NYCHA MANAGEMENT MANUAL – CHAPTER II

APPENDIX A
SCHEDULE OF CHARGES TO TENANT ACCOUNTS

I. Policy
NYCHA 040.507, NYCHA Resident Lease Agreement, authorizes the assessment
of additional charges to a tenant’s account. Staff shall assess charges to tenant
accounts in accordance with the Schedule of Charges to Tenant Accounts,
(Appendix A) for extra services rendered due to:

1. Negligence and deliberate damage, or

2. Violation of the rules and regulations

Staff shall not assess charges when repairs or replacement (except in certain
instances of repainting) are due to reasonable wear and tear, or ordinary and normal
usage.

Management staff shall not charge for repainting when such repainting is necessary
due to reasonable wear and tear. However, there is a charge in certain instances of
Inter and/or Intra-Project Transfers, as indicated in Section L. Charges are not to be
assessed against the account of a vacating tenant if minor repairs or replacements
amount to $10.00 or less.

If any serious questions arise with regard to the assessment of additional

charges, the Housing Manager should consult the Law Department after the
matter has been discussed with the Borough Director or designee.

II. Types of Charges

A. Charges are divided into three separate categories, as follows:

1. Authority property that is damaged by the tenant or member of the

tenant’s family, except for reasonable wear and tear

2. Additional or extra services provided by the Authority for the tenant or

member of the tenant’s family, such as lock-out service, or replacement of
lost keys, etc.

3. Extra services performed by the Authority because of tenant (or other

household member) infractions of requirements or rules established for
proper administration of the development, protection of the landlord’s
property, and the safety, convenience and quiet enjoyment of the
premises by other residents.

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 NYCHA MANAGEMENT MANUAL – CHAPTER II
APPENDIX A
SCHEDULE OF CHARGES TO TENANT ACCOUNTS

B. Considerations When Assessing A Charge

1. Factors

The following factors are considered when a Housing Manager decides to

assess a charge for infractions or rules violations:

Offending tenant, or family member, in question must be identified with

the act involved.
Age is considered when a child is involved.
Charge is justified under the circumstances of the particular case. It is
preferable that a warning should precede the assessment of a charge.
Charge must be reasonable, bearing some relation to the nature of the
incident, and to the tenant’s record in regard to such or similar incidents.

2. Sustaining a Rent Charge

The ultimate responsibility for the Authority’s ability to sustain this type of rent
charge rests primarily upon the Housing Manager. The manner in which the
factors referred to above are handled at the development level largely
controls the subsequent outcome of a case taken into court if a tenant
decides to litigate the validity of a charge.

3. Interview Following a Serious Incident

A serious incident is followed-up, as soon as possible, with an interview with

the tenant and, if necessary, the offending member of the family. The tenant
is given the opportunity to present his/her side of the story. Based upon the
nature of the infraction, the tenant’s record and the attitude displayed by the
tenant at the interview, the Housing Manager determines what action to take
and what charges, if any, to impose upon the tenant. Staff files a summary of
the interview, stating all pertinent facts and the reason for the Housing
Manager’s decision.

4. Disorderly or Violent Behavior

It is outside the scope of this type of charge to take action under the third
category in respect to disorderly or violent behavior. This type of conduct is
not within the jurisdiction of Authority rules and is to be dealt with strictly as a
police matter, or in some other manner conducive to preventing repetition
thereof.

NOTE: Staff shall not assess charges (in this category) as a punitive
measure upon tenants of an entire building, or stairhall, in
regard to an incident, or to correct conditions in general.
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 NYCHA MANAGEMENT MANUAL – CHAPTER II
APPENDIX A
SCHEDULE OF CHARGES TO TENANT ACCOUNTS

III. Methodology for Calculating Charges

NYCHA establishes charges to tenants through use of the following formula:

1. Price for materials used includes actual cost of item plus approximately
20% for handling and distribution.

2. To this cost factor has been added 100% of actual labor costs, as
determined by current collective bargaining agreements or contractor
costs, and 10% of actual labor costs for administrative costs.

This schedule of charges shall be adjusted every two years to reflect

changes in the cost of labor and materials.
The determination of average time expended replacing the listed items
includes: travel time, obtaining and handling materials, and the recording
of work performance.

IV. Public Posting of Schedules of Charges

Schedules of special charges for services, repairs, and utilities shall be publicly
posted in a conspicuous manner in the Management Office waiting room and
shall be furnished to any tenant upon request.

