150 Charles Street Condominium

Amendment 34 Nov 4, 2025

Financial statements for 2023 filed; 2025 budget adopted; sponsor no longer controls board; parking sponsor owns 65 unsold easements.

• Audited financial statements for fiscal year ended December 31, 2023 attached
• Budget for January 1, 2025 to December 31, 2025 adopted
• Sponsor relinquished board control on November 16, 2020
• Sponsor owns no unsold units; Storage Area 31 remains unsold
• Parking Sponsor owns 65 unsold parking easements as of September 18, 2025
• Monthly common charges for Parking Unit approximately $2,016.31; monthly real estate taxes approximately $15,189
• Corcoran retained as selling agent for unsold parking easements
• Plan's effective period extended for twelve months from amendment filing

Amendment 33 Nov 11, 2024

Parking easement prohibition against advertising and assignment/leasing for three years after acquisition, with exceptions for condominium unit sales.

• Purchasers prohibited from assigning or leasing Parking Easement for three (3) years after acquisition
• Prohibition does not apply if Purchaser sells residential unit and assigns Parking Easement to unit purchaser
• Violation constitutes default under Parking Easement Issuance Agreement
• Prohibition applies only to Purchasers who enter into contract after this Amendment is presented
• Form of Parking Easement Issuance Agreement amended with redlined changes

Amendment 31 Dec 22, 2023

Changes escrow agent for parking easements from Kramer Levin to Holland & Knight LLP and revises parking easement agreement terms.

• Escrow agent changed to Holland & Knight LLP at 31 West 52nd Street, New York
• Escrow account moved to PNC Bank, 340 Madison Ave, New York with FDIC coverage up to $250,000
• Authorized signatories: Stuart M. Saft, Renee I. Covitt, Joshua Berengarten, Erin Goodman
• Deposits must be made by wire transfer or unendorsed check payable to Holland & Knight LLP as escrow agent
• Escrow agent must place deposit within 10 business days of agreement tender and provide written notice
• Purchaser may cancel if deposit notice not received within 15 business days
• Revised Parking Easement Issuance Agreement attached as Exhibit A with new escrow rider terms

Amendment 30 Aug 3, 2023

Financial statements for 2021 added, 2023 budget provided, sponsor control transferred, offering term extended 12 months.

• 2021 audited financial statements attached
• 2023 budget (Jan 1 - Dec 31) attached
• Sponsor relinquished board control on November 16, 2020
• Sponsor owns no unsold units; Storage Area 31 remains unsold
• Parking Sponsor owns 92 unsold parking easements as of July 7, 2023
• Parking unit monthly common charges approximately $1,525; monthly real estate taxes approximately $16,900
• Parking Sponsor Loan maximum principal balance approximately $5,500,000 at 3.25% interest; matures July 1, 2024, extendable to July 1, 2025
• Offering term extended 12 months from filing date

Amendment 29 Jun 3, 2022

Amendment updates 2020 financial statements, 2022 budget, sponsor disclosures, and extends the offering period by twelve months.

• 2020 audited financial statements attached; 2021 statements to be filed later
• 2022 budget (January 1 – December 31, 2022) attached
• Sponsor relinquished control of Condominium Board on November 16, 2020
• Sponsor owns no Unsold Units; Storage Area 31 remains unsold as of April 22, 2022
• Parking Sponsor owns 92 Unsold Parking Easements as of April 22, 2022
• Parking Unit monthly Common Charges approximately $1,364; monthly real estate taxes approximately $13,665.48
• Parking Sponsor Loan with Connectone Bank: maximum principal balance approximately $5,500,000 at 3.25% interest, maturity June 30, 2024 (extendable to June 30, 2025)
• Sponsor and Parking Sponsor address changed to 233 Broadway, Suite 2305, New York, New York 10279; offering period extended twelve months

Amendment 28 May 3, 2021

This amendment updates financial information, extends the offering term, discloses control transition to the board, and introduces parking easement offerings for the building's 92-space public garage.

