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Re: Auto Inspection Recommendations?
#1
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Quote:

bodhipooh wrote:
Quote:

Dolomiti wrote:
Hey folks, just wondering who is good for vehicle inspections in JC. Any recommendations?


As covered in previous JCLIST threads: the best thing to do is to visit the NJS MVC vehicle inspection location in Secaucus.

Yep, that works for me

BTW, I did try to search, didn't find anything. Thanks

Posted on: 10/16 16:33
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Auto Inspection Recommendations?
#2
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Hey folks, just wondering who is good for vehicle inspections in JC. Any recommendations?

Posted on: 10/16 12:04
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Re: 2017 Reval ~ Property Inspections
#3
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Quote:

bodhipooh wrote:
Anyone else find it odd that, out of all the JC neighborhoods, DTJC is the only one that has a fraction of homes assessed?

Huh?

Several neighborhoods have spotty assessment completions, and we are a long way from completion. There are big swaths around Lincoln Park and Greenville that are completely untouched.


Quote:
Given all the not-so-good optics of the tax situation prior to the reval, and all the talk of reverse robin hood scenarios, you would think that the people in charge would have wanted to quell any more talk of non-DTJC neighborhoods getting shafted. But, what do I know? This whole thing has been a boondoggle.

Huh?

All the properties will be assessed. Getting assessed in November instead of August doesn't offer any advantage.

The "boondoggle" was the endless delays in getting the reval started in the first place. So far, things seem to be proceeding normally.

Posted on: 9/27 19:21
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Re: 2017 Reval ~ Property Inspections
#4
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Quote:

thor800 wrote:
[quote]
not everyone that currently owns downtown has been living there forever and been substantially subsidized by other areas of the city. these areas have also seen increased values in the past few years and maybe wont see that golden $100 or $200 per month reduction by the reval - at most ? who will be crying now ?

OK, think of it this way.

Let's say that Joe bought a brownstone in 2015 for $800k, and is paying $8k per year in property taxes. After the reval, his taxes shoot up to $16k.

Joe has, in fact, already benefitted. By the time the reval takes effect, he'd have saved well over $25k just in a few years (as he should have been paying higher taxes in 2015, 2016, 2017, and 2018). And someone else had to pay the taxes he didn't pay.

In addition, if we don't do the reval, or somehow shield Joe from his full obligation, he's still getting a tax break moving forward. Further, someone else is still paying the remainder of Joe's fair share, while he continues to reap the benefit not only of lower taxes, but also higher property values.


Quote:
telling someone that they shouldnt be pissed their taxes are skyrocketing based on an arguably inflated investor driven market and if they dont like it, then they can just sell and leave is just being a dick.

Yes and no.

Yes, in that the city should not have delayed the reval for 30 frickin' years. It should have done this about every 5 years, in which case people would see more frequent and significantly smaller changes in property taxes.

No, in that it is unjustified to be mad that you have to pay your fair share -- especially after getting a break, at some else's expense.

Griping about "inflated investor driven market" is nonsense, because the people whose taxes are going up have directly benefitted from that market. Nor is there any sign, even after people literally spending years predicting a massive crash, that JC is in an unsustainable real estate bubble.

Posted on: 9/6 10:01
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Re: NYTimes: Jersey City new rentals so small - they call it co-living
#5
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Shelling out $3500 for a 212 square foot room in a 5-person suite? Is that a typo?

Posted on: 9/4 19:23
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Re: BURGER EATERY on 1st & Erie
#6
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Sign now reads "closed for renovations"

I'm sure it will be open in, uh... Wait, this is Jersey City. 6 months, then? ;)

Posted on: 9/1 16:28
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Re: Please Help Prato Bakery
#7
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Quote:

dr_nick_riviera wrote:
The neighborhood residents and their respective Neighborhood Association are two totally different things.

1) Thanks for not recognizing that your interpretation of squeeg's post appears to have been wrong

2) As far as I can tell, the neighborhood residents have been pretty happy with Prato for some time now

3) I don't know of anything the HPNA has done to drive Prato off the block. Did I miss something?


Quote:
It's also no secret that they are very hostile to things a modern functioning city should have, like local retail and bike lanes....

