Bay Ridge Condos for Sale

Common charges fund the condominium's shared operations — staff, building systems, insurance on common elements, amenities, and reserves. Unlike coop maintenance, they do not include your property taxes, which are billed separately on your individual unit. Budgets and reserve health vary a lot between buildings, and reviewing them is a normal part of condo due diligence.

Generally, yes. A condo is real property with a deed, so lenders treat it like other real estate, and the down payment is generally set by the lender rather than by the building, as it is in a coop. Condos also have no board interview.

Often, yes — condo down payments are set by your lender rather than the building, and some loan programs allow smaller down payments for qualified buyers (jumbo loans on higher-priced units typically require more). This is one of the clearest financing advantages condos have over coops, where the building — not the lender — sets the floor.

Condo rental rules are set building by building — most allow it with fewer restrictions than a coop's proprietary lease would impose, but some cap the percentage of units that can be rented at once or require board notification. If buying an investment property or a home you may not always occupy is the goal, confirm the specific building's rental policy before you offer; it's one of the first things worth checking.

Many New York condominiums hold a right of first refusal: the board can buy the unit on the same terms instead of approving your purchaser. Whether a given board exercises it or waives it is worth asking about. It adds a procedural step and some timing to the deal, but it is not the gatekeeping power a coop board has.

421-a is a New York property tax abatement offered on qualifying new construction, phasing in the full tax bill gradually over years rather than all at once — it's most common in newer condo developments, including some in Long Island City and other Queens new-construction buildings. An abated tax bill is a real, temporary benefit, but ask when it phases out and what the post-abatement taxes will be — that number belongs in your monthly-cost math, not a surprise a few years in.

Local Law 11 requires New York City buildings over a certain height to have their facades inspected on a recurring cycle, and repairs found during that inspection can trigger a large special assessment charged to unit owners. Before buying into any NYC condo building — including Queens and Brooklyn buildings — it's worth asking whether a facade inspection is due or recently completed, and whether any assessment is pending. It's exactly the kind of document review that belongs in due diligence, not something to discover after closing.

The offering plan and amendments, the building's financial statements and reserve fund, current common charges and any planned assessments, house rules, and pending litigation if any. These documents tell you what you are actually buying into beyond the four walls of the unit — and they are exactly the kind of paperwork our attorney-led perspective is built for.

A building that mixes structures — commonly a residential coop sitting above commercially-owned condo units, or a coop that operates with condo-style rules such as lenient subletting. The label matters less than the actual governing documents, which determine your financing, approval process, and flexibility.