• Parking easements offered for sale at $500,000.00 issuance fee plus $500.00 monthly parking fee
• Monthly parking fees increase annually by greater of 2.5% or CPI
• Sponsor relinquished control of Condominium Board on November 16, 2020
• Permanent Certificate of Occupancy issued December 22, 2020
• Audited financial statements for 2018 attached; 2019 and 2020 statements to follow
• Budget for fiscal year January 1, 2021 to December 31, 2021 attached
• Sponsor owns no unsold units; Storage Area 31 remains unsold as of March 31, 2021
• Parking Unit accommodates vehicles with maximum height 6 feet 7 inches, width 7 feet 3 inches, length 19 feet

Amendment 27 Feb 4, 2019

Twenty-Seventh Amendment updates financial statements, budgets, and policies for 150 Charles Street Condominium and extends the offering period.

• 2017 audited financial statements attached; 2018 statements to follow
• 2019 budget (January 1 - December 31, 2019) attached with updated budget certification dated March 22, 2019
• Sponsor owns no unsold units; two storage areas (31 and 42) remain unsold as of February 1, 2019
• Sponsor expected to relinquish board control on or before July 13, 2020
• Temporary Certificate of Occupancy issued March 6, 2019, expires June 4, 2019; permanent certificate not yet issued
• Smoking policy adopted: smoking permitted in individual units and private terraces only if smoke does not escape to common areas or other units
• FinCEN beneficial ownership reporting requirements updated; order effective through May 15, 2019
• Offering period extended six months from filing date

Amendment 26 2018

Twenty-Sixth Amendment updates the 2018 budget, extends the offering period by six months, discloses two unsold storage areas, and adds a tax law risk warning.

• 2018 budget adopted: $4,651,210 operating income and expenses
• Sponsor owns no unsold units; two storage areas (31 and 42) remain unsold as of June 1, 2018
• Sponsor to relinquish board control on or before July 13, 2020
• Temporary Certificate of Occupancy issued June 26, 2018; permanent COO not yet issued
• $10,000 cash deposit held in escrow for remaining work to obtain permanent Certificate of Occupancy
• Effective period for plan extended six months from filing
• Tax Cuts and Jobs Act of 2017 changed federal tax law effective January 1, 2018; purchasers advised to consult tax expert

Amendment 25 Jun 22, 2017

This amendment updates the 2017 budget, confirms sponsor control status and anticipated relinquishment date, extends the offering period, and adds disclosure regarding FinCEN title company reporting requirements.

• 2017 budget for January 1 to December 31, 2017 remains in effect
• Unsold Unit 4D-S real estate taxes approximately $2,422.03 per month (July 1, 2017 to June 30, 2018); Common Charges $3,878.73 per month
• Sponsor to relinquish Condominium Board control on or before July 13, 2020 (fifth anniversary of First Closing)
• PCO cost estimate reduced to $100,000 with cash deposit held in escrow at Citibank
• FinCEN title company reporting requirements added as special risk for transactions through August 22, 2017
• Offering period extended for twelve (12) months from filing of this amendment
• Financial statements for fiscal years ending December 31, 2015 and 2016 not yet issued; to be provided in subsequent amendment

Amendment 24 Jan 23, 2017

This amendment updates financial information, extends the offering period, and reduces the estimated cost to obtain a permanent Certificate of Occupancy.

• 2017 budget approved: common charges $4,122,645 (0% increase)
• PCO cost estimate reduced from $17,445,000 to $100,000
• $100,000 cash deposit posted as security for PCO completion
• Sponsor anticipated to relinquish board control on or before July 13, 2020
• Offering period extended for 6 months from amendment filing
• Financial statements for 2015 and 2016 to be provided in subsequent amendment

Amendment 23 Feb 2, 2016

Amendment updates financial disclosures, lists 28 unsold residential units and 29 unsold storage areas, reduces estimated cost to obtain permanent Certificate of Occupancy from $17,445,000 to $4,640,007, and extends the offering plan term by 12 months.

• Permanent Certificate of Occupancy cost reduced from $17,445,000 (June 25, 2015 estimate) to $4,640,007 (January 13, 2016 estimate)
• 28 unsold residential units listed as of January 19, 2016
• 29 unsold storage area licenses listed as of January 19, 2016
• Monthly Common Charges for unsold units: $145,318.18 aggregate; monthly real estate taxes: $50,506.28 aggregate
• Sponsor's mortgages on unsold units paid in full and discharged as of November 19, 2015
• First Closing occurred July 13, 2015
• Sponsor remains in control of Condominium Board until fifth anniversary of First Closing or 90% of residential units close
• Offering plan term extended 12 months from filing date

Amendment 22 Aug 17, 2015

Amendment removes contribution allocation from Unit 2B-N for the Resident Manager's Unit purchase and corrects calculation error in total contribution allocation.

