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How to Make the Co-op Board Love Your Dog + Manhattan 2-Beds under $1M in Pet-Friendly Buildings
By CityRealty Staff
Wednesday, June 30, 2021
In some of the city’s most desirable co-op and condominium buildings, a bark is more powerful than money in the bank. And your dog could stand between you and the apartment of your dreams.
New York City’s co-op boards are legendary for the amount of personal information and financial records they require; an application can be more invasive than a dental examination. If your application cuts it, you have to face the dreaded co-op board interview — and your dog may have to make a command appearance.
Dog trainers in the city know all about it. “We have so many clients who are trying to get past a co-op board, or they know it might happen,” says Andrea Arden, founder of Andrea Arden Dog Training. “So we cover things that are applicable to living with a dog in a tight space.”
Kids on skateboards and scooters. Children running, crying, yelling. Doorbells. Noise in the hallway. Crowded elevators. Doormen and nannies and delivery people. Life in this vertical environment can be at odds with good doggy behavior. And that’s just what a co-op board worries about.
New York City’s co-op boards are legendary for the amount of personal information and financial records they require; an application can be more invasive than a dental examination. If your application cuts it, you have to face the dreaded co-op board interview — and your dog may have to make a command appearance.
Dog trainers in the city know all about it. “We have so many clients who are trying to get past a co-op board, or they know it might happen,” says Andrea Arden, founder of Andrea Arden Dog Training. “So we cover things that are applicable to living with a dog in a tight space.”
Kids on skateboards and scooters. Children running, crying, yelling. Doorbells. Noise in the hallway. Crowded elevators. Doormen and nannies and delivery people. Life in this vertical environment can be at odds with good doggy behavior. And that’s just what a co-op board worries about.
Life in this vertical environment can be at odds with good doggy behavior. And that’s just what a co-op board worries about.
The best-case scenario is that the application makes the board fall in love with Fido on paper so there isn’t any need for an in-canine interview. “The first thing we do is create a dossier for the dog,” says Elena Gretch, founder of It’s A Dog’s Life pet care and training service. She suggests gathering as much information as you can, including the most charming, outrageously cute doggie pics you have on your cell phone. “A lot of times, that will be enough to assess that the dog is friendly and not a problem.”
She also recommends including a letter of reference from a veterinarian and a dog walker or someone who watches the dog regularly. Gretch encourages her clients to have their dogs certified as Canine Good Citizens, a behavior test administered by the American Kennel Society. A certificate means your dog is well behaved, trained in the basic commands, and non-reactive to strangers and those common distractions that life in the big city provides.
If you’re one of the many whose dog freaks out over skateboarders, baby carriages, and kids, you’re going to need to take your dog to school. Sometimes, even the best dog trainers need to comply. When trainer Andrea Arden moved from a big Brooklyn apartment to a tiny Manhattan one, she realized her pooch needed some additional training. “I got really nervous because my dog was barking when she heard people in the hallway. Not only don't I want to disturb people, but I'm a dog trainer! All these people in the building are going to be thinking, ‘Really?’”
She also recommends including a letter of reference from a veterinarian and a dog walker or someone who watches the dog regularly. Gretch encourages her clients to have their dogs certified as Canine Good Citizens, a behavior test administered by the American Kennel Society. A certificate means your dog is well behaved, trained in the basic commands, and non-reactive to strangers and those common distractions that life in the big city provides.
If you’re one of the many whose dog freaks out over skateboarders, baby carriages, and kids, you’re going to need to take your dog to school. Sometimes, even the best dog trainers need to comply. When trainer Andrea Arden moved from a big Brooklyn apartment to a tiny Manhattan one, she realized her pooch needed some additional training. “I got really nervous because my dog was barking when she heard people in the hallway. Not only don't I want to disturb people, but I'm a dog trainer! All these people in the building are going to be thinking, ‘Really?’”
With some good treats and a few volunteer doorbell ringers, it didn’t take long for her dog to learn the ropes. “Reactivity in the hallways is definitely a problem in New York City. We work a lot on that. It’s a relatively easy fix in theory,” says Arden.
The overarching concern has to do with how much noise your dog makes, whether behind closed doors or not.
