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Re: Real Estate lawyer recommendation
#1
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Savio Figaro is a real estate litigation attorney in Jr. Sq. which I used his services for an REO purchase. Corrado in the heights is also good for real estate transactions which I've used but call his office anyway for your issue. Peter Cecinini from Bayonne is supposed to be expert on property tax appeals who might have an idea.

Good Luck.

Posted on: 7/13 0:22
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Re: AIR DUCT CLEANING
#2
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HOA contracted with "All seasons air duct cleaning" in one of my units. Cost was $55. HOA memo said cleaning is required every 2-3 years to avoid fire hazard. These guys also replace your vents for $20 if you don't have aluminum(per JC fire code)

Posted on: 7/12 23:59
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Re: Auto Repair Shop
#3
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G&T on Communipaw specialize on Germans for mechanical repairs. Had them do a minor aftermarket tune. Some examples on pricing: Oil changes are $100 for full synthetic on Audis($200 dealer). DSG oil change $500 vs $900+ at dealer. Last week inquired about replacing full suspension ; $1000 for all labor + better than OEM control arms , ball joints included . cost of struts extra.

If you need wheel alignment then Firestone on Rt 139 has a good $200 lifetime package if you plan to keep the car for few years. Already had 5-6 visits and paid for itself after 2 visits.

Posted on: 6/20 20:58
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Re: New Jersey Prepares To Raise Taxes On "Almost Everything" As It Nears Financial Disaster
#4
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Quote:

Monroe wrote:
Tony, you're unaware that 80% of taxpayers are keeping more of their money? !


^^^^^^^^
||||||||||||||
Biggest lie ever. Yeah I noticed some paycheck increase but guess what it is temporary unlike corporate cuts. Combined loca/state tax + property tax deduction is reduced to 10K. I pay 13K on property taxes alone and there goes my state tax deductions. Did the math and will end up paying more than pay check increase at the end of the year. They put into my one pocket some and take out more from the other. Ohh they rigged it nicely for the high earners to reduce their top tax bracket to offset the loss of their deductions.

Posted on: 3/17 22:46
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Re: Tiger Mart / Exxon Gas Station - Credit Card Skimming
#5
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Been buying at BP on 14th St for years. No issues and good local prices for a big brand. Buy at costco when shopping there(don't have to be a member by the way. One at Teterboro even has diesel).

Posted on: 3/14 23:32
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Re: New Tax Rate is Insane!
#6
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Quote:

dtjcview wrote:
Quote:

JCGuys wrote:
Quote:

JCGuys wrote:
Quote:

JC_rider wrote:
Does anyone know how to remove tax abatement from a property? Just got the new assesment and heading to City Hall tomorrow.

Bought a condo on Westside last year near Mallory and knew taxes were too high because it was originally sold at peak of 2005 with abatement. Now I get a tax bill and city is increasing the % on the improvements. If I were to get rid of the abatement it will save me more than 30% for 2018! Kicker is with abatement dropped some of that money will go to school system that badly needs it.

We knew that people in Greenville, B/L & Westside were subsidizing rest of downtown Hamilton Park but this is just crazy.If you have an abated property make sure to compare what it would be without it.


Yvonne, do you have anything to say about this?

I find it interesting because only improvements can receive an tax abatement. Land is taxed normally.

Are you seriously suggesting that because of the reval, your taxes are going up and you would pay 30% less if you were taxed normally?

Can anyone else help me understand this situation?


Paging Yvonne


It's really a question for the tax office. Under a standard 5-year abatement for improvements, you get something like a 25% exemption. That exemption should apply to the post-reval assessment if you're still in the abatement period. What you can't do is appeal taxes during an abatement.

Sounds like JC_Rider is in one of the piloted properties that has a longer abatement. Different rules to the 5-year. Need an expert to figure it out - might even be worth hiring an attorney to renegotiate.


Clarification on original post: Quarterly land taxes are going up from $210 annually to 670! I said it backwards before land vs improvements. Pilot part staying same around $4250 but total adds up to $4870 annually with abatement. 2018 assessment is 192K. Without abatement it should be $3110 using 2018 assessment at 1.62 rate. My math was way off on the original post as well. I will be paying %55 more ($4870-$3110=$1760! )

I knew the taxes were high when picked up the property last year and spoke a lawyer. He told me to hold off until reval & new tax rate comes out since abatement is good until 2025.

