The model for our handbook is a low-income, multiple-family rental housing development for elderly and handicapped residents, subsidized by the United States Department of Housing and Urban Development (HUD), and located in New York city.

The Serendipity Senior Houses Handbook consists of five parts: Introduction, House Rules, Lease Guide, Residency requirements, Pet Rules & Security Checklist.

Serendipity Senior Houses Handbook - Introduction

Table of Contents

Welcome
Vision and Mission

Overview

1. About the Owner
2. About the Manager
3. About Serendipity Senior Houses

House Rules, Policies and Procedures

1. Building Security
2. Elevator
3. emergency
4. Extermination
5. Keys
6. Laundry
7. Lock Outs
8. Mail
9. Notices
10. Orientation
11. Pets
12. Peace and Enjoyment
13. Playing and Loitering
14. Rent
15. Renters Insurance
16. Repairs and Work Orders
17. Resident Organizing
18. Smoking
19. Trash and Cleaning
20. Utilities
21. Visitors and Aides
22. Violations
23. Window Guards and decorations/alterations

Lease Guide

1. Your Lease
2. Written Lease
3. Reading Your Lease
4. Points to Check in Your Lease
5. Rent Increases
6. To Change or Renew Your Lease
7. Release from Your Lease
8. Security Deposits
9. Return of Your Security Deposit
10. Discrimination

Tenant Selection Plan

1. Overview
2. Marketing
3. Tenant Selection
4. Occupancy
5. Grievance and Eviction
6. Fair Housing

Pet Rules

1. Lease Addendum
2. Responsible Party
3. Pet Security Deposit
4. One Pet
5. Licenses and Vaccinations
6. Leash requirements
7. Dangerous Pets
8. Pet Damage
9. Annoyances
10. Pet Waste Disposal

Residents Safety and Security Checklist

1. Your Building
2. Your Apartment
3. Your Neighbors

To Top

Welcome to Serendipity Senior Houses

Board of Directors
Serendipity Senior Housing Corp.
456 Service St.
New York, NY 112233

Dear Serendipity Senior Houses Resident:

On behalf of the Board and Good management Co. - your manager - welcome to Serendipity Senior Houses! We are pleased to have you with us, and believe you will find your new home and your new building to be a decent, safe, secure and healthful environment. We also hope living here will be convenient, fun, rewarding, socially and educationally enriching.

This is a place dedicated to more than just providing you with an apartment. Being a member of this community entails excitement and responsibility. The excitement comes with the friendships you develop, the social and educational opportunities conveniently available to you, and the sense of belonging which grows as the years progress.

In return, your responsibility to this housing community includes such expectations as having respect for each other, caring for the physical facilities and environment, knowing and abiding by our policies of the building (and HUD's), taking ownership for your apartment and building, working with us and your neighbors to understand and appreciate the differences we all bring to this place, and to participate in building this housing community.

Sincerely,

Faith Charity
President of the Board of Directors
Serendipity Senior Housing Corp. To Top

Serendipity Senior Houses Vision and Mission Statement

Vision: To be a recognized leader in providing safe, decent and affordable housing services and programs to the elderly and mobility impaired residents of Serendipity Senior Houses.

Mission: We are committed to:

Integrity, Excellence, Accountability, Service, Dedication, Diversity, Teamwork and Sensitivity.

The primary objectives of the Board of Directors of Serendipity Senior Houses are to provide quality housing services and programs which:

• develop and manage safe, decent and affordable housing for the residents
  support and foster health and safety of the residents
  
• foster productive and satisfying lives of the residents
  
• foster responsible tenant-landlord relations between the owner and manager and the residents
  
• develop self-assured, capable tenant leadership by the residents
  
• foster social and educational resident programs
  
• enhance the multi cultural environment of the building and its residents

To achieve these objectives, we will work cooperatively:

• with management, residents, their families and other household members, and the community
  
• with HUD, New York State and New York City administrative, social, educational, and health providers
  
• with local private administrative, social, educational, and health providers

And we will draw upon Good management Co.'s:

• strong traditions in housing development and management
  
• diverse programs which serve the community population
  
• capable and talented community based-organization
  
• commitment to leadership, innovation, and excellence

Overview

1) About the Owner - Serendipity Senior Houses is owned by Serendipity Senior Houses Corp., a non-profit corporation organized to develop and own the housing. The corporation is run by its Board of Directors. Currently, they are: Faith Charity, President, Hope Kindness, Director, Goodwin Goodguy, Director.