What does any of that have to do with Prato?


Quote:
the NA board has its own agenda and its members by and large do not represent the community.

What, specifically, did the HPNA do to Prato? Especially during the past 2 years?

It sounds to me like you just don't like NA's, and are using unrelated matters as an excuse to bash them. Seems odd.

Posted on: 7/27 15:06
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Re: Please Help Prato Bakery
#8
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Quote:

dr_nick_riviera wrote:
The OP (squeeg) seems quite elated they're leaving and is lauding the HPNA, indicating they had something to do with this decision.

So they drove out a very popular bakery that closes in the early evenings that most of the neighborhood really enjoyed. Wonderful. I hope the NA is happy with the hair salon/real estate office/some sort of preschool they'll wind up getting in its place.

I think you misunderstand squeeg's post.

Let's note that squeeg speaks for squeeg. Not for anyone else in JC, not for residents of the neighborhood, not the HPNA. S/he didn't even mention the HPNA. S/he said "Harsimus Cove community."

Squeeg also wasn't attacking Prato, s/he was attacking the landlord. From the post in question:

"Dear Prato - we love your coffee and your baked goods and we do wish you much luck in your new location....it was never about you or your products. It was always about your landlord who we punched in the nuts for their douchiness... "

Things have been good with Prato for well over a year now. The most recent news, as you can see in this very thread, is that Prato and/or the landlord tried to change the zoning from Cafe to Restaurant, which would allow a business there to apply for a liquor license. That was denied, but Prato did get a variance to expand from 20 seats to 34.

No one in the neighborhood has said or done anything opposing Prato since then. No one has tried to drive them out. Again, the owner said he liked being a part of the neighborhood. Despite a few issues, they've been good neighbors overall.

Or are you saying that people in the neighborhood buying coffee and sandwiches from Prato was a devious plot to kick them out of the neighborhood...?

Posted on: 7/27 10:46
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Re: Please Help Prato Bakery
#9
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Quote:

bodhipooh wrote:
I just don't understand... if what you seek is a suburban lifestyle, move to the burbs and leave city life for those who can hack it. Complaining about noise, and lights, seems incredibly petty.

Meaning what, exactly? Living in an urban neighborhood means you want drunk and disorderly people yelling at each other outside your window at 2AM, puking on your stoop?

Peace and quiet in an urban neighborhood is a virtue, and all too rare.

Plus, bars don't get to violate noise and parking ordinances just because they got there first.

Posted on: 7/26 20:41
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Re: Please Help Prato Bakery
#10
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Quote:

dr_nick_riviera wrote:
The NA NIMBYs claim another scalp. These worthless organizations need to be dissolved.

Oh, whatever

I don't know what squeeg knows, but it sounds like it's the landlord who has chosen not to renew the lease. Prato has been doing a good business for quite some time now. Just last month, the owner of Prato was saying he liked being part of the neighborhood, and knowing their regular customers:
http://jerseycityeats.blogspot.com/20 ... et-vendor-prato.html#more

I see no indication that the neighborhood chased them out.

Posted on: 7/26 20:28
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Re: PATH (pathetic attempt at transporting humans)
#11
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Quote:

Azul_the_Cat wrote:
How Santiago Calatrava was awarded the design for this is beyond me. The man has been sued so many times for leaks. He is known for a good visual aesthetic, but poor follow through.

IIRC there weren't many suits when he won the competition. It was quite some time ago, after all.

It's not really clear that the leaks are Calatrava's fault. It's not like these buildings are designed to leak, and architects have limited control over the GC and subcontractors.

Plus, when something goes wrong in a building, everyone gets sued, even "starchitects." It's mostly a game to wring money out of the insurers.

What Calatrava is on the hook for are some of the inflated costs, as his designs are rather expensive to construct. Even in that respect, there were a lot of factors that drove the cost of the Oculus through the roof, such as demanding more steel in the structure, or Bloomberg demanding an accelerated schedule.