Spoke to abatement & tax office and I have to submit in writing to drop the abatement. They warned me that once dropped can't get it back. I don't expect taxes to go up 55% until 2025 and keeping abatement is a guaranteed 55%+ until 2025!. I am going to drop the abatement but they told me that deadline was Oct 31. Going to talk to lawyer to see if it can be done sooner.

Abatement office told me about the credit and my taxes should stay the same as 2017 but even that is a crazy over payment.
2017 annual $4460- 2018 at 1.62 rate of 192K assessed value is $3110. $1350 or %43.4 over payment!


I think all my neighbors have been overpaying since 2008 market crash in this complex because original purchase was at the peak with abatement.

Posted on: 3/12 0:00
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Re: New Tax Rate is Insane!
#7
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Does anyone know how to remove tax abatement from a property? Just got the new assesment and heading to City Hall tomorrow.

Bought a condo on Westside last year near Mallory and knew taxes were too high because it was originally sold at peak of 2005 with abatement. Now I get a tax bill and city is increasing the % on the improvements. If I were to get rid of the abatement it will save me more than 30% for 2018! Kicker is with abatement dropped some of that money will go to school system that badly needs it.

We knew that people in Greenville, B/L & Westside were subsidizing rest of downtown Hamilton Park but this is just crazy.If you have an abated property make sure to compare what it would be without it.

Posted on: 3/8 21:45
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Re: JC MTBrs, where do you ride?
#8
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As some already said , Lewis Morris is the closest single track around. Sometimes leave work early on Wed and we start a ride at 6pm there during late spring-early fall. Other good options are Ringwood, Cannonball(if you got the 6"+ bike) Mahlon, Stevens and Allamuchy. There are many more trails and you can find it all on mtbr or mtbnj.com for more info. Staten Island had a short trail that we rode long time ago but not sure about current status.

Posted on: 3/8 21:44
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Re: New Tax Rate is Insane!
#9
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At the end of the day most buyers (except foreigners buying with buckets of cash to hide their money or buy a green card) will look at total monthly payment that includes the mortgage, taxes and maintenance (if condo) after they put down their down payment. Banks are more strict on handing out mortgages now days than 10 years ago.

All of these things mentioned in this thread is the reason why I raised the question few months ago about fair pricing on a then low taxed property if someone was interested in it. Got some answers and of course an expected one from a realtor just playing down what was about to happen at least for the short term. 2018 Trump taxes make it even worse since RE taxes above 10K can't be deducted.


http://jclist.com/modules/newbb/viewtopic.php?topic_id=37837


It is going to make it more interesting Spring RE market with rising interest rates and how DOW dropped 1500 points in one day. One thing going for the RE market is the lack of inventory.

Agree with you those that taxes should be fair across the City and no one neighborhood should be subsidizing another. It is also true that people who are currently buying even the tax abated properties are paying very high PILOT abatements but most of those are going to the City none to the the school system. That is what is whacked about this City!


Posted on: 2/6 0:30
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Re: DOWNTOWN JC Dog Owners - Grass Area On Bay Street (across from Departed Soles)
#10
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Quote:

jc_dweller wrote:
.... When the developer came in to build the 2nd tower, the dog walkers LOST. THEIR. MINDS. that "THEIR" grass (meaning grass that nobody had kicked them off of for a few years) was now being built up.

Eye roll.


Who was more angry? The dog owners who lost their grass or the people in 1st building who lost their view? :)

Posted on: 2017/11/9 22:13
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Re: Ward E for Sale - How Dixon $$$ bought Symes a candidacy.
#11
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Quote:

JCvoter wrote:
Rebecca Symes purchased a waterfront condo in Hoboken when she moved to NJ in 2013 and began working for Dixon Advisory.

In August of 2015 she rented a two bedroom Dixon owned duplex with garden, 3 blocks from Grove Street, for a sweetheart rent of $2000 pcm.

http://clients3.weblink.com.au/pdf/URF/01680858.pdf

It is hard to say when she actually moved from Hoboken because she kept and still owns that apartment and was filing campaign contributions for Hillary Clinton using her Hoboken address as late as July 2016.

http://docquery.fec.gov/cgi-bin/fecimg/?201708319071273670

What is clear is that Rebecca Symes declared her Ward E candidacy 1 year and 10 months after her earliest possible claim to residency in Jersey City.

