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Re: Problems With RobinsOak Management
#1
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Newbie


Unfortunately, no. The next board meeting (whenever that is) will see alot of the new owners involved I'm sure. That's when a number of outstanding issues will be dealt with. At the next board election (end of November) the owners will have the opportunity to vote on removing RobinsOak as the management company and hiring a new one.

Posted on: 2008/5/25 15:31
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Re: Problems With RobinsOak Management
#2
Newbie
Newbie


The guy was not from the building. A number of residents in all of the so-called "Harrison Ave. Condos" have reported finding homeless people sleeping in the hallways or basements. Poor security allows easy access.

Posted on: 2008/5/3 15:58
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Re: Problems With RobinsOak Management
#3
Newbie
Newbie


That happened on Tuesday in the middle of the day. It's because the basement door is rarely secured. Most people in the building avoid the laundry room and go to the West Side/Communipaw laundromat.

As far as your mom goes, best not to even mention the basement unless you want to say that Wes Craven lives in the building and he has built a set downstairs.

Posted on: 2008/5/2 3:44
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Re: Problems With RobinsOak Management
#4
Newbie
Newbie


UPDATE: I forgot to mention that about a week ago I was coming home and the JC police followed me into the building. They told me that this was the 3rd time in 4 days that they had been called. Apparently each time there were people up on the roof who didn't live in the building. As I was going into my apartment 2 policemen who were already in the building were walking a guy down the stairs. He looked very drunk or high or both. Apparently these people walked in through the unlocked basement door and then entered the roof area through an alarmed door. According to one of the neighbors I was talking with the door to the roof is unsecured and the alarm does not work.

I was also told that RobinsOak is aware of the problem and has been for sometime. Besides, we all know that they read this forum, so they are aware of it now.

Posted on: 2008/4/29 19:50
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Re: Problems With RobinsOak Management
#5
Newbie
Newbie


Okay, so I have to say that the post from Webmaster made me laugh out loud. Imagine a company making up a profile to attack their critics and being so blatantly obvious about it to boot. Arrogance or stupidity? Either way, give someone enough rope.......

Wibbit.......I have a habit of rambling on a bit so I appreciate your straight to the point response! Problem is when you own a place and want to sell in a down market, well, easier said than done. Besides, paying almost $600 a month in maintenance fees does make you want to see return for that money and I like the apartment, the neighbors, the park, so I think it's appropriate to fight for basic things to make the standard of living better. For current and future owners/renters.

UPDATE: It's about 3 o'clock in the afternoon and I just returned from the laundry room. When I walked in there was a guy laying out his supply of crack on a machine. Thing is, I work with addicts on almost a daily basis, so I emphasized with him, but it's a laundry room you know what I mean? Besides, what about the woman who lives on the 3rd floor and brings her kids down to do laundry mid-day? The lack of security puts her, me, everyone else at risk.

So let's forget about all the other issues and focus on safety and security. The basement door is unlocked and open all day long. Anyone can come and go. Many of the refurbished units are being sold with defective locks or no locks on the windows. RobinsOak is well aware of these issues includind the fire alarm problems, etc. They have it in writing and posted on the Internet in a number of forums. What's it going to take before they respond (with actions, not words)? The developer making them respond so the buildings become more attractive to buyers? Someone being attacked and having the police or lawyers make them respond? Can you say liability RobinsOak? A story in the press? This is pretty basic stuff. Pretty important stuff really.

Based on the advice I have received here and elsewhere residents in these buildings need to contact their boards in writing (so you have a record) and register your complaints and request a meeting of the board and residents. And then make sure that you and your neighbors show up to the meeting. Note that each building has its own board. Currently, the developer holds the majority of votes on each 5-member board. It is in the best interests of the developer to have a responsible management company in charge. They want to sell all of their units in a timely manner and they do not want negative publicity. For all we know, the developer is not even aware of all the issues with RobinsOak.

One day these buildings will be in great shape and all of the problems with safety and security will be resolved. It's really a matter of speeding up the process. Time to get the cowboys out of the way.

Posted on: 2008/4/29 19:20
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Re: Problems With RobinsOak Management
#6
Newbie
Newbie


BTW, I should add that the developer is doing some great work on the buildings. I have seen a few of the gut renovations and the workmanship is top notch. The workers are in no earlier than 8:30 and usually out by 6 and they always clean up after themselves. You can also see the exteriors of the buildings being spruced up by the developer. After speaking with people who have purchased the renovated units I have been led to believe that they are quick to respond to problems in the their units after they have moved in.

Credit where credit is due.

Posted on: 2008/4/15 19:44
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Re: Problems With RobinsOak Management
#7
Newbie
Newbie


I appreciate everyone taking the trouble to respond to my post. I have since met a few owners and I have been to see a real estate lawyer. The information I have received has been both helpful and enlightening. I do feel the need to respond to the recent posting by RobinsOak. Excuse me while I rub my eyes in disbelief and take a breath but here we go:

Living in these buildings is a frustrating experience. Obviously it is not all the fault of RobinsOak but as their posting suggests they trumpet their services with a fair amount of hype so I can only respond by detailing (again) what they have actually been like to work with. They are the company that we have to deal with to seek assistance. I had never heard of them before they appeared on the scene last year. So I only have to go by my dealings with them in the past few months. The hype is in quotations, my response is below.