Posted on: 7/21 16:38
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Re: Fulop foe loses tax appeal targeting mayor's home
#12
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Quote:

bodhipooh wrote:
It is pretty sad that, presented with such a great opportunity to shine a spotlight on the existing tax disparity, the mayor of our city has instead chosen to play dumb about the issue...
Fulop could have managed this situation into a win-win by simply acknowledging that the tax disparity is unfair, and that some people (like himself) are benefitting from the current situation at the expense of other people, but that there is nothing he can do until the reval is completed and new tax levies are assessed.

Did you not notice that he fought the reval tooth and nail? It's not surprising that he'd take this attitude.

Sadly, what we really should do is have a reval on a regular basis (e.g. every 5-7 years), specifically to avoid these huge battles over one-time corrections. What's sad is that we cannot rely on Fulop to do the right thing here.

Posted on: 7/21 9:57
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Re: Developers break ground on Jersey City micro-units apartment building
#13
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Quote:

Frank_M wrote:
Quote:

MDM wrote:
Quote:

Azul_the_Cat wrote:
While that would make for a better layout, building code states that you can no longer have your main egress be though a kitchen.



What is the logic behind this? Would this also be the case if you had an apartment with one of those open kitchen / living room combinations?


In an emergency, the path of egress should probably not take people directly through a room where most home fires start.

That makes sense, but seems unavoidable in a shotgun apartment.

Posted on: 7/21 9:46
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Re: Developers break ground on Jersey City micro-units apartment building
#14
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Quote:

Yvonne wrote:
So developers get around this by having the entrance in the bathroom. Our planning board approved this? It is time for a change in our planning board then.

Why?

Increased urban density is inevitable, and the design is small but appears to be quite efficient.

Nor is this necessarily unhygienic, as the toilet is in a sealed room. It's just... amusing.

Posted on: 7/20 16:22
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Re: Developers break ground on Jersey City micro-units apartment building
#15
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Quote:

Azul_the_Cat wrote:
wait a minute...the front door to the apartment is in the bathroom? WTF?

Yep. Seems kind of typical for a NYC area apartment, no?

Posted on: 7/20 16:03
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Re: Developers break ground on Jersey City micro-units apartment building
#16
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$1300/mo for a fully furnished incredibly small unit, with lots of amenities (cafe, tv room, gym, roof deck). But no separate storage space. Ouch.

Plus, the entrance is the "Large Bathroom." Sweet.

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Posted on: 7/20 12:42
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Re: FOUR MORE Shot - One Dead in JC Violence on Monday Night
#17
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As always, it's unfortunate to hear about such violence in JC.

That said, that's the 13th homicide in Jersey City, which is more or less the same pace as last year (24 total homicides).

Posted on: 7/4 10:44
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Re: Jersey City Reservoir Visit
#18
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I assume you mean the ex-reservoir on Summit.

I've been to it, but not on the grounds. It's, uh... a big pond. ;)

Apparently there are some events there, you can check out their Facebook page.
https://www.facebook.com/jcreservoir


Posted on: 6/27 16:21
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Re: 2017 Reval ~ Property Inspections
#19
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Quote:

JCGuys wrote:
There is nothing in those links which suggests inspectors will "assume that your unit is at the high end of the range of comparables" if they don't gain access. More bullshit disinformation. Why can't people be honest?

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Posted on: 6/7 21:00
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Re: Zillow 07307 market report
#20
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I'd add that condo conversions are complex and expensive.

I don't know if it outweighs any theoretical tax benefits, but I doubt it. More likely is that they are making profits on rents, and assuming the properties will appreciate.

Or, just turning a profit. Buildings like Portside Towers are still rentals, after all these years....

Posted on: 5/31 20:51
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Re: Zillow 07307 market report
#21
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Quote:

brewster wrote:
The median home value in 07307 is now $399,100, compared to $333,696 one year ago. Home values in your area are expected to increase 8.5% one year from now.

Holy crap.

Yep

Demand is high, inventory is low. Not just in JC, but all across the US. (https://www.usatoday.com/story/money/2 ... housing-market/354486001/)

After the financial crisis, home builders overcorrected (surprise!) and didn't build enough homes to keep up with demand.

JC has been building, but most of the new units are rentals, and over 75% of units are rentals.

Good time to own a home, kind of a sucky time to buy one....