August 2015 was a busy month for Rebecca as moving to Jersey City coincided with her being appointed by Mayor Fulop to the Jersey City Library board.

August 2015 also saw Dixon Advisory give $200,000 to Fulop's Coalition for Progress

https://www.opensecrets.org/outsidespe ... 0582841&type=A&cycle=2016

Within three months of moving to Jersey City Symes was appointed secretary and board member of the Harsimus Cove Association.
This came a few months after the association had begun to receive sponsorship money from Dixon.

http://www.harsimuscove.org/event/hca-general-meeting/2015/04/13

A snapshot of HCA sponsors from the month she was appointed show 16 local businesses.

https://web.archive.org/web/2015111523 ... harsimuscove.org/sponsors

Under Symes tenure the number of sponsors reduced to Dixon Advisory and 3 others, as it remains to this day.

http://www.harsimuscove.org/sponsors

Nothing but facts.

However well meaning she may be it is difficult to view Symes presence in Jersey City as anything but a cynical and calculated play for power, one backed financially by her employers and the interests of real estate.





This timeline totally makes sense if you wanted to place a puppet in place. Seems like they rushed it. If she was planted 5-6 years back in JC, might have been the clear winner yesterday.


Posted on: 2017/11/8 10:38
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Re: Fulop wins lopsided victory in Jersey City mayor's race
#12
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Quote:

Yvonne wrote:
However, once Menendez get convicted, this city will say bye Fulop as Murphy will give that seat to him. So, everyone of his fans better take pictures of him now.


You sure about that? Saw on MSNBC last night that beach whale called Christie is going to appoint himself as the Senator if Menendez is convicted. :) just kidding. just kidding.

Posted on: 2017/11/8 10:32
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Re: Fair current value for a home with low taxes.
#13
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Quote:

Sutherland wrote:
Have your realtor make an offer with which you're comfortable. If the buyer gets a higher offer the listing agent will call your realtor to let them know, so long as your offer is reasonable. Again, using Hoboken as a metric, I don't think the reval is going to cause a big problem with regard to values. I personally think the bigger issue is a sense that there may be a downturn in the economy.


Disagree that reval is not going to make that much of a difference. There will be some exceptions where a property that is nicely renovated in a great location, block etc. but that is an outlier.

Didn't the mayor use the excuse that reval would cause non-abated downtown property values to take a nose dive and cause a chain reaction in prices across the city for initially postponing the reval when he took office?

In an economic downturn everyone will take a haircut which will keep things the same across. If I need to sell my current place for 10% less to buy the next place, then the new place would be 10% lower(assuming same area) and it would be a wash ratio wise.

As I said before just trying to figure out a formula for the price I am comfortable with that you mentioned. I am thinking of using projected total monthly cost of low taxed property compared to total monthly current cost of property with adjusted taxes. What do you think?

Posted on: 2017/10/26 14:39
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Re: Fair current value for a home with low taxes.
#14
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Yes, the question is in regards to an older condo/home in Hamilton Park/ downtown area.

Heard from a realtor that it is so difficult to sell brownstones in downtown due to reval and guess most buyers know about this. Like Brewster said there is always a chance for an uninformed buyer to get screwed.

What is the motivation for the seller now? People move all the time for a job/kid's school/retirement/downsize etc all the time. Not everyone is willing to sit on it, rent out and be a remote landlord.

Guess suggested lower bid of 10-15% seems within the normal current offer range for me unless it is a very unique piece of property that comes on the market once in a blue moon.

Will do my own calculations based on total monthly projected cost of a property if no one here has any educated guess. Saw some tax rates thrown out 1.8 to 2.0% as a guideline. Worst case it will get rejected.

Posted on: 2017/10/26 11:48
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Fair current value for a home with low taxes.
#15
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Any real estate gurus out that can recommend a way to figure out true future value of a home in JC post reval that is paying low taxes now but we know for sure will skyrocket after reval.

Thinking about buying a bigger place that is not a new condo without tax abatement but not willing to pay current asking price which does not consider future tax hike that could be 2-3X current taxes which we all know going to bring the value down.

Have 2 options now, either sit tight and wait for the reval to happen next 1-2 years and have prices settle, reflecting new higher taxes or try to get something for sale now but offer something that would be considered very lowball by the seller.

