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Understanding NYC Co-ops and Condos: A Glimpse into Their Financial Audits

In the bustling heart of New York City, co-op and condo buildings stand as more than just residences; they are complex financial entities requiring meticulous oversight. George Dimov, a seasoned CPA with expertise in auditing over 100 luxury Manhattan co-ops and condos, sheds light on this intricate process.

Annual Audits: More Than Just Numbers

Every year, these buildings undergo an independent CPA audit, producing a detailed 17 to 25-page financial report. This isn’t just a formality but a vital practice to maintain transparency and legitimacy for the shareholders.

Key Components of the Audit Report:

  1. Cash Balances and Reserve Funds: These indicate the building’s capacity to cover essential costs like utilities and taxes. Surprisingly, some buildings face staggering expenses, highlighting the importance of adequate reserves and budgeting.
  2. Investment Performance: With the current economic landscape, buildings often venture into brokerage accounts to earn from their reserves, balancing the risk and returns in a challenging interest rate environment.
  3. Inter-entity Balances: Buildings with both co-op and condo elements face unique challenges in managing expenses, emphasizing the need for precise accounting.
  4. Budget Analysis: The report compares actual performance against the budget, a crucial metric for assessing financial health and management efficiency.
  5. Special Assessments: These are levied for significant repairs or capital projects, like roof replacement or heating system upgrades.
  6. Conversion Projects: The shift from oil to gas heating, for example, represents significant financial and operational decisions impacted by market fluctuations.
  7. Legal Involvements: Legal disputes can significantly impact a building’s finances, making their disclosure in audits crucial.
  8. Mortgage and Credit Details: Information on mortgages and lines of credit is vital for understanding a building’s long-term financial commitments.
  9. Utility Expenses and Trends: These reflect operational costs and potential energy-saving strategies.
  10. Capital Expenditures and Building Conditions: Anticipated large-scale repairs or renovations can significantly affect a building’s financial planning.
  11. Lease Management: Changes in commercial leases, like retail spaces, can dramatically impact a building’s revenue.
  12. Tax Assessments and Disputes: Handling large real estate taxes and potential disputes is a significant aspect of a building’s financial management.
  13. Superintendent’s Unit Economics: Creative use of the superintendent’s unit can become an income source.
  14. Tax Abatements and Delinquencies: Special tax programs and delinquency issues can affect a building’s financial health.
  15. Escrow Account Usage: These accounts are essential for planning significant expenses and ensuring financial stability.

Beyond the Balance Sheet

The audit isn’t just about numbers; it involves understanding the nuances of property management, legal intricacies, and the dynamic real estate environment of New York City. Buildings must navigate these complexities while maintaining financial health and meeting shareholder expectations.

The Expert at Hand

George Dimov stands as a knowledgeable guide in this field, offering insights and sample statements for those interested in the deeper aspects of co-op and condo financial management in NYC.

For anyone involved in the management or residency of such properties, understanding these audit reports is not just helpful but essential in navigating the ever-evolving landscape of New York City real estate.

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