Posted on: 5/31 18:26
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Re: 2017 Reval ~ Property Inspections
#22
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Quote:

brewster wrote:
Quote:

Dolomiti wrote:
Let's say she sells her current place for $1.3m after taxes and loss in value, and buys a place for $750k. That's $550k left over, and will cover 110 years of the higher property taxes.

Or, she buys a $1m home. The $300k left over covers 33 years of higher property taxes.

You left out the reverse mortgage option where she extracts 2% of value every year to pay taxes plus whatever interest fees and gets to stay in her home. Reverse mortgages are not intrinsically bad. However they can be abused by the unscrupulous just like any financial product.

Reverse mortgage is an option, and not a terrible one either, but I do have some concerns about it.

The first is that with very few exceptions (notably cars), I am not a fan of borrowing to pay expenses. Borrowing to enhance the value of a home makes a lot of sense to me; borrowing to cover a tax bill, less so.

In this case, it's not horrendous, as long as... Interest rates stay low; you get a fixed rate, not adjustable; the value of the property appreciates faster than the cost of the interest, plus the tax expense.

Which brings me to the second point, namely that reverse mortgages can be complex. My parents were pretty sharp at 70, but still might find it daunting, or get suckered into a bad deal.

Posted on: 5/26 16:14
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Re: 2017 Reval ~ Property Inspections
#23
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Quote:

Yvonne wrote:
After Hoboken did their revaluation in 2012 or 2013, not sure of the year, their ratable base went to $11 billion. Which means they were paying more to the county than Jersey City.

So what?

The reval is revenue neutral. If the ratable base goes up, the multiplier goes down.


Quote:
Dolomiti and Brewster want to deny the fact that your ratable based or tax abatements which are not ratables, have nothing to do with the taxes you pay.

That's because the requirement for the reval to be revenue neutral makes it largely irrelevant.

Plus, as much as we may like or dislike abatements, that's a done deal -- and it does not relieve anyone else of their tax burden.

If you do not support abatements, then you have plenty of avenues to speak out against them. Holding the reval hostage to them benefits no one.


Quote:
Tax abatements hurt the average homeowner because it hides the ratable base and cause the tax base to increase.

So you hate the idea that abated properties pay less property tax, but you're fine with people underpaying property taxes because the city can't be bothered to update the valuations?

And I might add, this counts as yet another post where you have no sympathy whatsoever for the JC residents who are overpaying their taxes because of delays in the reval. Sad!

Posted on: 5/26 16:09
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Re: 2017 Reval ~ Property Inspections
#24
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Quote:

JCBORN wrote:
Is this right?

with the example someone gave below.
Zillow estimates its value at $1.6 million. She currently pays around $11,200 in property taxes, and should be paying $30k.

Would this person be able to sell her home at $1.6M if her taxes are now $30k?

Maybe.

On one hand, it is reasonable to assume that the higher tax bill makes the property less desirable.

On the other, there is very little inventory in JC, and high demand. And it's not like there will be a bunch of similar properties in JC with dramatically lower tax rates.

If she refuses to pay more than $10k in property taxes, and wants to stay in the same neighborhood, she will need to seriously downsize; after the reval, that's the likely property tax rate for a $500k unit. That will definitely suck.

Let's say she sells her current place for $1.3m after taxes and loss in value, and buys a place for $750k. That's $550k left over, and will cover 110 years of the higher property taxes.

Or, she buys a $1m home. The $300k left over covers 33 years of higher property taxes.


Quote:
I am looking to buy a home in Jersey City. Would you recommend I wait a year to see how this all plays out? From what I am reading the home values in JC went down in 1988 after the last reval.

There are too many variables, such as your current home's value, or your rent, or all sorts of contingencies that will affect prices and your own ability to handle the mortgage, to make such specific advice via a web forum.

What I can say is that it seems unlikely that home prices will continue to appreciate between now and when the reval hits.

Plus... That was 1988. JC was different then.

You should look at Hoboken instead. In 2013 they did a reval after 17 years, with a market much more like JC today than JC in 1988. Lots of development; fairly hot market; limited inventory.