In the latter what would be a fair price? For example, listing for $1.75M, current tax assessed value 130K paying only 10K a year in taxes. According to my math assessed value should be at least around 320K for this property with taxes 35-40K with current tax rate.

I am not even considering most likely Fed hikes and higher mortgage rates.

Posted on: 2017/10/26 0:54
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Re: Gulls Cove 2 Condos
#16
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Gulls Cove area is at the borderline zone of PS16 so don't count on it to be there long term unless your kids are school age now and can attend soon. When I spoke to the principal of ps16 about the overcrowding due to new development she mentioned rezoning might be necessary in the future.


Posted on: 2017/10/25 23:52
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Re: Hoa fees in jsq condos
#17
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Quote:

jdm2008 wrote:
I recently came across a condo with fees of almost 500 dollars per month. It includes heat and hot water but no amenities like door men fitness rooms and the like. It's for a10 unit building. About a half mile from the path if that matters
This seems very high to me. It's for a 3 bedroom, will this fee make this condo hard to sell or is that the fees are around jsq?
It


Is there in-living super or other employees like porters, security etc? If it is just paying for hot water/water, sewer & garbage then that does seem a bit high for the sqft with no amenities. For comparison I have a 1050 sqft 2bd in St John's condos in the area and pay $578. In addition to hot water, heat, AC includes 24hr doorman, security guard, package room and onsite supers. Extras are fios/comcast, parking, gym & pool.

Posted on: 2017/10/25 23:43
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Re: Can Anyone Recommend an Affordable/Decent Real Estate Attorney???
#18
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Could some investors recommend an attorney who specializes in REO- bank owned properties. Called a few on this thread and they don't take REOs.

Posted on: 2016/11/21 17:38
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Re: Buying a car for 1st time in years - where to start?
#19
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Also check out autotrader.com for single owner clean carfax vehicles.

Posted on: 2016/11/4 0:22
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Re: Helicopters over the Hudson
#20
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Few months ago Yonkers banned all tourist helicopter operations and passed a local law. Helicopter Flight Services aka heliny.com which operated from Goldman Sachs heliport in JC until Dec 2013 wanted to buy some land there and restart their night flights(9:00AM-9:00PM 7 days) to make it miserable again for all of us that live around Hudson River.
With help of Stop The Chop NY/NJ we educated locals in Yonkers which helped push the ban in Yonkers.

Now there is another Bill in NJ Assembly and received following email below from our President. These helicopters do not only disturb people on the waterfront but they fly over JC many times a day by following Newport-> Target-> Rt 139 -> Journal Sq route at very low altitudes as they travel back and forth between Hudson River and Kearny Heliport .

Please show your support by writing few sentences from links below:


"Dear NJ Members and Friends:

We received the below email from NJ Assemblyman Giblin about an important bill which would ban the helicopter tourist business from operating anywhere in the State of New Jersey. As all NYC tourist helicopters currently park overnight in New Jersey (the Downtown Manhattan Heliport at Wall Street has no overnight parking facilities), this legislation, if passed, would be a real game-changer. For too long, the State of New Jersey has born the large majority of the noise pollution but none of the (miniscule) economic benefit from NYC tourist helicopter business. Time for NJ to stand up for itself. If you live in NJ, please contact your assemblyman and state senator and demand that they support this bill. You can do it through our web site:

http://www.stopthechopnynj.org/how-you-can-help.html

You can also learn more about the pending legislation here:

https://legiscan.com/NJ/bill/A1998/2016"

Posted on: 2016/9/11 17:10
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Re: Condo maintenance fee
#21
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Quote:

Wishful_Thinking wrote:


My question, for readers who live in condos and/or are involved with managing them, is twofold - looking at Jersey City more widely, how does our maintenance fee compare? ..?


JSQ- about 275 units. $6.50 p/sqft a year. 24 hr union doorman + security. Seasonal pool, parking, gym all extra. Includes hot water, water, heating/AC & cooking gas. Reserves need improvement.

Downtown- more than 300 units. $9 p/sqft Luxury building. 24 hr concierge, gym, seasonal pool,hot water, water/sewer, gas, great common indoor/outdoor space, included. parking extra. Good reserves.

Suggest start looking at cost cutting on utilities with multi-year low rate contracts for gas & electricity if not already done so. + LED bulbs, auto on/off bulbs etc. Add move-in out fees to offset wear/tear from renters.