“Barking is the primary concern when boards choose to meet the dog. They want to see if the dog is vocal,” says Gretch. And that’s a problem in any NYC apartment because your neighbors won’t like a barking dog any better than the board will. Even in pet-friendly buildings that don’t choose to meet the dog first, barking is the number-one reason to send a dog packing.
“I’m on a co-op board on the Upper East Side,” says Stuart Saft, an attorney who represents co-op and condominium boards on the Upper East and Upper West sides. “We're a pet friendly building, so we don't have a problem with people who want to have pets. We don't interview the dog. We don't ask for veterinarian records. We don't take footprints to see if the dog has ever been arrested. But if the dog comes in and becomes a nuisance, barking all the time or snapping at people, we act aggressively.” Saft recalls a recent incident when a dog living in the building bit one of the shareholders. “We immediately ordered that dog to be removed or to be muzzled at all times when out of the apartment. There was no second chance.”
The overarching concern has to do with how much noise your dog makes, whether behind closed doors or not.
“Barking is the primary concern when boards choose to meet the dog. They want to see if the dog is vocal,” says Gretch. And that’s a problem in any NYC apartment because your neighbors won’t like a barking dog any better than the board will. Even in pet-friendly buildings that don’t choose to meet the dog first, barking is the number-one reason to send a dog packing.
“I’m on a co-op board on the Upper East Side,” says Stuart Saft, an attorney who represents co-op and condominium boards on the Upper East and Upper West sides. “We're a pet friendly building, so we don't have a problem with people who want to have pets. We don't interview the dog. We don't ask for veterinarian records. We don't take footprints to see if the dog has ever been arrested. But if the dog comes in and becomes a nuisance, barking all the time or snapping at people, we act aggressively.” Saft recalls a recent incident when a dog living in the building bit one of the shareholders. “We immediately ordered that dog to be removed or to be muzzled at all times when out of the apartment. There was no second chance.”
Even in pet-friendly buildings, barking is the number-one reason to send a dog packing.
So what do you do if your dog lives to bark at doorbells? “We make the doorbell a signal to go and do something else,” says Gretch. “The doorbell rings, the dog goes to its bed and waits.” It’s called a counter behavior, in this case using the doorbell as a signal. Of course, lots of treats are involved in this process. “For all the behaviors that co-op boards care about, we train counter behaviors that are more conducive to community living.”
Every building is different. Gretch works with her network of brokers to get the inside scoop on the board before working with the client. Besides barking, she focuses on the elevators and lobby. “Public places are sacred,” she says. She trains dogs to ignore all the activity that happens in these spaces. “This takes time. It's not intuitive behavior. A place that's busy is a place where your dog is excited.”
Every building is different. Gretch works with her network of brokers to get the inside scoop on the board before working with the client. Besides barking, she focuses on the elevators and lobby. “Public places are sacred,” she says. She trains dogs to ignore all the activity that happens in these spaces. “This takes time. It's not intuitive behavior. A place that's busy is a place where your dog is excited.”
Breed restrictions can be an issue in some buildings. But even if you have two gigantic rescue dogs, like one of Gretch’s recent clients, you can still teach them to charm the bosses. “It's easy to be fearful of something so large,” she says, “but when a 95-pound Mastiff mix rolls over, it's cute. It becomes much less threatening.”
Just like a college application, break out the skills and awards that impress. Buildings want a show dog, or an agility dog, or a therapy dog, says Gretch. But if your dog comes from the pound, that’s okay too because “rescue dogs are chic right now.” Even better if your shaggy mutt can wave a paw to say hello. Co-op boards love that.
Available Two-Bedrooms in Pet-Friendly Co-op Buildings
From the Listing: This huge two-bedroom home with north and south tree-line views has a fantastic layout that includes a dining area, a gallery, two full bathrooms, and an abundance of closets. Upon entering the home you realize you are encountering a place of rare quality and design. The foyer has gorgeous marble tile and a custom mirrored wall of closets made of cherry wood. This artistry is seen throughout the home, with arched interior entranceways, accent mirrors, and beautifully made cherry-wood shelving, doors, and moldings. The apartment is approximately 1,425 square feet, with two generous bedrooms and bathrooms.
