpaying. Remember, if you engage a buyer's agent, he or she is on your side. An exclusive buyer's agent runs a comparative market analysis and is in the best position to advise you on the right offer.
For instance, the agent will let you know if there are exceptional circumstances that he/she is aware of that can help your bargaining position. A couple of common ones are a pending divorce or if the owners are buying another property and may not want to have the burden of carrying both properties at the same time, thus looking to sell sooner rather than later.
Submitting a packaged offer
Also, with co-ops, it's not just about the price you offer but the package as a whole. It will be you in a competitive position if you work at a large company with a clear history with supporting letters and documents. If you're a freelancer with a less transparent past, this will likely cause the seller to have a concern on whether the board will approve you. A good offer with a well-compiled board package and supporting documents helps you get a board interview.
You don't check the co-op's approved lenders.
Some lenders will not extend mortgages to buyers in individual co-op buildings. This is not based on your financial situation, but instead, there is an issue with the co-op building itself. There are several reasons this could occur, such as the poor shape of a building's finances and pending litigation. These serve as red flags, and knowing this ahead of time saves you time for you to find your dream co-op unit in a magnificent building.
You do not take the application and interview seriously.
It's not enough to have your offer accepted by the seller. You need to pass muster with the board, which is notoriously strict. You need to put together your board application and financial package. Following this, the next step is to prepare for your interview. Your agent can help you but do your part also and take it seriously.
Buying a co-op as an investment
New York City's co-op boards generally do not like owners renting out units, preferring owners occupy the unit. Typically, boards either forbid subletting outright or place strict time limits. If you're looking for investment income, a co-op is not ideal. Condos usually have less stringent requirements.
You do not hire a lawyer.
Your lawyer is another crucial person on your side. He/she helps you by conducting due diligence, including reading the co-op's financial statements and board minutes. Your lawyer makes sure you send the requested documents to your lender in the required timeframe and disperses the funds.
Celebrating too soon
Do start celebrating right after your offer has been accepted. An offer is not official until both parties signed the contract. Even if the seller's agent conveys his/her client's acceptance, and you sign the contract, this is not a done deal. The seller can keep showing the apartment. It is tempting to pop the champagne corks, but you must resist. You must still pass the board's interview. You should bring a copy of your board package to the coop interview and know your financial statements in case questions are asked.
Prewar Coop Red Flags To Consider
If you're shopping for a co-op apartment, by now, you've likely discovered that many co-op buildings are prewar, and most pre wars on the market are co-ops. That being said, even though we all love the character of these old structures –– think hardwood floors, tall ceilings, and vast spaces brimming with character and charm –– not all prewar homes are created equal. You'll need to be on your toes during the search. So look out for these six red flags when shopping for a prewar co-op.
Cracks in the walls
Beware of crack's, especially if they're horizontal. Vertical cracks are usually bothersome but less severe. Large horizontal cracks could mean structural issues and might be worth looking into. Cracks typically worsen over time if not repaired, so know that the apartment will require some work from the get-go. What's more, should a crack be repaired, it does not mean it won't return.
A trashy or dirty basement
If you're considering making an offer, be sure that you thoroughly inspect the basement. Filled garbage bags, stray items, dirt, and a generally grungy appearance probably mean that the building is not that well maintained. When my husband and I were shopping for a co-op about six years ago, I recall a great apartment that we passed on because the basement reminded me of a horror film. Instead, we ended up buying in a spotless building.
Strange odors
I'm not sure what it is about odors in co-op apartments in New York City. But in general, 18th and 19th-century brownstones and tenements (walk-ups) have thinner walls than grand prewar high-rise buildings. This means you're more likely to catch every whiff of smoke or aroma of Chinese takeout. Be on the lookout for anything attempting to mask said smells, such as home fragrances or candles. Also, know that if you choose an apartment above a restaurant, odors are pretty much guaranteed.
The sponsor controls more than 50 percent.
If a sponsor, rather than the shareholders, owns more than half the shares in a building, the sponsor will have control over decisions on issues like maintenance increases, repairs, and general operation. You'll also have a tough time securing financing in a building in which the sponsor has more than 50 percent control. So unless you're an all-cash buyer, you probably want to run from this.
Sagging doorways and sloping floors
Structural issues aren't uncommon in townhouses either. Look at headers (the tops of doors), and take notice if they're sagging, or out of square. In a similar vein, do you recognize any slope on the floors? At this point, you might want to hire an engineer to inspect the home, so you know what you're getting into before even making an offer.
