A reference manual · For shareholders & residents

Building guides & house rules.

Every policy that shapes the everyday rhythms of the buildings — billing, moves, insurance, the small rules that keep things quietly running. Tap any section to read the detail beneath.

Begin reading
I.

Billing & payments.

How maintenance is paid, where to send checks, what late looks like — and the tax abatement worth knowing about.

  1. I.1 Pay online via ClickPay

    The cooperative accepts maintenance and other charges through the secure ClickPay portal. Two methods are available:

    e-Check (ACH) Free Bank account transfer
    Credit / Debit Card Fee applies Visa, Mastercard, Amex, Discover
    Setting up an account
    1. 01
      Visit the portal

      Go to www.ClickPay.com/AKAM and select New York.

    2. 02
      Register

      Click Register and complete your online profile.

    3. 03
      Link your unit

      Use the account number printed on your statement or coupon book.

    4. 04
      Add a payment method

      e-Check is free; card payments carry a processing fee.

    5. 05
      Set up payments

      Enable automatic recurring payments, or pay one-time as needed.

    Visit ClickPay portal

    Trouble logging in? ClickPay support: Help Center · 1-800-533-7901 (option 1)

  2. I.2 Pay by mail

    For paper checks or Online Bill Pay, mail to the address below. Make checks payable to the cooperative name printed on your statement, and write your account number on the check.

    Mail Payments To P.O. Box 18 Emerson, NJ 07630
  3. I.3 Late fees & bounced checks

    Maintenance is due on the 1st of each month. A grace period extends to the 10th. After that:

    Late fee (after the 10th) 8% of pending balance
    Bounced check fee $35.00 Plus late charges, if applicable
  4. I.4 The Coop-Condo tax abatement

    The Coop-Condo Property Tax Abatement is a credit offered by NYC to residential owners who use their apartment as their primary residence. The credit is typically applied to the June billing statement (the final month of the tax year).

    When you need to file a Primary Residence Verification (PRV)
    • Your residency status changed during the tax year
    • You purchased your unit recently
    • Ownership was transferred to a trust, or a new owner was added
    Who is not eligible
    • Investor-owned apartments, including sponsor units
    • LLCs, corporations, partnerships
    • Owners of four or more apartments in the same building (unless legally combined)
    • Units already receiving J-51, 420c, 421a, 421b, or 421g exemptions
    Other exemptions worth checking

    NYC and NYS offer additional credits — apply directly with the relevant agency.

II.

Moves & deliveries.

What management needs from you, when the service entrance is open, and how the deposit works.

  1. II.1 What you need to schedule a move or delivery

    For any move-in, move-out, or large delivery, the management office requires three things in advance:

    • $500 retainer deposit — certified check, bank check, or money order, payable to Park City 3 & 4 Apartments, Inc.
    • Certificate of Insurance (COI) from the moving, delivery, or store company
    • If you're moving yourself, a copy of your current insurance policy
  2. II.2 Permitted days, hours & entrances
    Permitted days & hours Mon – Fri · 8:30 AM – 4:00 PM Excluding legal holidays
    Advance notice 1–2 business days
    Required entrance Basement / service only All heavy items use the service entrance
  3. II.3 The $500 retainer deposit

    The deposit protects the building from damage during a move or delivery. It is refundable after the move is complete and any damage to the building or elevator has been ruled out.

    Make payable to Park City 3 & 4 Apartments, Inc.
    Accepted forms Certified check, bank check, or money order
    Refundable Yes — after successful move
III.

Insurance & certificates.

Your own coverage as a shareholder or sub-tenant, and the COIs we require from contractors and movers.

  1. III.1 Required resident insurance

    All shareholders must maintain a Homeowner's Insurance Policy for as long as they own their apartment. Sub-tenants must carry Renter's Insurance for the full term of their lease.

    Liability coverage $300,000 Minimum required
    Personal property $25,000 Minimum required
  2. III.2 Submitting your policy

    Email a current copy of your policy to the management office, or drop one off in person. Your policy must list the following as additional insured:

    01
    Park City 3 & 4 Apartments, Inc. Including the Board of Directors
    c/o AKAM · 99 Park Avenue, 14th Floor · New York, NY 10016
    02
    AKAM Associates, Inc.
    99 Park Avenue, 14th Floor · New York, NY 10016
    Email your policy
  3. III.3 When a Certificate of Insurance (COI) is required

    A COI from the contractor, mover, or delivery company is required for any of the following:

    • Any work being done inside an apartment
    • All move-ins and move-outs
    • Large deliveries requiring the service elevator
    • Any contractor entering the building
  4. III.4 COI coverage requirements & how to submit

    Use the sample Certificate of Insurance below as a reference for the required coverage limits and the exact certificate-holder and additional-insured wording your contractor or mover should use.