There was a talk from the board about changing the toilet flushes in the JSQ building to save water because it is a 50+ year old building with not all units updated. Nothing really came out of that idea considering old ones flush 5+ gallons vs some new ones only 1.5!

Posted on: 2016/6/26 23:39
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Re: Bike JC's 7th Annual Ward Tour & Festival June 5
#22
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It would be more successful if it can flow better from start to end. I recall 3-4 stops and lots of waiting each time last year.

Posted on: 2016/5/20 23:22
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Re: Is this for real? In the Heights???
#23
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Quote:

SRhia wrote:
I love the staging furniture. Does anyone know where I can get furniture like that (e.g. brand, and such)?


try design within reach and Natuzzi

Posted on: 2015/7/26 22:51
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Re: Bike JC's 6th Annual Ward Tour & Festival Sun. June 7!
#24
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signed up.

Any chance of changing min age to 7 for next year for individual riders? My 6 year old can ride 11 miles already and hoping to do it with her next year.

Posted on: 2015/6/1 0:18
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Re: Newport: The Time Is Now
#25
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Do they use bait and switch tactics like Liberty towers(LT) or 70 Greene at Newport? They offer lower rents first year followed by 15% plus increase each year after. I know a family at 70 Greene who moved 3 times every single year within same building to avoid rent increase. They were considered new tenants by moving to a different unit. What a pain. I have a friend at LT who's rent went up %14 this year. Let's see what happens when downtown market is flooded with new rentals next year.

Posted on: 2015/5/10 18:42
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Re: Cheap moving cannot truck needs May 1st and 2nd.
#26
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There are usually day laborers hanging out by Uhaul by the 1&9 circle when you rent the truck. You can hire 2 guys online after reading their reviews. Uhaul site gives you this option to 3rd party hourly helpers.

Posted on: 2015/4/19 23:18
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Re: Jersey City hotel tax expanded to include Airbnb, other short-term rental services
#27
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I am surprised no one is talking about negative side of AirBNB in a neighborhood. We should be discussing stopping illegal hotel rentals instead of how we are taxing them!

"A fast-growing global phenomenon, airbnb’s biggest and most lucrative market is reportedly New York City.

Councilmembers heard overwhelming complaints about how airbnb is helping deplete the city’s affordable housing stock, while also creating building-wide security, safety and nuisance issues. Meanwhile, many noted, the city’s enforcement unit for dealing with the problem of illegal rentals is tiny and can’t keep up with the mushrooming underground industry."


http://thevillager.com/2015/01/22/foe ... b-share-views-at-hearing/

Since we are next to NYC we will get some of this side-effect as well. I could see why JC City Hall not having an issue with it since increased property values will yield higher property taxes. This opens the the door to investors coming in and artificially increasing already high housing pricing and over bidding regular folks since they can make double the rent vs. traditional yearly lease. Ask yourselves if you want to have a hotel room next to your apt or private home with total strangers showing up each week?





Posted on: 2015/4/11 23:39
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Re: Manhattan woman dies after being hit by falling construction
#28
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Has anyone seen the tentacles coming from that construction above chili's on Washington St. 2 days ago during high wind? Cops closed of the road one day last week during high wind. There is always crap flying off that building. Now that is negligence waiting to kill someone.

Posted on: 2015/3/20 1:05
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Re: 3/9/15: FIX potholes on Grand between State and Fairmount ASAP!!!!
#29
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I changed my sitting position (seat raised high all the way up, normally I like to sit as low as possible) and also driving style due to potholes. I leave more distance between the car in front of me so that I can dodge them better. Worst are on the highway where they are between 2 lanes and you look at your side mirror while changing lanes. Lost 2 tires like that past few years. Now I have to leave many extra car lengths before changing lanes and after making sure not cutting off someone and then look ahead between lanes for potholes. Driving has become more defensive due to these suckers.

Posted on: 2015/3/9 23:02
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Re: $37.2 million tax break lures retailer to Jersey City waterfront
#30
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Its a race to the bottom. Companies don't pay taxes anymore but employees do from their paychecks. They should make these companies sign a contract that says you can't pack up and leave to another State for X number of years after your tax break runs out only for tax break reasons.

Posted on: 2015/2/20 15:22
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