Reasonably common in prewar buildings, estimates are typically in place for capital improvements. Most often, these charges are added to your monthly maintenance bill. Ask questions about the project and improvements, and how long the extra costs will be assessed. Also, ask if there are any future improvement projects you should know about, which would only increase your monthly expenses.


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3 results for tag: GED
Literacy Conference Resources Available Online
Did you miss this year's regional U.S. Conference on Adult Literacy? ProLiteracy has generously made the resources from May's conference available online. Simply go to the Workshops section of the page, and click on the workshop that interests you. Workshop topics from the conference included preparing low level readers for the GED test, teaching comprehension strategies, and contextualized instruction. ProLiteracy has also made their video from the Preparing Low Level Learners for the GED Test workshop available online. Watch it below! http://www.youtube.com/watch?v=QjBRNiTmchc
GED Test Changes in 2014
It may seem crazy to be thinking about 2014 right now, but learners preparing to take the GED already are. In January 2014, a new version of the GED test will be released and will include some major changes. Most notably, the new test will be administered solely on computers and will include new technology-enhanced question types. Learners will need to be able to scroll down a page, drag-and-drop answers to a graph or chart, navigate between tabs to read passages, type two short answers and two extended responses, copy and paste from passages into typed response areas, and select answers or symbols from a drop-down menu. If your learner does ...
Save the Date: Regional Literacy Conference May 2nd – 3rd
The regional U.S. Conference on Adult Literacy is coming to Nashville on May 2-3, 2013! We are honored to be hosting this year's conference in conjunction with the Tennessee Literacy Coalition. Workshop topics include: Preparing Low Level Learners for the GED Test Speaking to Groups (Adult Learner Workshop)* Teaching Adults to Read: Components of Reading Contextualized Instruction *Note: The adult learner workshop is FREE. Please encourage your learner to attend! Find more information and a full schedule of events here.


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In the beginning of the third year since the creation of the electronic Romanist journal IUS ROMANIUM the editor's board offers a fundamental topic both for the Roman and the contemporary law – FAMILIA. Thus, we continue to offer our readers topics from both private and public law in dimensions which are not too well-known to the wider legal community.
The problems of the family in the light of the respective historical, social, economic and legal context have always provoked great interest. On the one hand, they are linked to the characteristic for any both legal system notion of "family" as a community of physical persons of different status, and on the other, to the economic relations stemming from the management of the familial and their own private property of these persons and their involvement in third-person civil exchange. It is very often the case that research on familial relations raises questions about the influence of moral, religion, and custom upon them, about the specific changes due to historical events and state policy.
The family, irrespective of its broader or narrower personal scope, is a historical product. It forms as early as the dawn of civilisation and has represented the basic building block of society for centuries ever since. It is in the family and the kin that the basic principles and regulations take shape which later are projected into state organisation. It is where social moral is reflected as well as spontaneous and politically-directed changes in society.
From a legal perspective the family as a community is related to a considerable part of private and public legal institutes. Moreover, it is not only questions about the legal capacity and ability of its members that are raised, but also a great deal of property-related issues where familial status is essential. The main thesis of most authors is that the basis of the familial model upon which familial relations are built in European countries is the Roman 'familia', dominated, protected and governed by its 'pater familias'.
This issue compiles research by a lot of authors from prestigious universities. Irrespective of the non-exhaustive variations on the topic, the Editorial Board of the journal has selected papers presenting different aspects of familial relations in Rome and nowadays. Thus, the ones tempted into this problematics can trace the development of the Roman 'familia' from the archaic period onwards, the formation of the basic terms and rules related with familial organisation, the specific status of some of its members and their participation in the civil exchange. Special place has been allotted to the Roman marriage and divorce, the dowry regime and property relations between spouses. Several papers are devoted to the origin and status of children, adoption as well as the obligations of maintenance between ascendants and descendants. Last but not least, this issue compiles research about the legal status of women in Ancient Rome providing a slightly more different image than the traditionally perceived subordinate status of the Roman woman. The issue includes also papers about topical legal issues, some of which find their solution in the authors' interpretation of current law, while others pose 'de lege ferenda' tasks and prompt a search for the respective legal position adequate to the contemporary development of family and society.
We hope that some of the papers published in this issue will provoke discussions as the topics from the Roman jurisprudence have relevant projections nowadays, too. Other papers written in a historical-comparative plan could add up to the knowledge about Roman law and its relation to contemporary law. We would be glad if all of these research papers would provoke new research and publications which our journal wholeheartedly welcomes.