• Unit 2B-N contribution to Resident Manager's Unit purchase removed
• Total contribution calculation error corrected to equal Resident Manager's Unit Purchase Price
• Revised allocations of Unit Owner contributions shown in updated Schedule A
• First closing of Unit M1 occurred July 13, 2015
• Temporary Certificate of Occupancy issued June 5, 2015; permanent PCO not yet issued
• Cost to complete work for PCO estimated at $17,445,000.00 as of June 25, 2015
• PCO Escrow Account established with Wells Fargo Bank and M&T Bank exceeding $17,445,000.00
• Working Capital Fund balance as of July 30, 2015 was $30,490.44

Amendment 21 Jun 19, 2015

Amendment corrects parking unit square footage and unit dimensions, updates common interest percentages and budget, fixes storage area count, updates sponsor address, and extends filing period.

• Parking Unit square footage increased by 3,032 sq ft; Common Interest reallocated (Parking up ~1.1288%, Residential down ~1.1288%)
• Units 9C and PHB square footage increased by 54 and 44 sq ft respectively
• Storage areas corrected from 60 to 59
• Sponsor address changed to 40 West 57th Street, Suite 1620, New York, NY 10019 effective June 1, 2015
• Sponsor waives Common Charges collection starting at First Closing; Unit Owners remain responsible for real estate taxes, unit insurance, and utilities
• Filing period extended 6 months
• Declaration updated to conform with Floor Plans for floor numbering and building description
• Schedule A prices decreased for 1 home (median -3.9%): M10 $12,750,000 → $12,250,000

Amendment 20 Apr 1, 2015

Allows one-time assignment of purchase agreements to non-affiliates for consideration, updates unit floor plans and storage areas, sets first closing for June 2015, and increases storage area prices.

• One assignment of agreement permitted to non-affiliates for consideration with 10% assignment consent fee and $2,500 counsel fee
• First Closing anticipated June 2015
• Floor plans revised for 45 units and storage areas; one additional storage area offered (61 total)
• Purchase prices of storage areas increased per revised Schedule A
• First Year Budget updated; anticipated first year operation begins July 1, 2015
• Filing period extended six months

Amendment 19 Nov 13, 2014

This amendment reaffirms the budget, provides Section 421-a tax benefit disclosures, and extends the offering period by six months.

• Budget for first year of condominium operation (Schedule B) remains materially unchanged; updated certification from budget expert dated October 28, 2014
• Section 421-a tax exemption benefits confirmed; building located in Geographic Exclusion Area with no affordable units required due to negotiable certificates
• Building service employees must be paid applicable prevailing wages for duration of exemption period
• If offering plan not declared effective within 15 months of final certificate of eligibility from HPD, dwelling units must be registered as rent-stabilized units
• If Sponsor rents any unit to person other than interim lessee prior to consummation, Sponsor must abandon the Plan
• Effective period of Plan extended for six months from filing of this Amendment

Amendment 18 May 30, 2014

Extension of the offering plan's effective period and reaffirmation of the budget.

• Effective period extended for six (6) months from filing of this Amendment
• Budget (Schedule B) remains materially unchanged; reaffirmed by Sponsor's budget expert May 20, 2014

Amendment 17 Jul 25, 2013

Plan declared effective as of May 2, 2013 with 73 units (80%) under agreement; updates property descriptions, floor plans for 28 units, and deposit payment terms.

• Plan declared effective as of May 2, 2013 with 73 units (80%) under agreement
• Floor plans modified for 28 units: M1, M5, M7, M8, M9, 2D-N, 2D-S, 2E-S, 3F-N, 3G-N, 4B-S, 5A-S, 5B-N, 5C-N, 6A-S, 6B-S, 6D-N, 6D-S, 7A-S, 7D-S, 8A-S, 8B-S, 9A, 9C, 11A, 12A, 14A, PHB
• Additional Deposit now due within 30 days of receiving this Amendment for existing purchasers; full Deposit due at signing for new purchasers
• Property description and building conditions updated per Exhibit B-1
• Updated architect certification dated May 14, 2013
• BSA dispute appeal denied July 23, 2013
• Amended unit owner rights for alterations to adjacent common elements with Board consent requirements

Amendment 16 Apr 23, 2013

Purchase prices of certain units owned by the Sponsor are increased to the new prices shown on the revised Schedule A.

