808 COLUMBUS AVENUE, Manhattan, NY, 10025

I've been in 808 Columbus Avenue for nearly a year and have issues with the 421a surcharge they are applying on renewals.. Pros: Gorgeous views of Central Park and Reservoir, see photos (only if you are higher than the building opposite); great amenities – nice pool, gym, 3rd floor garden; no amenities fees; friendly doormen; maintenance requests serviced same day Cons: Building is applying a 421a surcharge since July 2023, it’s on Columbus so quite noisy and can hear every siren even on 28th floor, the ACs are inefficient so you have to set the thermostat higher which makes utility bills sky high – the rooms run warm though so cosy in winter As a PSA I’m going to spend some time explaining the 421a surcharge because I think the wording in the rider is very “gotcha”/non-transparent. The rider is one page in a 50+ lease docs package, I’ve attached a screenshot. Since July 2023 (year 13), the building has been applying 421a surcharges on renewals. Basically this bullet is applicable: “421-a tax abatement for 20 years - the phase-out surcharge collection of 2.2% begins in year 13, eight increases, total surcharge not to exceed 17.6%” ,be%20charged%20each%20year%20thereafter. From July 2023, the surcharge will be 2.2%; then from July 2024: 4.4%, and then from July 2025 6.6%; and then from July 2026 8.8% and so on. I’m attaching a table I worked out. This surcharge is in addition to the yearly increase set by the rent guidelines board (eg for late 2024 the yearly increase was 2.75% on a 1 year rent). TLDR; if you’re getting the apartment for just the initial lease term – great, but if you’re planning on staying longer and renewing, on renewal the building is charging the full amount of the 421a surcharge with no negotiating or flexibility (I tried and failed to have them reduce/waive this) Why is this annoying? - I consider it a win to be on top of my own tax schedule, it’s a bit much for me to be aware of where the building is in its tax abatement schedule, but that’s what’s needed to be aware of how much my rent will be jacked up every year. The increases are far outstripping inflation/reasonable-ness. - Building is using RealPage so the initial rent is inflated anyway – RealPage is currently being sued by DOJ: https:// \ - - Building is offering 1 month off concession to lure you in (btw I never got this - in fact I had to pay 2 additional weeks of rent to get the apartment earlier than I wanted to move in), and then I’m guessing the increases will apply on the actual rent – this might be technically legal but it's dubious enough that I’ve found at least one case of a lawsuit being filed:

Overall great experience

Unit 21c Pros: The amenities are great, including the gym, in-unit dishwasher, and in-unit laundry (though I understand not everyone in the building has these. There’s a pool but I’ve never actually used it. The building staff is very friendly and attentive. The place is very clean and spacious. Overall I’ve loved living here! Cons: The elevators have had some issues from time to time. I also had a leak when I first moved in coming from my bedroom window. It took awhile for them to figure out what was causing it, but they eventually did and were able to fix it. Advice to landlord: None

Luxe living in upper west side of Manhattan

Pros: Front desk and maintenance staff are great, super responsive and friendly. Cons: The management. They are indifferent and dismissive. Do not seem interested in retaining residents. Advice to landlord: Re-train your office management staff in hospitality.

Beautiful and well-managed

Pros: Lived here for 2+ years. The building is beautiful, with nice amenities, and super responsive management. Almost no problems, and anything in the unit was fixed within hours of reporting. Cons: None that I can think of.

Great building to live in

Pros: Super clean. Maintenance staff very responsive. Great playroom. Love the pool. Cons: I have no complaints

808 Columbus Ave.

Unit 7K Pros: Great location, lovely staff, quick maintenance. Cons: They raise your rent the maximum amount every year, without fail. Advice to landlord: Do not force rent raises on all of your tenants every year. It's bad business.

Great apartment building

Pros: Staff is great. Management is super responsive. If there is a problem in your apartment all you need to do is put a request in the app and it gets fixed same day / next day. Amazing neighborhood, you have Whole Foods and target less than a minute walk and Trader Joe’s about 8 minute walk. Elevators work, building is clean, amenities are clean and working. Finishing of the building Looks amazing Cons: No laundry in unit in my studio had to go to the basement to do the laundry Advice to landlord: Keep up the good work

Pool in bldg 808 is for swimming lessons. They must make a ton of money renting it out all the time but it is basically false advertising. Hardly any prime time is devoted to residents use. Constantly renting out for swim lessons.

Close to the park and convenient location

Pros: Great fitness center with squat rack, and fantastic views if you're on a high floor! Very nice staff and responsive maintenance. Cons: No ventilation in the kitchen makes smells/oil hang around for a while.

Great place!

Pros: The building was clean, all of the doormen & staff were super friendly and responded to issues very quickly. A great location Cons: It is an expensive luxury building and access to the pool was not always available. Advice to landlord: Keep hiring great staff. We had some great experience with maintence.