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 Materials Cost Ave. Time to
Charge to
Equipment - Item w/20% Handling Complete Work
Tenant Account
Charge (In Hours)
A. Bathroom-Equipment
1. Bathtub & Fittings:
Handles $17.99 0.5 $29.25
Overflow Escutcheon $18.00 0.5 $29.26
Shower Head $36.00 0.5 $47.26
Stoppage n/a 1.0 $22.521
2. Clothes Dryer $20.39 1.0 $42.91
3. Door Lock $18.00 0.5 $29.26
4. Light Fixture (fluorescent) $47.99 0.5 $59.25
5. Medicine Cabinet:
Complete Replacement $59.10 0.5 $67.00
Mirror $18.00 0.5 $29.26
Shelf (plastic) $2.39 0.5 $13.65
Shelf Bracket $0.90 0.5 $12.16
6. Tile Floor (bathroom tile) $12.90 0.5 $24.16/sq. ft.
7. Wash Basin and Fittings:
Complete Replacement $298.80 2.0 $343.84
Enamel Surface Chip
Actual cost of repair
Repair
Faucet-4" Center $84.00 1.0 $106.52
Handles $7.20 0.5 $18.46
Strainer $12.00 0.5 $23.26
$22.522
Stoppage n/a 1.0

1
Tenant is charged only when article recovered from waste line is found not to be the result of normal usage.
2
Tenant is charged only when article recovered from waste line is found not to be the result of normal usage.

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 Ave. Time to
Materials Cost Charge to
Complete
Equipment - Item w/20% Handling Tenant Account
Work
Charge
(In Hours)
8. Water Closet &Fittings:
Toilet Bowl $119.20 2.0 $149.78
Toilet Tank $56.58 2.0 $101.62
Toilet Tank and Bowl $117.42 3.0 $184.98
Flush Tank less Fittings and
$83.99 1.0 $106.51
Cover
Flush Tank Cover $35.99 0.5 $47.25
Toilet Paper Holder with
$2.40 0.5 $13.66
Roller
Toilet Seat with Cover $10.20 0.5 $21.46
Stoppage n/a 1.0 $22.52
Stoppage Requiring Removal
n/a 2.0 $45.04
of Bowl
B. CLOSETS and HALLWAYS
1. Clothes Pole $11.99 0.5 $23.25
2. Wood Shelf-Replacement $6.00 0.5 $17.26
C. DOORS and DOOR HARDWARE
1. Apartment Entrance Door:
Complete Replacement $480.00 4.0 $620.36
Cylinder Change w/2 Keys $22.50 0.5 $47.253
Bommer Hinge (pair) $17.99 0.5 $29.25
Taco Hinge (pair) $11.52 0.5 $22.78
Door Chain Original
n/a n/a No Charge
Installation
Door Chimes (only where
$23.99 0.5 $35.25
originally installed)
Hinges $35.99 1.0 $58.51
Interviewer $13.74 0.5 $25.00
Interviewer Cover $4.79 0.5 $16.05

3
All apartment door cylinder changes must be approved by the Housing Manager, Assistant Manager, or
Superintendent.
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 Materials Cost Ave. Time to
Charge to
Equipment - Item w/ 20% Handling Complete Work
Tenant Account
Charge (In Hours)
Key Duplication $3.59 n/a $3.59

Knobs (pair) $5.99 0.5 $17.25

Lock, Less the Cylinder $155.99 0.5 $167.25

Lock, With Dead Bolt $83.99 0.5 $95.25
Lock Escutcheon Plate $15.59 0.5 $26.85
Refinish Door n/a 1.0 $29.78
2. Apartment Interior Door:
Complete Replacement $47.99 2.0 $118.17
Door Stop $3.59 0.5 $14.85
Cylindrical Set $23.99 0.5 $35.25
Lock Bathroom Door $23.99 0.5 $35.25
Repair and Refinish Door Actual Cost of Materials and Labor
D. ELECTRICAL EQUIPMENT
1. Fixture-Ceiling $11.99 0.5 $23.25
2. Fixture-Wall $15.59 0.5 $26.85
3. Fuses-Apartment (15 or 20
$0.60 0.5 $11.86
amp)
4. Light Globe or Cover $11.99 0.5 $23.25
5. Outlets, Receptacle $9.90 0.5 $21.16
6. Plates, Bell or Buzzer $0.95 0.5 $12.21
7. Switch, Toggle $1.19 0.5 $12.45
8. Bathroom Receptacle
$23.99 0.5 $35.25
9. Carbon Monoxide
25.00 n/a $25.00
Detectors
10. Smoke Detectors 10.00 n/a $10.00