420 Beekman Hill is a co-op land-lease building located on an enchanting cul-de-sac street. It is pet-friendly, has a 24-hour doorman, a gym, and a landscaped roof deck with unobstructed river views. There's a recently renovated lobby and hallways, cold storage, a live-in super, and a garage with a discount for shareholders. Pieds-a-terre, guarantors, and co-purchasing are all permitted. See floor plan and full details here.
420 Beekman Hill is a co-op land-lease building located on an enchanting cul-de-sac street. It is pet-friendly, has a 24-hour doorman, a gym, and a landscaped roof deck with unobstructed river views. There's a recently renovated lobby and hallways, cold storage, a live-in super, and a garage with a discount for shareholders. Pieds-a-terre, guarantors, and co-purchasing are all permitted. See floor plan and full details here.
From the Listing: Spacious 2 bedroom in a well-maintained elevator building with 24-hour Doorman and live in super. This Charming apartment was just updated with Walker Zanger kitchen and bathroom and stainless steel appliances it also has great closet space including a walk in closet. The ceilings are high. Pet-friendly building with Laundry and storage and waitlist for indoor garage. Located 2 blocks from Carl Schurz Park with two dog runs. The Q train is a 3 min walk and the 4, 5, and 6 lines a few avenues away. The first floor is ideal to avoid elevator sharing and the apt is in the back so you will always have some quiet time. All the best restaurants are nearby as are the shops. See floor plan and full details here.
From the Listing: Introducing 203 West 87th Street, #27 - A mint-condition Two-Bedroom co-op with a prime Upper West Side location. Never-lived-in, at an incredible price point with low monthlies,
This pet-friendly co-op permits co-purchasing, guarantors and Pied-a-Terre. The building is perfectly situated between Central Park and Riverside Park, in a coveted area known for its numerous top private and public schools (Trinity, Collegiate, P.S. 333 - The Manhattan School for Children and many more) and convenient to the very best of UWS living, with museums, restaurants, library, community gardens and sports clubs, and easy commute with the 1,2,A,B,C subway lines, numerous bus routes, and CitiBike stations all nearby. See floor plan and full details here.
This pet-friendly co-op permits co-purchasing, guarantors and Pied-a-Terre. The building is perfectly situated between Central Park and Riverside Park, in a coveted area known for its numerous top private and public schools (Trinity, Collegiate, P.S. 333 - The Manhattan School for Children and many more) and convenient to the very best of UWS living, with museums, restaurants, library, community gardens and sports clubs, and easy commute with the 1,2,A,B,C subway lines, numerous bus routes, and CitiBike stations all nearby. See floor plan and full details here.
From the Listing: Unheard of $300 monthly maintenance, including high-speed internet!! An absolute gem! Every inch of this apartment has been utilized to make it the perfect combination of charm, convenience and value. The windowed kitchen has been upgraded with premium kitchen cabinets, under-cabinet lighting, quartz countertop, an under-mount sink, Fisher Paykel stove, and 5 LED-spot dimmable track lights. The windowed bathroom includes water temperature regulating valve in tub/shower and custom door hardware, and the living room and bedrooms sport gorgeous oak and maple floors.
This iconic location is steps from Tompkins Square Park which features four playgrounds, basketball court, pool, an outdoor farmer's market every Sunday, and the largest dog run in New York City. Come view this pet-friendly oasis in time to enjoy your cozy outdoor courtyard and BBQ grill this summer! See floor plan and full details here.
This iconic location is steps from Tompkins Square Park which features four playgrounds, basketball court, pool, an outdoor farmer's market every Sunday, and the largest dog run in New York City. Come view this pet-friendly oasis in time to enjoy your cozy outdoor courtyard and BBQ grill this summer! See floor plan and full details here.
From the Listing:
A gorgeous corner 2 bedroom/2 bath home has graceful proportions with impeccably restored Deco details that are beautifully enhanced by natural light from the south/east and south/west.
This top-floor unit has remarkable views of Isham Park. At the heart of the elegant home is a magnificent eat-in kitchen. Both bedrooms are nicely removed from the entertaining area. The second bedroom features a unique twist. The room is split adding a lounge area/home office that gives this room the convertible appearance and creative use of the space and the home.
