The Orion - 350 West 42nd Street - Condo - by Cetra/Ruddy

[Dryeyes]

What's the most recent word on move-in dates? I need to get a loan and alert my landlord re: my move out date. Since there seems to be multiple occupancy waves (lower floors move in first, then the uppers), does anyone know if all the building amenities will wait until everyone has moved in before operating? Finally, will the common charges for the people who move in first be held in abeyance until everyone moves in? Or will there be some pro rata charge? I understand that no one should pay for common charges until he actually occupies his unit, but it seems pretty unfair for those on the lower floors to pay their full share of the common charges simply because the rest of the building isn't finished.

[Hypertext66]

Once again the agents at the Orion sales center where more than helpful in answering any questions we may have regarding move in dates and the payment of common charges. In regards to the common charges the developer will pay common charges on all non closed apartments from the day the first closing takes place. So even though you are paying common charges after your closing you will not be the only person to be paying the building costs. And right now the only closings that will be taking place in the next month or so will be floors 5-6. I was also told that we will be notified one month prior to our closing dates. Floors 4-28 are expected to begin closings from late March to summer of 06, and floors 31-PH are expected to begin closings from summer to fall of this year. I also asked when the ammenities floors were going to be opened and I wasn't given an exact date but I was told that they should be opened long before all apartments are closed.

[Dryeyes]

Thanks for providing this info. The only thing that bothers me about your conversation with the sales office agent is the uncertainty about whether the amenities (gym, pool, breakfast cafe, etc.) will be operating by the first closings. My opinion is that if anyone is paying the full common charge upon closing on an apartment, regardless of whether the building is covering the charges for the nonclosed apartments, he/she should get everything he/she pays for. I understand that figuring out everyone's pro rata common charges share for the nonuse of an amenity is effort that no one wants to expend. If that's the case, then the building should only charge the full common charge when the all the facilities are up and running. That's only fair.

I realize that I'm being idealistic and it probably won't go down like this. But maybe if enough of us talk to our closing attorneys about this, who knows?

[investor350]

Dryeyes- I concur with all you have stated! if you look at my postings the response that I received to similar questions portayed me as a negative person.

[stashinny]

Thanks for the info on the closing dates. I have a question though for everyone... What type of communication level should we expect from Orion? I'm disturbed that I learn more about what's going on HERE, versus anything official from the developers. Its great that the sales reps are able to give individual callers decent responses. But it seems odd to me that such basic updates are not communicated regularly from the source (Orion). Also, I bought a unit on floor 46 so I guess I'm closing in summer-fall. While I have lined up a mortgage (no rate lock yet however), I'm concerned that on 30 days notice "all the stars won't be alligned" to get everything done in such a short time period. Add to that my current apt lease is up for renewal in July and I'm not sure if I can go month-to-month. Does anyone have any experience with a development like this and the logistical uncertainaties regarding moving in?

[Xenos962]

I concur, Stashinny. This was the subject of an earlier post by me.

I am rather surprised that the developer has done what appears to be such a nice job on the building but such a poor job at communicating with buyers. One would think that the developer would endeavor to create a community of its buyers through at least a newsletter or periodic updates.

This forum is my only vehicle for getting updates other than an occasional call to the Sales Office.

I am lining up my mortgage loan now but must tell the lender that "I think I am closing in April... maybe later with a slim chance of sooner." No locked in rate for me yet when you have only an estimated closing date.

[Dryeyes]

Me too! I have learned most of what I know about the Orion from you guys. I am grateful for this board. Does anyone know what amendment we're currently in? I haven't received anything from my attorney in months.

[jsgardinier]

Me too! I have learned most of what I know about the Orion from you guys. I am grateful for this board. Does anyone know what amendment we're currently in? I haven't received anything from my attorney in months.

Still on #10....no new amendments in several months now...

[Drexel]

I think they are still on #10 because sales have really slowed down....If you pull up www.corcoran.com you can pull up which units are available and can see how long they stay available....

[angnyc]

only for architectural and no price increase.

[antinimby]

Still on #10....no new amendments in several months now...

Why the sad face? Isn't not having new amendments a good thing? (btw, is the double negative I just used, improper English?)

[Dryeyes]

No, your English was proper. The "not" immediately before "having" modifies "having" and not "isn't." So what you wrote isn't the type of double negative that would make your English teachers cringe.

[antinimby]

Thanks for breaking that down. Although the english teacher won't cringe, I doubt that he/she would be giving me a gold star either.

[ichibans]

only for architectural and no price increase.

I just got my 11th amendment yesterday from the mail, It also has all the commited buyer's purchase date.

[detigiwa]

I received the 11th amendment as well. It is fun to look through it and see when each unit went into contract, as one is able to guesstimate when the sponsor released each unit and at what price.