2) About the Manager - Serendipity Senior Houses is managed by Good Housing Co., 456 Service St., New York, NY 112233. The office is located between Community and Service Streets on the left side. Hours are 9:00 am to 6:00 pm. The office is located about one mile from Serendipity Senior Houses, and is on the No. 5 bus route. Good Housing Co. (GHC) is a non-profit community-based housing and community services organization.

3) About the Housing

ADDRESS: 123 Fair Housing Way, New York, NY 112233.

LOCATION: In the Hellgate section of Harlem, between East 116th Street and 3rd Avenue.

GENERAL: Serendipity Senior Houses is funded by a federal government low interest loan (HUD).

The 64-unit six-story elevator building, restricted for occupancy by elderly and handicapped families and households, was built in 1990-91. It was initially occupied beginning in the Fall of 1991.

ACCESS: The housing is close to local stores and services, public transportation, medical facilities and places of worship. It is located in the East Harlem section of Manhattan.

FEATURES: Each unit has an emergency call system. The apartments are gas heated and furnished with a gas stove and refrigerator. It has a controlled entry system with modern safety and fire protection. There is on-site parking, a small residents garden and sitting area, inside mail delivery, in-house laundry facilities, master T.V. antennae, and community rooms. There are 16 studio, and 47 one-bedroom apartments, with one two-bedroom superintendent's unit.

ACTIVITIES: Most activities are tenant-organized, they include dish-to-pass, birthday parties, and exercise classes. The management provides daily English as a Second Language classes through its Good management Co., People's School program.

requirements: 62+ or mobility impaired. Must be able to live independently. Must be low-income (Based on 50% of county median). Must meet certain other HUD eligibility criteria.

RENT: Based on 30% of adjusted gross income. Heat is included in the rent; residents must pay for their lights and cooking gas. A security deposit is required.

WAITING LIST: Currently the list is closed with about 300 applicants waiting.

management STAFF:

• 1 Housing Director,
  
• 1 Bookkeeper/Fiscal Housing Assistant,
  
• 1 Tenant Housing Assistant,
  
• 1 Superintendent, and Security services:
  
• 1 24 hour- guard and 1 12-hour guard

Housing Director: Responsible for overall management and operation of Serendipity Senior Houses. The Housing Director directs the fiscal, resident and building operations. The Housing Director supervises the staff, and is the primary liaison between the Board of Directors, the residents, and staff. Reports directly to the manager's Executive Director.

The Housing Director is employed by the manager. The Housing Director's primary work location is at the GHC Housing Office. The Director works at least five hours each week at Serendipity Senior Houses.

Bookkeeper/Fiscal Housing Assistant: Prepares and maintains the financial and accounting records, prepares checks, pays bills and other fiscal responsibilities. The Bookkeeper/Fiscal Housing Assistant also calculates tenant assistance payments at initial and recertification processes, prepares vouchers for HUD payments, supervises tenant file and record maintenance. Reports directly for the Housing Director. In the absence of the Housing Director, is responsible as for housing director functions.

The Bookkeeper/Fiscal Housing Assistant is employed by the manager. The Bookkeeper/Fiscal Housing Assistant's primary work location is at the GHC Fiscal and works occasionally at Serendipity Senior Houses.

Tenant Housing Assistant: Provides clerical assistance, office supplies and operations, rent collection and processes, bank deposits, meeting scheduling and organization, tenant liaison, and various other fiscal and tenant-related duties. Reports to the Housing Director.

The Tenant Housing Assistant is employed by the manager. The Tenant Housing Assistant's primary work location is at the GHC Housing Office and works at least 15 hours per week at Serendipity Senior Houses.

Superintendent: Oversees physical plant operations and building and grounds maintenance. Responsible for the boiler room, heating and cooling, water supply and sewer, and electrical equipment. Prepares vacant apartments for rental, and maintains occupied apartments in good repair. Maintains the building and grounds in good, clean working order. Reports to the Housing Director.

The Superintendent is employed by the owner. The Superintendent, and family, live at Serendipity Senior Houses, and the Superintendent works full time at Serendipity Senior Houses.

Security: Security services are contracted through WeProtect Security, Inc. Twenty-four hour guard service is provided. One guard is on duty at the front desk in the lobby. A second guard is on duty for twelve hours at night to patrol the building and grounds.

The owner's Board of Directors is actively involved with the operation of the housing, especially the President. The President oversees the manager on a daily basis, and the Board of Directors meets with the residents monthly.

CONTACT:

• Management ----------------- 999-888-8888
  
• Superintendent --------------- 999-777-7777
  
• Security Guard --------------- 999-999-9999

To House Rules