What happened? Property values jumped 12% in the year after the reval, with the average deed growing by $47k. Prices have continued to rise every year since.

While some individuals will choose to sell after the reval, I'm not sure you can count on a dramatic drop in prices at that time.

Posted on: 5/26 10:59
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Re: 2017 Reval ~ Property Inspections
#25
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Quote:

Yvonne wrote:
Let me repeat, JC will never have a fair revaluation as long as $2.7 billion worth of property is excluded from the process.

Yet another attempt to change the subject.

It is the delay that has resulted in people who own $1.5 million dollar homes, paying 1/3 what they should.

And abatements didn't delay the reval.

And yet again! You show no sympathy whatsoever for the people who overpay on their taxes. Sad.

Posted on: 5/25 22:24
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Re: 2017 Reval ~ Property Inspections
#26
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Quote:

Yvonne wrote:
Quote:

Dolomiti wrote:
Quote:

Yvonne wrote:
brewster:
The letters I wrote had to do with these subjects...

Don't change the subject.

Are you happy that one person underpays their taxes for years, knowing full well that means someone else is overpaying their taxes?

Should we feel sorry for someone whose taxes are going up, because the value of their home increased from $150k to $1.5 million?

Did delaying the reval make that better or worse?



Did I give the assessment to individual property owners? Did I stop the revaluation or did the mayor stop the revaluation? My attendance at meetings has nothing to do with the revaluation starting for stopping. I know you will like to link the two but your comments have no merit.

Your comments on this board have been exclusively about how terrible the reval is, how it's only going to hurt people, and so forth.

You have never expressed a single bit of sympathy for the people who are overpaying their taxes.

You have never expressed any interest in making the system more fair.

It doesn't occur to you that the people whose taxes are going up have been getting a deal for years -- at another taxpayer's expense.

When I ask you point blank about the people hurt by the status quo, you deflect, you ignore.

You express zero acknowledgement, or sympathy, or recognition of the other half of the problem. Not even an iota.

<< shakes head >>

Posted on: 5/25 21:07
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Re: 2017 Reval ~ Property Inspections
#27
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Quote:

Yvonne wrote:
brewster:
The letters I wrote had to do with these subjects...

Don't change the subject.

Are you happy that one person underpays their taxes for years, knowing full well that means someone else is overpaying their taxes?

Should we feel sorry for someone whose taxes are going up, because the value of their home increased from $150k to $1.5 million?

Did delaying the reval make that better or worse?


Posted on: 5/25 20:13
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Re: 2017 Reval ~ Property Inspections
#28
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Quote:

Yvonne wrote:
How did your article prove I am lying, Dolomiti?

I did not accuse you of lying. I pointed out that the law did not give the purchaser of the liens the ability to foreclose any faster than if the city had done it, and that you omitted how it dramatically increased compliance.


Quote:
Your article states the fact the Schundler had a bunk lien sale. Where did these homes come from?

It came from people who failed or refused to pay their property taxes. The city took out a lien, and then (with permission of the state legislature) sold the lien.


Quote:
People do not choose to give up their property to a lien buyer.

Property owners have a responsibility to pay their property taxes. If they can't afford it, then unfortunately they need to do something about it.

If they refuse, then they will have a lien placed on their property, and run the risk of foreclosure.


Quote:
McDonald from the JJ had the 1988 revaluation march in the papers recently.

So what?

Do you actually believe, at this point, that anything in that article is news to me?

Do you not understand that thousands of JC residents are paying MORE in taxes right now than they should?

Do you not recognize that the refusal to reval compounds the unfairness of the problem? And only makes it worse when the city actually does it?

And from whence should my sympathy spring forth? For example, the article you linked discusses Ms Narciso. Her home is assessed by the City at $145k; Zillow estimates its value at $1.6 million. She currently pays around $11,200 in property taxes, and should be paying $30k.

Yes, that's a big jump. You know what else that means? It means that she's been getting a tax break to the tune of $15,000 and up for years.

She got a huge tax break for decades/ Her home has shot up in value. A reval was inevitable. She should've been prepared.