"Unfortunately these buildings were in very poor condition, both financially and otherwise."
Then why did RobinsOak take over if the situation was so bad? What's in it for them? What arrangement do they have with the developer that would entice them to get involved in such a mess? And why weren't the owner's consulted before RobinsOak was hired? When I asked to see the financials from the old management company I was told by Pat that they weren't available, that they weren't aware of what went on before RobinsOak came on board. Imagine that? They got involved in this big mess without researching the history of the buildings, financial and otherwise. Odd that they now refer to the previous management company in such negative terms.

"Hired New Exterminator"
The exterminator they hired comes into the unit once a month and puts down a bit of gel in the kitchen and bathrooms. Timed them. 2 minutes, 30 seconds. I hired a private exterminator after 2 of these treatments failed to resolve the cockroach problem. Total cost: $165. It took him 4 hours to do a proper job. Now instead of seeing a few roaches every day we might see one once a week.

"Conducted Walk-thrus and began Renovations (5 bldgs)"
In my building a walk-thru was done in November 2007. $5000 was allocated (via assessment) to address security issues. We were told after the walk-thru that 3 exterior doors and locks would be replaced immediately. That has not happened and they have not followed up with the owners. Note that this money was allocated. It was pointed out during the walk-thru that the fire alarms were not working. Pat assured everyone that this would be dealt with immediately. Didn't hear back for a month and when I followed up with Pat she said that they were getting a company to check it out. Never heard back. None of the owners have. Imagine that. We're talking about fire alarms and security issues here. We did get a lovely planter in the front of the building though.

"Replaced two boilers"
I complained in late November that only one room was getting heat in my apartment. The rest of the unit was very cold. Pat told me that it must be only in my unit and kept referring me back to the super. After 2 1/2 weeks of this and long after the super had determined that the problem was with the boilers a guy showed up from a heating company. With no follow-up or communication from Pat the crews showed up and after a few days the heating issue was solved. In fairness to RobinsOak, after making alot of us wait over 2 weeks with poor or no heating and zero communication, they got it right. What I mean by that is they hired the right company to do the job. The heating over the winter was spot on.

"Removed leaking underground Oil Tanks and Remediated Soil (3 bldgs)"
Hmmmm.....this was completed. Here's what the brain surgeons doing the work did as well as replacing the tanks:

-Knocked out the Comcast line resulting in loss of service for 3 days. Then for another 6 weeks the service was intermittent. When I called Comcast they said they could only fix it temporarily until RobinsOak called them upon completion of the work. Guess they forgot to call. I called to inform them the work was essentially completed and Comcast permanently fixed the problem.

-Left the wrought iron fencing in the middle of the walkway after removal. It was later stolen. Who is RobinsOka going to blame for this? The super? The tank company? I'm guessing they will blame the thieves. A bit obvious but it gets them out of taking responsibility for lack of monitoring the company doing the work.

-Left a big pile of dirt with no replacement fence. The job is still not completed. But there is a lovely planter out front.

"Management of Superintendants to ensure better delivery of service (5 bldgs)"
My calls to Pat have resulted in her blaming the super for just about everything. I personally overheard her screaming at him outside his home. Yet he cannot get anything done, I mean anything, without her approval. I guess that qualifies as management of the super. Poor management, but management nonetheless.

"RobinsOak continues to resolve a multitude of violations and issues relating to the cleanup and security of these properties"
So can you tell me if the fire alarms are working and if you can run a test (as per my request in November) or are the owners not entitled to see that documentation or to have a test performed? Has the laundryroom door been replaced to stop the homeless people and the crack addicts from making the laundryroom their personal home and play den? (of course I know that the door has not been replaced).

"As part of their ongoing commitment to customer service, RobinsOak sets up a website for each condo association that it manages. The passcode to the financial documents is provided in the welcome letter sent to all unit owners and made available to all unit owners in attendance at the annual meeting. It is also given without hesitation to any unit owner who has called requesting it."
Okay, I'm starting to get angry now. I have never heard of this site nor have I received a password. Wasn't in the welcome letter. That is a bold-faced lie. I made a request, in writing, requesting a look at the financials. My letter was ignored and when I personally asked Pat to follow-up on my letter I was told that she was too busy and would deal with it in the new year. Guess what? Never heard back. I had a leak in my unit a few weeks ago caused by a leak in the main roof. I was assured by Pat over the phone that my ceiling would be fixed at no cost by the company doing the renovations in the building. She promised she would follow up with me. After 6 weeks I called her back and asked her to call me back. If you have been following along you know what she did next. That's right, she blamed it on the super. He got in touch with me and I have not heard back from Pat.

"They use a digital system for document management which means that faxes, invoices etc. are scanned, processed and filed in electronic folders by our computer system."
I faxed over documents to Pat last year and after a week without a response I called her. She actually said it was my fault because I should have called her in advance to tell her the fax was coming so the paperwork would be delivered to her desktop. I guess all the modern technology in the world is only as good as the people running it.