    Download the sample COI (PDF)

    Send the completed form to parkcity3and4@akam.com.

IV.

House rules.

Adopted by the Board of Directors, last revised January 2015. The small things that keep a community working.

  1. IV.1 Occupancy & guest limits
    Occupancy
    Studio 2 persons
    One-bedroom 3 persons
    Two-bedroom 4 persons
    Three-bedroom 5 persons
  2. IV.2 Quiet hours & noise

    Quiet hours, noise, and floor-covering requirements are set out in full in the building's House Rules. Please refer to the complete document below.

    Open the House Rules (PDF)
  3. IV.3 Apartment alterations & renovations

    Alterations are permitted with prior written approval. The process:

    • File work plans with the Management Office
    • Obtain Board approval before any work begins
    • Provide your contractor's proof of insurance (COI)
    • Permit duration depends on bedroom size
    Fees & terms
    Refundable deposit $2,500
    Work hours Mon – Fri · 8:30 AM – 4:00 PM
  4. IV.4 Prohibited appliances

    The following are not permitted in apartments or on terraces:

    • Washing machines and clothes dryers
    • Jacuzzis and hot tubs
    • Charcoal or gas grills on terraces — fire code violation
  5. IV.5 Pets & animals

    Park City 3 & 4 permits cats and dogs only. Dogs require written Board approval (a policy in effect since July 2004). Pet registration is handled through the Forms page.

    Dog requirements
    • Adult weight no more than 16 lbs
    • Proper licensing and current health certification
    • Always on leash, basement / service entrance only — never the lobby
    Not permitted
    • Pitbulls and Rottweilers
    • Exotic animals or birds of any kind
    Register your pet
    Download the Pet Registration form (PDF)
  6. IV.6 Parking & garage rules
    • Spaces are for resident shareholders only, current on maintenance
    • Vehicles must be registered with Management — make, model, color, and license plate
    • Valid vehicle registration and inspection sticker required at all times
    Not permitted in the garage
    • Vehicle washing or repairs — $250 fine
    • Smoking — NYC law, $250 fine
V.

Sublet policy.

For shareholders considering renting out their apartment — eligibility, surcharges, and the application process.

  1. V.1 Who can sublet, and on what terms
    • Shareholder must have owned and resided in the apartment for a minimum of two years
    • Sub-tenants are offered a one-year lease only
    • Sub-tenants must pass an interview and obtain written Board approval
    • Renewals require the same approval process before lease expiry
  2. V.2 Sublet surcharge fees by year

    The shareholder is charged a surcharge — a percentage of monthly maintenance — based on how long the unit has been sublet:

    Years 1 – 3 15% of monthly maintenance
    Year 4 30% of monthly maintenance
    Year 5 50% of monthly maintenance
    Year 6 onward 100% of monthly maintenance
  3. V.3 Inspections, renewals & violations
    • All apartments must be inspected by Management before subletting
    • Notify Management in writing when a subtenant moves out, to stop the surcharge
    • The policy may be amended at any time by the Board of Directors

    To request a sublet application, contact the office: parkcity3and4@akam.com · (718) 897-2000

VI.

Electric vehicles.

Approved by the Board following Board communications of November 2022 and June 2023, in response to repeated lithium-battery fires across the city.

  1. VI.1 E-bikes & e-scooters: the ban

    To safeguard residents and the buildings against the risk of lithium-battery fires, e-bikes and e-scooters are not permitted anywhere on Park City 3 & 4 property. This includes:

    • Storing or charging the battery, anywhere on the premises
    • All outdoor co-op spaces — parking garages, walkways, catwalks
    • Inside buildings — common areas, hallways, elevators, and apartments
  2. VI.2 Guest policy & penalties

    Guests of shareholders who arrive with an e-bike or e-scooter will not be permitted to leave it on the premises, and will be refused entry through the lobby or garages, for any duration.

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Newsletters & updates.

Quarterly notes from the management office — building works, seasonal reminders, and policy updates as they happen. Looking for something older? Write to the office.

From the office