Property management in New York City
New York City
Your building, run properly.
We manage and lease buildings across the five boroughs, place program tenants, clear violations and expedite permits. One manager, one number, one clear statement a month.
The agencies we deal with
- NYC Housing Preservation & Development
- NYC Department of Buildings
NYC Office of Administrative Trials and Hearings- Fire Department of the City of New York
- NYC Department of Environmental Protection
- NYC Department of Sanitation
- NYC Department of Health and Mental Hygiene
- New York State Homes and Community Renewal
- New York City Housing Authority
- NYC Human Resources Administration
- U.S. Department of Housing and Urban Development
- NYC Department of Transportation
- NYC Department of Consumer and Worker Protection
- NYC Landmarks Preservation Commission
New York State Department of State
Agency names and marks belong to their agencies and are shown to describe the work we do; none endorses Bulwark.
Services
What we do
Hire us for one service or all five. Each stands on its own.
- 01Details
Property management
Rent collected, repairs done, filings on time, a statement on the first. One manager responsible for the whole building.
- 02Details
Leasing and tenant placement
Listed within two days, shown seven days a week, screened fairly. A flat fee quoted up front.
- 03Details
Program housing
Section 8, CityFHEPS, FHEPS and HASA. We prepare the unit, file the package and follow up until the rent arrives.
- 04Details
Violations and compliance
HPD, DOB, OATH, FDNY and DEP violations corrected, certified and dismissed. Local Law filings kept on a calendar.
- 05Details
Permit and licence expediting
DOB permits, Certificates of Occupancy, Letters of No Objection, FDNY, DEP, DOT and DCWP licences. A separate service.
Program housing
Program tenants, placed and paid.
Section 8, CityFHEPS and HASA pay on time for years when the paperwork is right. We get the unit through inspection, sign the contract correctly and chase the agency when a payment slips.
- Walk-through against the HQS and NYCHA checklist before the inspector comes
- Landlord package, W-9, lease rider and rent-reasonableness prepared
- Agency follow-up until the first payment lands
- Recertifications and rent increases tracked each year
Violations and compliance
Cleared before they become fines.
Penalties grow, hearings default, and too many open violations put a building into HPD enforcement. We correct, certify and dismiss, then keep the recurring filings on a calendar.
- 01
Correct and certify
Licensed trades do the work. We photograph it, certify it and file inside the window.
- 02
Dismiss and defend
Dismissal requests, OATH hearings, Certificates of Correction and penalty mitigation.
- 03
Stay compliant
Local Law 11, 97 and 152, boiler and elevator inspections, bedbug and HPD registration filings. Scheduled and filed on time.
Why owners switch
You should never have to chase your manager.
The most common complaint we hear from new clients is silence. Calls not returned, statements that do not add up, a violation found at closing. We work the other way: a named manager, a statement you can check, and a date next to every open item.
Onboarding
Switching takes two weeks.
We run alongside your current setup until every ledger, key and filing is in our hands.
Walk-through and records
We inspect the building, pull the public records and collect leases, ledgers, keys and vendor contacts.
Written plan and proposal
Open violations with deadlines, vacancies with rent targets, repairs with costs. Priced in plain numbers.
Takeover
Tenants get written notice of the new payment and repair channels. Vendors, insurance, utilities and agency contacts are updated.
Steady state
Rent collected, repairs dispatched, filings on the calendar, statement on the first. You hear from us when a decision is needed.
Anything from a two-family house to a multi-building portfolio. Most of our clients own between six and two hundred units across Brooklyn, Queens, Manhattan and the Bronx.
Yes, it is a specialty. We place and manage Section 8 (NYCHA, HPD and HCR), CityFHEPS, FHEPS, HASA, SOTA and supportive-housing tenants, and we handle the inspections, HAP contracts and agency paperwork that come with them. Refusing voucher holders is illegal in New York. It is also bad business: program rent arrives on the first.
Yes. Violation clearance is available on its own. Send us the address, we pull every open HPD, DOB, OATH/ECB and FDNY record, and you get a fixed-fee plan to clear them.
Management is a percentage of collected rent, so we are paid when you are. Leasing is a flat placement fee quoted up front, as the FARE Act requires. Violation work is quoted per building after a free review. There are no mark-ups on vendor invoices.
Usually within two weeks. We collect leases, ledgers, keys and vendor contacts, notify tenants in writing, and run the first month in parallel with your previous arrangement so nothing is missed.
Talk to us about your building.
Tell us what you own and what needs fixing. A person replies within one business day.