"The property managers at RobinsOak are diligent, hardworking individuals who respond quickly to questions and concerns of unit owners."
My understanding, after speaking with long-time owners and new owners, is that the new owners are receiving a quick response. The existing owners are not. That probably has more to with the developer than RobinsOak. I can only comment from my perspective as an existing owner.

"However, blaming one person for the condition of these buildings or taking statements out of context is unreasonable."
And this my friends, sums it up. Letters received from RobinsOak are unsigned (from the RobinsOak Management Team). When I call the super I am told Pat has to approve everything. So I call Pat. And that is the face of RobinsOak to me. Let's say that Pat was replaced with someone who followed up on issues, returned calls, returned letters and actually informed the owners of the progress of resolving very serious health and safety issues. Would that not solve my problem with RobinsOak? I have no idea if it's RobinsOak or Pat that is the problem. All of my dealings are with Pat. When I call and ask to speak with someone else I am directed to Pat.

Believe it or not I am not a big complainer. I have dealt with the issues here appropriately and I have given them weeks, not days, to solve problems. My suggestion is that RobinsOak sets up a meeting with the owners to discuss these issues and to clear the air on what is happening now and in the future. In the end, I have been able to vent on this site and to inform prospective buyers of units in these buildings. But now that I've got this off my chest I would much rather live in the solution rather than live in the problem. Time to back up the hype RobinsOak. A board election is coming up sooner than you think. Either deal with the owners professionally and respectfully or count up your profits and prepare to move on to the next sucker.

Posted on: 2008/4/14 21:40
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Problems With RobinsOak Management
#8
Newbie
Newbie


I just joined this forum and I'm impressed with the knowledge people have about JC and the research that goes into the posts. My post relates to a group of buildings on Harrison Ave. (260, 270, 275, 277).

These buildings were rentals until a few years ago when they were converted to condo status. Most units, however, remained rentals controlled by the management company. Now a single developer has come in and bought up all of the rental units (20 in my building out of a total of 41, probably 80+ in all).

First, the good news: The developer, by and large, has done a good job. He was a bit slow in getting permits but the work on the individual units is very good. Alot of gut renovations with quality workmanship and higher end appliances, etc. The workmen are in around 8:30 and out by 6 and they clean up after themselves.

The bad news: RobinOaks Management. They took over last year and made very few positive changes. I had to put them to the test a few times with the following complaints:

-Only partial heat in my apartment for 3 weeks in late November (boiler problem)
-Non-working fire alarms
-Crack users in the laundry room
-No (or non-working) locks on exit doors
-Intercom not working
-Flooding in walkway to parking lot

Guess what? Calls were not returned. Letters were ignored. I was even told that a fax I had sent was not received because I should have called ahead to tell them it was coming. When I suggested that I needed to go to the fire department to ask them about the alarms I was warned not to do that. Keep in mind these were my first few interactions with them. It gets worse.

-When my ceiling started leaking water I was told, 24 hours after making an emergency call, that the leak came from the main roof and once the leak was fixed they would repair my ceiling. That was a month ago. No calls from them since the first call about the leak.

-The woman we all have to deal with is Pat. She's rude, fights back regarding complaints and rarely returns calls. I witnessed her screaming at the super in front of his family. She was responding to a complaint from a remaining renter in the building who had a major leak. She told the super that the guy could move out if he liked but they weren't fixing the leak.

-The laundry room is in terrible shape. Water leaks, bare wires, rusted machines, absolutely disgusting. Complained. No response.

-Major work on an underground tank resulted in our wrought iron fencing being stolen, Comcast cable wires cut, and a pile of bare dirt that now looks like a garbage heap. When it rains it is just a big pile of mud. Complained. No return call.

-For marketing purposes they are advertising a shuttle bus to Journal Square. The "bus" is actually a small van that seats about 5. The kind you would drive your kids around in. The super drives it. We call it the Harveymobile. It doesn't take a lawyer to know that you can't advertise a small van as a shuttle bus when you are catering to over 300 people. Is it insured properly? Don't know. Pat hasn't returned my call.

To be fair, they did get the heat fixed by eventually putting in a new boiler and that justified the major assessment on my
building. The problem is how to deal with them in the future. The management company has someone on the board believe it or not. I have seen a lawyer and he gave me a number of tips and insight but I suppose it's a matter of getting new owners out to the meetings and getting in a new board (only 2 owners showed up last time). And, yes, I have asked for financials, minutes, etc. They refuse to give them to me. There are no scheduled board meetings so the next one will likely be when they want more money. BTW, our maintenance is already quite high and they talked about an increase at the last meeting.

I realize some of this will change as the units sell. The market is slow and the renovated units are overpriced so they aren't moving. It's a decent neighborhood. Lincoln Park is right across the street. Beautiful, tree-lined streets and gorgeous homes to the right. Not so nice on the other side where Greenville starts.

Maybe it's time to upgrade to a better building. Not sure I want to wait it out with these zipperheads running the show.

Anyone with experience with RobinOaks or suggestions please reply.

Thanks.......

Posted on: 2008/3/20 18:09
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