Sometimes little guy really can win battle

Crystal Hawkins emanates a certain lightness these days that’s a far cry from her demeanor last November. And it’s not just because of the sunnier weather.

Hawkins and neighbor Alycya Miller spearheaded a grassroots battle improving conditions in what had, in some respects, become a dreadful dwelling at 1 Marble Hill Ave., which just last winter suffered from garbage, cockroaches, peeling paint, leaks, and a litany of other problems.

Since management changed hands last March, however, things have improved dramatically — in large part, Hawkins says, thanks to her, Miller, and some neighbors leveraging small claims court and landlord-tenant laws.

It’s a kind of a return to the good old days, said Hawkins, who’s lived there since 1977. 

“We have a full staff like the building used to have back in the ‘70s, early ‘80s,” Hawkins said, including a porter, ample cleaners, and several people assisting the super. “They’re here every day — even on the weekends — cleaning the elevator, cleaning the basement. I’m really, really happy.”

Digital security cameras in front of the building help residents feel safer, Hawkins added.

Langsam Property Services Corp., took the reins for 1 Marble Hill from A.J. Clarke Real Estate Corp., last March. Edith Cardona, the building’s new managing agent, “is a stickler on agendas,” Hawkins said, so the staff has a clear-cut list of tasks they tackle each week. 

“They are very, very responsive,” Hawkins added. And tenants are finally seeing repairs that had been neglected for years.

Yet, Hawkins is quick to give kudos to Miller for the strategy she used to take the former landlord to court. The final result not only got their building cleaned up, but gave each of them up to $5,000 for their trouble, Hawkins said.

“We can finally live in a little bit of peace,” she said. And that includes some residents she’d known since childhood who never learned how to advocate for themselves. 

“I want to encourage other buildings and people that live in the projects,” Hawkins said. “They can do this as well,” even with a small group. “Watch how things begin to change.”

But realizing those changes came with a rigorous fight, Miller said. Some tenants dropped out for various reasons like working strenuous hours at a day job. Miller can empathize — she’s a management consultant in the technology field.

“Seriously, it required so much energy on the part of just honest and decent working people, just to get roaches taken care of and plumbing fixed,” Miller said. “It’s kind of ridiculous how much mud you had to be dragged through just to get simple things done.”

Still, Miller said, it’s worth the struggle. And it’s ongoing.

“My message to others would be just stay the course,” she said. “Keep at it. Because no change is going to happen unless you keep making it happen.”

Langsam, formed in 1949, focuses on buildings in the Bronx and upper Manhattan. The company specializes exactly in the kind of issues 1 Marble Hill suffered from, company president Matthew Engel said.

“We specialize in general management of properties in these areas, but I would say our expertise is in distressed properties,” Engel said. 

“We focus very hard on working with, in a collaborative fashion, residents in a building to ensure we’re providing the services that are necessary.”

Langsam’s methodical approach may have been exactly what 1 Marble Hill needed.

“When we go into a building we do a full analysis and look to see what problems exist, and what needs to be changed,” Engel said. That means prioritizing safety issues, like lead exposure or mold, followed by lagging maintenance.

But Engel credits Cardona with “an eye for curb appeal,” making the buildings not just safer, but look nicer, too.

“A little touch of paint here and there and a planter in the front can make all the difference,” Engel said.

While Hawkins and Miller applaud the upgrades, Engel cautions against vilifying the former management company, A.J. Clarke, which he called a “reputable management firm.”

In fact, John Economou, treasurer for A.J. Carke who oversees the firm’s internal operations, says his company “did the best that we could do at the time.”

“We tried to establish open communications with the tenants,” Economou said, encouraging them to speak with the super and property manager to address their concerns. The company even added staff.

“At the end of the day, we just want buildings that run well,” Economou added, where “all the services a tenant should have are in place. Sometimes you just need a fresh start, and maybe that’s exactly what was needed here.”

State Sen. Marisol Alcantara, who represents Marble Hill, agreed communication was instrumental. Her office offered translation help to some residents who don’t speak English.

What happened at Hawkins’ and Miller’s building, she added, is a trend happening throughout Marble Hill — a neighborhood that’s turning into a “hot real estate market” — her office is working to address. But the senator can’t do it alone.

“The key has been that you have a very active group of tenants,” Alcantara said. “I encourage all tenants to be as passionate as the ones in Marble Hill.”

Alcantara’s message to others is clear: If they’re facing problems in their building, don’t walk into court alone. 

“Our office is available,” she said, “and we work very closely with nonprofits that provide legal services.”

What matters most to Hawkins, however, is that her and her neighbors’ commitment to their building sparked real change.

“We came together and we did it because we love our building,” she said. “We love this block and we love the community of Marble Hill. 

“This building is a beautiful building. It needed to be preserved. I know, for other people in this community, it will give them hope.”