• Schedule A prices increased for 2 homes (median +8.5%): 9C $29,500,000 → $32,000,000; M10 $12,250,000 → $12,750,000

Amendment 15 Apr 9, 2013

Purchase prices for certain units owned by the Sponsor are increased to the prices shown on the revised Schedule A.

• Schedule A prices increased for 3 homes (median +14.9%): 2D-N $1,175,000 → $1,350,000; 2E-S $1,050,000 → $1,235,000; M9 $9,150,000 → $9,400,000

Amendment 14 Apr 2, 2013

Purchase prices of certain units increased as shown on revised Schedule A.

• Purchase prices increased for units: PHA ($34,000,000), PHB ($35,000,000), 14A ($15,000,000), 14B ($16,000,000), 14C ($14,000,000), 12A ($14,500,000), 12B ($15,500,000), 12C ($13,000,000), 11A ($14,000,000), 11B ($15,000,000), 11C ($12,250,000), 10B ($14,500,000), and multiple others
• Sponsor reserves right to revise further purchase prices and other terms, except for units with executed purchase agreements without purchaser consent
• Schedule A prices increased for 49 homes (median +7.7%): PH A $30,000,000 → $34,000,000; 14B $14,500,000 → $16,000,000; 14C $13,000,000 → $14,000,000; 12A $14,000,000 → $14,500,000; ...

Amendment 13 Mar 26, 2013

Purchase prices of certain units owned by the Sponsor are increased.

Amendment 12 Mar 20, 2013

Purchase prices of certain units increased, with revised Schedule A attached.

• Purchase prices increased for 95 residential units shown on revised Schedule A
• Price increases range from units PH A at $34,000,000 to various lower-priced units
• Sponsor reserves right to revise prices further except where purchase agreement already in effect

Amendment 11 Mar 8, 2013

Purchase prices of certain units owned by the Sponsor are increased.

Amendment 10 Mar 5, 2013

Purchase prices increased for certain unsold units owned by the sponsor.

• Purchase prices increased for units listed on revised Schedule A (Exhibit A)
• Sponsor reserves right to revise further purchase prices and terms, except for units with existing purchase agreements without purchaser consent
• Schedule A prices increased for 5 homes (median +5.6%): 5C-S $4,400,000 → $5,950,000; 4A-S $6,150,000 → $6,450,000; 3C-N $3,500,000 → $3,950,000; 2D-N $895,000 → $925,000; ...

Amendment 9 Feb 28, 2013

Purchase prices increased for multiple units owned by the sponsor.

Amendment 8 Feb 27, 2013

Purchase prices of multiple residential units are increased.

• Schedule A prices increased for 3 homes (median +7.1%): 11B $14,000,000 → $15,000,000; 7D-N $4,950,000 → $6,250,000; 1B-N $6,850,000 → $6,950,000

Amendment 7 Feb 26, 2013

Purchase prices of certain units owned by the Sponsor are increased.

• PHA: $30,000,000
• PHB: $35,000,000
• 14A: $15,000,000
• 14B: $14,500,000
• 14C: $13,000,000
• 12A: $14,000,000
• 12B: $14,250,000
• Schedule A prices increased for 71 homes (median +13.3%): PH B $31,000,000 → $35,000,000; 14A $11,500,000 → $15,000,000; 14B $13,250,000 → $14,500,000; 14C $10,500,000 → $13,000,000; ...

Amendment 6 Feb 22, 2013

Purchase prices of certain units owned by the sponsor are increased.

Amendment 5 Feb 20, 2013

Purchase prices of certain units owned by the Sponsor are increased.

Amendment 4 Feb 19, 2013

Two units have new prices.

• Unit 6D-N price changed to $6,850,000
• Unit 3H-S price changed to $5,750,000

Amendment 3 Feb 14, 2013

Purchase prices of certain sponsor-owned units are increased.

Amendment 2 Feb 13, 2013

Purchase prices of certain units owned by the Sponsor are increased.

Amendment 1 Feb 11, 2013

Amendment increases purchase prices for certain units owned by the sponsor.

• Purchase prices of units shown in revised Schedule A increased
• Sponsor retains right to revise purchase prices further except for units with agreements already in effect