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 Ave. Time
Materials Cost to Complete Charge to
Equipment - Item
w/ 20% Handling Charge Work Tenant Account
(In Hours)
E. FLOORS
When a tenant vacates an ½ hr = $11.26 for 1-10
apartment, staff applies a cost $11.26 tiles
allowance of two tiles per (for 1-10
room, per year of tenancy. tiles) $10.00 Minimum
For this purpose, they
consider a half room as a full Each additional
room and residence of more tile-$1.12
than 6 months as a full year.
For example, a tenant
vacating a 4 ½ room
apartment after 10 years and
1. Asphalt or Vinyl Tile 4 months of occupancy is
granted an allowance of 100
tiles, and pays only for the
replacement of tiles in excess
of this allowance. A tenant
vacating a 3 ½ room
apartment after 3 years and 7
months of occupancy has an
allowance of 32 tiles, and pays
only for the replacement of
tiles in excess of this
allowance.
2. Bath (Refer to Bathroom equipment)
3. Linoleum Removal n/a 2.0 hrs 45.04
4. Wood Floor -Replace
$25 for the 1st sq. ft. plus $8.50 for each additional sq. ft.
Damaged Area
5. Wood Floor Actual Replacement Costs
F. HEATING EQUIPMENT
1.Orifice disc (tampering with) $23.99 1.0 $46.51
2. Valve $78.00 0.5 $89.26
3. Radiator Handle $7.20 0.5 $18.46

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 Materials Cost Ave. Time to
Charge to
Equipment - Item w/ 20% Handling Complete Work (In
Tenant Account
Charge Hours)
G. KITCHEN EQUIPMENT
1. Hanging Wall Cabinet
Actual cost + 20% 1.0 ($35.09) Materials + labor
Complete
Replacement Door $11.99 0.5 $23.25
Door Hinges $2.39 0.5 $13.65
Wood Shelves $3.59 0.5 $21.14
2. Refrigerator Parts and
Accessories:
Control Knob $2.40 0.5 $13.66
Magnetic Door Gasket $51.82 1.0 $67.61
Plain Door Gasket $35.99 1.0 $82.10
Door Handles $15.43 1.0 $32.22
Ice Cube Tray $1.50 No Installation $1.50
Butter Door $9.90 0.5 $17.80
Chiller Tray $42.00 0.5 $53.26
Crisper Pan $27.20 0.5 $35.10
Freezer Door $108.00 0.5 $119.26
Shelves $41.31 0.5 $49.21
Cold Controls $64.44 1.0 $80.23
Compressors $240.00 3.0 $307.564
Door Liners $31.20 2.5 $87.50
Shelf Brackets $3.60 0.5 $14.86
Hinges $19.75 0.5 $27.65
Light Switch $5.99 0.5 $17.25
Light Socket $7.19 0.5 $18.45
Line Cord $16.80 0.5 $24.88

4
Tenant is charged if damage is due to tenant’s neglect.
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 Materials Cost Ave. Time to
Charge to
Equipment - Item w/20% Handling Complete Work (In
Tenant Account
Charge Hours)
Unit Freezer Damaged Current replacement cost for refrigerator size, as noted in
NYCHA’s Oracle iProcurement System
3. Sink & Tub Combination:

Drain board $35.99 No Labor

$35.99
Enamel Surface Broken or
Actual Cost of Labor
Scarred
Faucets $83.99 2.0 $129.03
Stoppages ---- 1.0 $22.525
4. Storage Cabinet:
0.5
Complete Replacement Actual cost + 20% Materials + labor
($17.55)
Door $11.99 0.5 $23.25
Drawer $11.99 0.5 $23.25
5. Stove & Oven Parts:
Burner Assembly $23.99 0.5 $35.25
Broiler Pan $21.59 0.5 $32.85
Burner Grate $15.15 0.5 $23.05
Oven Burner $23.99 0.5 $35.25
Oven Door Handle or Hinges $9.60 0.5 $20.86
Oven Wire Harness $21.60 0.5 $32.86
Panel $48.00 1.0 $70.52
Top Burner $15.59 0.5 $26.85

Set of Stove Knobs $19.19 0.5 $30.45

Burner Valve (jets) $11.99 0.5 $23.25

6. Work Table Formica Top (per
$14.34 0.5 $25.60 per linear ft.
linear ft)
Scraping & Refinishing Wood
---------- 1.0 $22.52
Top