Now, I will grant you that on one hand, it sucks that a 71 year old woman may have to move because her property taxes went up. That said, her home is worth somewhere around $1.6 million. There should be NO QUESTION that she can afford to buy something decent in JC, in her price range, with property taxes she can afford, AND take a vacation in Paris for a week to boot.

Request for sympathy: Denied.

Posted on: 5/25 17:41
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Re: 2017 Reval ~ Property Inspections
#29
Home away from home
Home away from home


Quote:

Yvonne wrote:
By selling the bulk lien, that line was satisfied with the lien sale, not by taxpayers. So taxes got reduced. The state legislation had to be change in order for this to happened. Here is the downside, it allowed lien owners to aggressively foreclose sooner on properties.

Yeah... no.

The law did not change in a way that accelerated the time frame for foreclosures. What it did was give the city money up-front, and spared it the effort of foreclosing on tax delinquents.

You also ignored how it increased compliance from 78% to 99%.


Quote:
Many of those properties in that lien were small homeowners who couldnot pay their taxes from the revaluation.

So what?

Those homeowners were getting a big tax break for years, and had plenty of time to prepare and/or sell their homes long before any foreclosure proceedings.

And why did their taxes go up? Because the value of their property increased, far in excess of what the city estimated.

This is like someone winning $300,000 in the lottery, taking it all at once, spending it all in 6 months, and then finding out that they have to pay income tax on it.

I realize that life, law, taxes and real estate are complex. However, if you lost a $300,000 home because you didn't pay $10,000 in property taxes? 4 years after the reval? That's not the city's fault. If you own property, it is your responsibility to pay the taxes. If you can't afford the taxes, that sucks, but it's your responsibility to deal with it.

At some point, you have to take responsibility for your own mistakes.

I am also slightly disgusted that you have no sympathy whatsoever for the people who are overpaying their property taxes. Does no one face financial hardship because they're dealing with unfair property tax burdens?

Are you happy that families in Bergen-Lafayette and Greenville are paying your taxes? You good with that? That work for you?

It's not the reval that is unfair. It is the DELAYS in the reval that make the system unfair. What part of that is unclear to you?

Posted on: 5/25 16:06
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Re: 2017 Reval ~ Property Inspections
#30
Home away from home
Home away from home


2001 NYT article which discusses the bulk liens:

http://www.nytimes.com/2001/10/19/nyr ... put-2=schundler+bulk+lien

Mr. Schundler prides himself on finding creative approaches to solving problems. And his earliest coup may stand up as his signal financial accomplishment. In the early 1990's, Jersey City property tax bills were so high that many people, unable to pay, were losing their homes to foreclosure. The city's tax collection rate fell so low at 78 percent that its budget was snowballing: it had to set aside as much money in each year's budget as was uncollected the year before.

Mr. Schundler broke that cycle.

After winning a special election in November 1992, Mr. Schundler, a former Wall Street broker and analyst, won a full term the following spring by promising a huge tax cut based on a bold, but complex idea. He found a way to recoup millions in back taxes the city had failed to collect. It took a special state law, which the Legislature's Republican leaders pushed through on his behalf.

The plan: Jersey City would bundle delinquent tax liens and sell them in bulk to underwriters, for $25 million in cash and a note for $19 million more. The underwriters would issue bonds, to be paid off as they collected back taxes or foreclosed on the properties.

It did not all go smoothly. Collections dragged out far longer than anticipated. Homeowners sued the underwriter, and in July were awarded $30 million in damages. Jersey City also sued the underwriters when its note went unpaid, and received a settlement of just $6.25 million.

Still, the bulk-lien deals dramatically improved the city's tax collections, as many property owners paid their taxes faster out of fear of foreclosure. For the last four years, the tax collection rate has been better than 99 percent. The city's reserve for uncollected taxes, meanwhile, is just $2.5 million, down from $25 million in 1993.

Henry A. Coleman, director of the Rutgers Center for Government Services, who studied the bulk lien sale, said Mr. Schundler brought many city properties back from tax delinquency. ''That's something he deserves credit for,'' he said.


Maybe that could happen again in the future, but... I sort of doubt it.

At any rate, it sounds like the foreclosures were happening before the liens, and people paid their taxes after the liens were sold.

Posted on: 5/24 15:11
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