Q: I am trying to sell my co-op in Queens, and I recently found a buyer willing to pay cash. Documents were provided showing that the buyer could afford the apartment, the fees and the renovations. But the board rejected the application, and it apparently is not required to give a reason. I emailed the board to ask for clarification on what it's looking for in a buyer, so I won't have to go through the trouble of paying for a contract, engaging a lawyer and losing so much time again. I never got a response. How can I find out what they're looking for so I can avoid this in the future?

问：我正试图出售我在皇后区的一套合作公寓，最近找到了一位愿意用现金支付的买家。 提供的文件显示，这位买家能够负担得起公寓、各项费用以及翻修的开销。 但董事会拒绝了这份申请，而且显然他们没有必要给出理由。 我发了电子邮件给董事会，想让他们澄清他们在买家身上看重什么，这样我就不必再经历支付合同费用、聘请律师以及浪费这么多时间的麻烦。 我始终没有收到回复。 我怎样才能弄清楚他们想要什么样的买家，以便将来避免这种情况呢？

A: In New York City, a co-op board does not have to tell you why it rejected your buyer. The members probably won't tell you what they're looking for, either.

答：在纽约市，合作公寓董事会不必告诉你它为什么拒绝你的买家。 其成员很可能也不会告诉你他们看重什么。

"I'm always loath to give any particular criteria, because it locks the board into something," said Steven D. Sladkus, a co-op president and partner who practices real estate law at Schwartz Sladkus Reich Greenberg Atlas LLP.

“我总是很忌讳给出任何具体的标准，因为那会把董事会限制在某些条件上，”史蒂文·D· 斯拉德库斯说。他是一栋合作公寓的董事会主席，也是Schwartz Sladkus Reich Greenberg Atlas LLP律所从事房地产法律业务的合伙人。

The financial health of applicants is important, such as how much money they will have after closing, their debt-to-income ratio, a good credit profile and stable employment, Mr. Sladkus said. Other factors include whether applicants have a history of filing lawsuits, particularly against landlords.

斯拉德库斯先生说，申请人的财务状况很重要，比如他们在交易完成后还会剩下多少钱、他们的债务与收入之比、良好的信用状况以及稳定的工作。 其他因素还包括申请人是否有提起诉讼的历史，特别是针对房东的诉讼。

Your best move is probably to hire a broker who is familiar with your building and has experience guiding sellers through the process there. "If you have a broker, they're hopefully vetting purchasers for you so you don't waste your time," Mr. Sladkus said.

你最好的做法可能是聘请一位熟悉你那栋大楼、并且有经验指导卖家完成该大楼购房流程的经纪人。 “如果你有一位经纪人，他们有望为你筛选买家，这样你就不会浪费时间，” 斯拉德库斯先生说。

The board cannot reject buyers for illegal reasons under federal, state and city fair housing laws. This would include basing a decision on their status in a protected class such as race, religion, national origin, age, disability, sexual orientation and gender identity, said Julie Schechter, a partner who practices real estate law at Fox Rothschild. If the board does not disclose the reason for the rejection, and there is no other evidence, discrimination cases can be difficult to prove in court. There have been efforts to make the application process more transparent in New York City, but they haven't advanced in the City Council. Westchester County, however, does have a law that requires a board to disclose to an applicant its reason for rejection.

董事会不能依据联邦、州和市级公平住房法律所认定的非法理由来拒绝买家。 福克斯·罗思柴尔德律师事务所从事房地产法律业务的合伙人朱莉·谢克特说，这些非法理由包括基于受保护类别的身份做出决定，例如种族、宗教、国籍、年龄、残疾、性取向和性别认同。 如果董事会不披露拒绝的理由，并且没有其他证据，那么歧视案件在法庭上就很难被证实。 在纽约市，曾有过让申请流程更加透明的努力，但这些努力并未在市议会取得进展。 不过，威斯特徹斯特县确实有一项法律，要求董事会必须向申请人披露其拒绝的理由。

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