The Main Bedroom boasts an en suite bath, custom glass shower, and marble floor. The main bathroom is vintage perfection with restored original tiles, a pedestal sink, and a deep soaking tub. Rounding out the picture are pristine basket-weave oak floors, skim-coated walls, 6 generous closets. The entire unit has been covered with wall-to-wall carpet preserving the original hardwood floors.
This sun-flooded beauty is situated in one of Inwood's loveliest Cooperatives, 57 Park Terrace West, designed by Chas Kreymborg, an immaculate 1937 building that features a terrazzo-floored lobby with authentic Art Deco murals and has been lovingly restored top to bottom in recent years. The building offers a resident super, a new central laundry room, storage locker, a new bike room, and permits pets. See floor plan and full details here.
This sun-flooded beauty is situated in one of Inwood's loveliest Cooperatives, 57 Park Terrace West, designed by Chas Kreymborg, an immaculate 1937 building that features a terrazzo-floored lobby with authentic Art Deco murals and has been lovingly restored top to bottom in recent years. The building offers a resident super, a new central laundry room, storage locker, a new bike room, and permits pets. See floor plan and full details here.
From the Listing: Move right in. This sun-flooded 2-bedroom home with open city views has been meticulously renovated to marry beauty and function. A proper foyer welcomes you, ushering you into the east- and north-facing great room and the exceptional kitchen. Designed for true cooks, the windowed kitchen features a Viking 5-burner gas range, 2-basin farmhouse sink, a full-sized French door Samsung refrigerator with water dispenser, and an integrated panel Whirlpool dishwasher, in addition to an under-counter microwave oven.
70 La Salle is a pet-friendly, smoke-free coop with a modern community laundry room set on the 9-acre grounds of Morningside Gardens. Morningside Gardens is currently undergoing a complete overhaul (renderings courtesy of Terrain) to upgrade the connecting walkways, signage, parking facilities, playground, furnishings, and plantings of flower gardens and ornamental trees. The complex offers 24-hour security, a playroom, fitness center, game room, event space, and even an on-site daycare/early childhood education center affiliated with Columbia University. See floor plan and full details here.
70 La Salle is a pet-friendly, smoke-free coop with a modern community laundry room set on the 9-acre grounds of Morningside Gardens. Morningside Gardens is currently undergoing a complete overhaul (renderings courtesy of Terrain) to upgrade the connecting walkways, signage, parking facilities, playground, furnishings, and plantings of flower gardens and ornamental trees. The complex offers 24-hour security, a playroom, fitness center, game room, event space, and even an on-site daycare/early childhood education center affiliated with Columbia University. See floor plan and full details here.
From the Listing: Ultra cool, ultra-private, this renovated FLEX 2 bedroom is just steps from the lights of Broadway, the nightlife and restaurants of Hells Kitchen, and most subway lines. With more than 1150 sq. ft. and near 12 ft. ceilings, this apt. boasts wide plank renovated flooring, modern kitchen/living/dining floor plan, custom closets, Stainless Steel kitchen appliances, and a lofted storage space.
The Armory is a full-service building with 24/7 doormen, maintenance men, live-in super. Live/work permitted. Laundry on each floor. Friendly co-op board approval required. The Armory is also pet-friendly, and there are three nearby dog parks including one at gorgeous Hudson River Park. Additionally there are two luxury gyms with swimming pools one block in each direction. See floor plan and full details here.
The Armory is a full-service building with 24/7 doormen, maintenance men, live-in super. Live/work permitted. Laundry on each floor. Friendly co-op board approval required. The Armory is also pet-friendly, and there are three nearby dog parks including one at gorgeous Hudson River Park. Additionally there are two luxury gyms with swimming pools one block in each direction. See floor plan and full details here.
From the Listing: Welcome to this chic, spacious, renovated two-bedroom apartment in an intimate Coop building on the Upper East Side/ Lenox Hill area, with exceptionally low maintenance ($1,508) the apartment has been completely and tastefully renovated. This unique home includes a generously sized living room that defines your dining area next to the kitchen from the sitting area.