5
Tenant is charged only when article recovered from drainpipe is found not to be the result of normal usage.
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 Materials Cost Ave. Time to Charge to
Equipment - Item w/ 20% Handling Complete Work Tenant Account
Charge (In Hours)
H. MAILBOXES
1. Door Without Lock $35.99 0.5 $47.25
2. Door and Mailbox Lock (old
$42.00 0.5 $53.26
type) w/2 keys
Mailbox lock (old type) w/2
$5.99 0.5 $17.25
keys
3. Key Duplication (Mailbox) $4.79 ----- $ 4.79

4. Special Mailboxes,
horizontal type, conforming to Post
$47.99 0.5 $59.25
Office regulations with 5 pin
tumbler lock,w/2 keys
PAINTING SECTION See Section L., Painting, Washing, and Restoration Charges
I. SERVICES- Fuses, Keys,
Lock Outs, Stoppages and
Extermination
1. Cylinder Change w/2 keys $35.99 0.5 $47.25
2. Door Chain n/a n/a No Charge
0.5
3. Special Cylinder Actual cost + 20% Materials + labor
($11.26)
4. Fuses, Apartment 15amp or
$0.60 1 $11.86
20amp
5. Key Duplication:
Apartment Door $3.59 n/a $3.59
Mailbox $4.79 n/a $4.79
Lobby Door- Unrestricted Key $3.59 n/a $3.59
1st-$10.00
2nd-$15.00
Lobby Door- Restricted Key n/a n/a
3rd-$20.00
4th-$25.00
6. Stoppage n/a 1.0 $22.52

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 Materials Cost Ave. Time to Charge to
Equipment - Item w/ 20% Handling Complete Work (In Tenant
Charge Hours Account
7. Stoppage (requiring removal of
-------------- 2.0 $45.046
toilet bowl)
8. Retrieval of Item from Elevator
Actual Cost Including Travel Time7
pits
9. Extermination No Charge
J. WINDOWS - Glass, Hardware and
Shades
1. Chain and Guard Installation -------------- -------------- No Charge
Chain ------------------ --------------- No Charge

Guard - Child Safety ---------------- ---------------- No Charge

2. Glass - For Each Plane $12.00 ------------- $12.00
3. Thermopile Glass Each $34.56 --------------- $34.56
4. Handles $1.20 0.5 $12.46
5. Hinges ---------------- --------------------- No Charge
6. Window Shades All new tenants, i.e., inter-project and intra-project
transferees (with the exception of those tenants who
transfer at the request of the Authority, or for reason of
under-occupancy) shall pay for window shades. The fee is
payable in full at the time of rental and should be posted to
the tenant’s Ledger Card.

Apartment Size Charge

Efficiency ( 0 $18.00
Bedroom)
1 Bedroom $27.00
2 Bedrooms $36.00
3 Bedrooms $45.00
4 Bedrooms or more $52.00

6
Tenant is charged if damage is due to tenant’s neglect.
7
Actual cost includes average time and cost of labor, plus any travel time involved if the Emergency Services
Department handles retrieval.
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 Materials Cost Charge to
Ave. Time to Complete
Equipment - Item w/ 20% Handling Tenant Account
Work (In Hours)
Charge
K. AFTER HOURS SERVICES( EMERGENCY SERVICES DEPARTMENT)8
1.Stoppage n/a n/a $50.00
2.Lockout9 n/a n/a $50.00
3.Retrieval Of Keys from n/a n/a $50.00
Compactor or Elevator pit
NOTE: Use actual charge(s) for materials and labor for any items not listed in this Schedule. Actual
cost of materials is available in NYCHA’S Oracle iProcurement System. Labor cost(s) are
obtained from Development and Borough Management Department Personnel Budget
reports.

L. Painting, Washing and Restoration Charges

1. Preparing Apartments for New Tenants

If an apartment has been painted more than six months before move-out, the
apartment is ordinarily repainted for the new tenant.

When an apartment has been painted less than six months before move-out, the
apartment is ordinarily prepared for the new tenant by washing, or a combination of
washing and partial repainting.

Exceptions to Subsection A. 1 and 2, above, if necessary, can be decided by an

Assistant Superintendent, in consultation with the Paint Supervisor, with the written
approval of the Superintendent or Housing Manager.