315 East 65th Street welcomes Pieds-a-Terre and is a pet-friendly building located on a serene residential block, close to good schools, great shopping, restaurants, hospitals, and convenient public transportation. Building amenities include an outdoor courtyard that is perfect for entertaining, an outdoor children's playground, a 24-hour doorman, an attended garage with extra cost), a bike room, storage (with extra cost), laundry facilities on every other floor, and the live-in superintendent. See floor plan and full details here.
315 East 65th Street welcomes Pieds-a-Terre and is a pet-friendly building located on a serene residential block, close to good schools, great shopping, restaurants, hospitals, and convenient public transportation. Building amenities include an outdoor courtyard that is perfect for entertaining, an outdoor children's playground, a 24-hour doorman, an attended garage with extra cost), a bike room, storage (with extra cost), laundry facilities on every other floor, and the live-in superintendent. See floor plan and full details here.
From the Listing: A newly renovated, mint-condition two-bedroom home at 261 West 22nd Street, a well-established and superbly maintained Chelsea cooperative. Light streams in all day throughout this pin-drop quiet, top-floor home from three separate exposures, north south, and west. A few steps up and you can enjoy one of the most spectacular fully planted and furnished roof decks in Chelsea complete with an outdoor kitchen and barbecue!
261 West 22nd Street is a pet-friendly building that allows pied-a-terre, co-purchasing, and gifting. This is truly Chelsea at its best! See floor plan and full details here.
261 West 22nd Street is a pet-friendly building that allows pied-a-terre, co-purchasing, and gifting. This is truly Chelsea at its best! See floor plan and full details here.
From the Listing: Located in the heart of the city with a prime Fifth Avenue address, this stunning loft is airy and spacious. Fifteen-foot ceilings and eight-foot-tall windows brighten the convertible two-bedroom, two-bath home, which also features soundproof walls to ensure peace and quiet. The main living area is expansive, featuring beautiful hardwood floors and enough space for a dining table. This space could easily accommodate an additional bedroom if desired.
This pet-friendly co-op is found in a full-service building with a full-time doorman, live-in super, and porters. A roof terrace, bike room, storage spaces, and laundry on every floor guarantee convenient living. Located in the heart of Midtown just one block away from the Empire State Building, 372 Fifth Avenue is close to Bryant Park, an array of transportation options, and some of the best dining and shopping in the city. See floor plan and full details here.
This pet-friendly co-op is found in a full-service building with a full-time doorman, live-in super, and porters. A roof terrace, bike room, storage spaces, and laundry on every floor guarantee convenient living. Located in the heart of Midtown just one block away from the Empire State Building, 372 Fifth Avenue is close to Bryant Park, an array of transportation options, and some of the best dining and shopping in the city. See floor plan and full details here.
From the Listing: Welcome to the most spacious and charming 2-Bedroom in the East Village. Move right into this ultra-chic and cozy home featuring an oversized large living/dining room, modern kitchen with new appliances, updated bath, and two large and pin-drop quiet bedrooms. Enjoy sprawling hardwood floors as well as a Mitsubishi split-system for Central AC and heat.
In the heart of the East Village, this home is close to all the best restaurants, boutiques, and major transportation. This pet-friendly COOP has a live-in super; laundry in the basement; and an updated building facade, hallways, and elevator. See floor plan and full details here.
In the heart of the East Village, this home is close to all the best restaurants, boutiques, and major transportation. This pet-friendly COOP has a live-in super; laundry in the basement; and an updated building facade, hallways, and elevator. See floor plan and full details here.
From the Listing: Tremendous value to be had, under a million dollars! Rarely available spacious two bedrooms (both oversized), one-bathroom apartment with full-time doorman, high ceilings, and brand-new Bosch washer/dryer – in unit! All this located in the heart of the upper west side just one block away from Riverside Park on beautiful West End Ave in an elegant pre-war building.
760 West End Avenue is a unique pre-war, Renaissance Revival building designed in 1925 and converted to cooperative use in 1981. It is a pet-friendly and offers a laundry room, storage and bike room, and a live-in super. See floor plan and full details here.
760 West End Avenue is a unique pre-war, Renaissance Revival building designed in 1925 and converted to cooperative use in 1981. It is a pet-friendly and offers a laundry room, storage and bike room, and a live-in super. See floor plan and full details here.
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