2. Charges to Current and Vacating Tenants

a. Repainting Charge

The following charges for repainting are made if repainting is necessary

because of more than reasonable wear and tear:

Period of Time Since Last Apartment Paint Charges

Painting
Less than 6 Months 100% of Actual Repainting Cost
More than 6 months to 1 year 50% of Actual Repainting Cost
More than 1 year to 3 years 33 1/3% of Actual Repainting Cost
More than 3 years No Charge

8
The Emergency Services Department sends Movaris Form 066.002, Non-Emergency Service Invoice, to the
Development Manager with the applicable after-hours service charge
9
Residents age 62 years or older are exempt from the after-hours lockout charge
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 Note: The Housing Manager shall use the latest paint contract prices, purchase
order costs or actual materials and labor costs to determine the cost of
repainting an apartment

b. Miscellaneous Paint Charges

The tenant has the option of choosing more than one paint color for an
additional charge of $25 per color for the bedroom, living room and hall
surfaces. The tenant acknowledges this charge by signing NYCHA form
060.117, Apartment Paint Data. The tenant must submit full payment for color
selection in the form of a check or money order to the Management Office prior
to the commencement of painting.

After receiving the check or money order, the Housing Manager or designee
completes NYCHA form 132.001, Miscellaneous Charge/Credit, and submits it,
along with the payment, to the Lockbox Unit.

c. Restoration Charge

The following restoration charges are in addition to any other painting

charges:

Cost of restoration and repainting of tenant-finished surfaces in materials

other than paint e.g., wallpaper
Cost of restoration where furniture, such as room dividers and bookcases,
were installed
Priming charge for a tenant-painted surface, unless this surface was not
painted during the apartment’s last paint cycle (39 months or longer). If this
surface was not painted during the last paint cycle, the tenant is charged for
the removal of any foreign material and any required plastering, but is not
charged for priming the surface.

3. Charges to Transferring Tenants

Any transferring tenants must be notified prior to the transfer of all charges that
may be incurred and must agree to pay the same as a condition to such transfer.
For details on transfer charges, refer to NYCHA Management Manual, Chapter I,
Section VI, Transfers: Public Housing Programs.

Before granting a transfer, the Housing Manager requires the tenant to pay the
charges. The Housing Manager may, however, allow the tenant to pay in
installments provided the total cost can be recovered within six months after the
transfer.

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The Housing Manager is authorized, with the approval of the Borough Director, to
waive transfer charges in cases of unusual hardship, e.g., an extremely
overcrowded family, on a fixed marginal income, that requires a larger apartment
but cannot afford to pay these charges.

If extra work for restoration is required, the tenant is required to pay appropriate
charges. If a tenant has covered a surface with materials other than paint, e.g.,
wallpaper or tile, the tenant shall be charged for the excess cost of restoration,
e.g., removal of such covering, plastering and priming. However, if surfaces so
covered were skipped at the prior painting cycle, the tenant is not charged for
priming, but is charged for the excess cost of removal of any foreign material and
any required plastering.

The transferring tenant is subject to painting and restoration charges as

previously noted in Section L.2.

NOTE:  The transferee must pay painting and restoration costs even if
the apartment has not been subjected to unreasonable wear-
and-tear.

 For inter project transfers, paint and restoration charges are

transferred from the sending development to the receiving
development by the PIMS Automated Inter- Project Transfer
Program after posting by the sending development.

a. Inter-Project Charges

Painting and Restoration charges are assessed to tenants transferring for the
following reasons:

 Change in work location

 Non-availability of essential services or facilities
 Incorrect size apartment (larger apartment needed)
 Re-housing Former Site Occupant
 Excess Income
 Case reasons (including certain compelling emergency situations)

NOTE: Painting and Restoration charges are not assessed to tenants

transferring for the following reasons:

Rent Hardship
Specific needs of the development, e.g., transfers to permit
enlargement or conversion of space for the Management-
Maintenance office, Housing Police, Community or Children’s
Center, etc
Occupancy standards, e.g., transfers necessitated by conformance
to occupancy standards where the tenant requires a smaller
apartment.
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b. Intra-Project Charges

Painting and Restoration charges are assessed to tenants transferring for the
following reasons:

 Incorrect size apartment (larger apartment needed)

 Case reasons (including certain compelling emergency situations)

NOTE: Painting and Restoration charges are not assessed to tenants

transferring for the following reasons:

Specific needs of the development, e.g., transfers to permit

enlargement or conversion of space for the Management
Maintenance office, Housing Police, Community or Children’s Center,
etc
Occupancy standards, e.g., transfers necessitated by conformance to
occupancy standards, where the tenant requires a smaller apartment
Special transfers initiated by the Housing Manager for the overall
good of the development, e.g., a long standing history of friction
between two neighbors (whose records of tenancy are otherwise
satisfactory), and the Housing Manager induces one of the tenants to
transfer to another part of the development

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