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Re: Door recommendation for open Den area
#1
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Quote:

07310 wrote:
I agree with Brewster, hire a professional to do this it is not DIY project.


It's totally doable DIY, I've done several similar doorways, but it's not for beginners, which the OP sounds like. In fact I'm dealing with one on my current reno, a 42" x 92" opening. I have no idea what was there to begin with, perhaps french doors, but it's an awkward width for them, you'd have to open both because 21" is an uncomfortable squeeze for a bedroom door. What I did on another floor was make an 80" transom with a flat panel and bring in the sides with lumber & molding to create a 30" doorway.

Another unit had a 60" wide archway with no doors. I added jambs and used flexible PVC moldings to put a jamb and stop across the arch. I then took hollow core doors, cut them to fit and glued in lumber where it was hollow on the arc.

Before

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Posted on: Yesterday 21:23
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Re: Door recommendation for open Den area
#2
Home away from home
Home away from home


Is there a budget? Keep in mind pocket doors require tearing apart the walls on either side. French doors can be done with a transom of some sort done tastefully. Perhaps you should hire an architect familiar with the visual vocabulary of these things and what would fist best with the existing detail in your home, if any. A photo of the wall with the door would certainly make suggestions easier.

Posted on: Yesterday 13:41
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Re: Wow - LSC's Updated Plans for SciTech Scity
#3
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Home away from home


I gotta say I'm not seeing a great argument against the leasing idea even if the payment is only nominal. In the event the whole thing goes under, covenants attached to the sale seem to be much harder to enforce than terms of a lease.

Posted on: 3/22 15:19
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Re: Wow - LSC's Updated Plans for SciTech Scity
#4
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Home away from home


Interesting post Mao. Putting aside the reality of those numbers, I have to ask is maximizing ratables really the highest priority we have? We could do that also in other ways, like by doing away with R-1 zoning, but no one is on board with that. So clearly there are other factors to consider. Does JC really want a new forest of high rises bordering LSP there?

BTW, the "average" JC homeowner will not be paying $20k, just the Downtowners with properties worth over $1m. The "average" JC home is worth far less. As I've said many times, our tax rate is perfectly average for our area, we are not highly taxed.

Posted on: 3/22 12:16
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Re: Property Tax Appeal - Comparable Sales
#5
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Quote:

HamiltonParker wrote:
The deadline for appeal is quickly approaching. Where would I go to find comparable sales for a time period? Thanks, in advance for any advice.


Honestly, if I were doing it again I'd let a one of the lawyers that work on commission handle it. We just don't have access to the proper data in usable form. I walked in there with a handful of unusable comps and didn't know it.

Posted on: 3/21 20:19
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Re: Jersey City mayor-elect orders end to citywide reval
#6
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My experience with appraisals is that they're bullshit from top to bottom. I was trying to refi and had banks do 2 different appraisals. I held the tape measure for 1 guy. His gross sq footage came out 20% under. The other guys was 15% under. I could see the bogus measurements in the drawings. A rowhouse with a 1 floor extension is easy, it's 2 boxes. The banks said tough shit, that's what it's worth.

What they apparently do is decide what the number should be and then fudge using the measurements and subjective numbers like GRM to make it come out. One appraisal even had the 3 methods, comp, replacement and rent, all come out within a couple of thousand of each other. What do suppose the odds were?

Now take that process, and for the reval make it even faster and shittier. Should be fun.

Posted on: 3/21 20:12
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Re: Stop Sale of Public Land to Developers, Promote a Green City
#7
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Quote:

JPhurst wrote:
Except when they don't, like in the case of SciTechSCity, in which case opponents will say "You should just sell it to the highest bidder and give taxpayers relief!" (Not saying you fall into this category).


Not I. I think much of that is just using any excuse to harass Fulop. I tire of the cries of "high taxes" too, our tax rate is perfectly average for our area.

Posted on: 3/20 22:35
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Re: Stop Sale of Public Land to Developers, Promote a Green City
#8
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It's really simple. Until we pass a law excluding funds from the sale of city assets from being used in the general budget, there will be an incentive to sell city assets to balance the budgets and make the current administration look good. This has been going on for decades.

Some years ago the Parking Authority was running in the red and sold a parking lot to balance it's budget. It's like the milkman selling his cow, right?

Posted on: 3/20 12:46
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Re: Buying to live in Bergen-Lafayette a good idea?
#9
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Home away from home


Not saying ole Harry here isn't B-L born-n-raised, but it's kinda funny how many people want to slam the door closed after they move in. From our Gold Coast to the Pacific Northwest, people move somewhere and then get all up at the other people who are coming and "ruining it".

Posted on: 3/17 18:25
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Re: Storefronts not shoveled
#10
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Where's the sanitation inspectors? Isn't this their turf? Gerry McCann can give me a bullshit ticket because he says my tenants aren't putting out recycling, but where is he when people's lives are at stake?

I was walking past Dickinson today over unshoveled walks, and 2 cops are standing there, and one says "careful" as I nearly go down. WTF?? How about enforcement instead of spectating the carnage?

Posted on: 3/16 22:43
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Re: General contractor recos for condo work
#11
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Quote:

jcguy05 wrote:
unless you have some very special wood, dont do it. I just had it done and the chemical is so bad 10x worse than paint, my neighbor called the fire dept. I had the whole place vented afterwards with homedepot blow fans to create a vacuum for over 4 weeks now and the smell is still there. And from my understanding those are very harmful to you inhaled.

It's absolutely NOT worth it to resand and refinish, instead just get new floor installed. The cost is really not that much higher and you dont have to deal with the chemicals. I hired a very experienced contractor but this is the process no way around it.

They have the new water based whatever refinish coating now but my contractor said those dont last and end up looking bad - he has no reason to lie to me as i am paying for all material.

if i had to do it over again i definitely would just have new floors installed, cost may $1500 more for builder grade bruce brand level engineered or hardwood for a 700 sqf.



Umm, except for engineered flooring, any new real wood floor would need to be sanded and varnished. Is the "chemicals" you're referring to just the oil based urethane? This has been the preferred finish for many decades. It sounds like you're a bit sensitive to it, we've had it done several times and it's no big deal. Do what's right for you, but most people do not have a big problem.

Also, "just have new floors installed" is very simplistic. Material cost aside, you either need to rip out the old floor at great labor, and because oak is 3/4 and engineered is at least 1/4 thinner, end up with a problem of door casings not meeting the floor and paint lines on the baseboards are exposed because the toe mold is now lower. Or if you lay the engineered over the oak, you now have to trim all your door casings and doors for the raised floor. And never be able to go back down without all new cases and doors.

Posted on: 3/16 21:17
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Re: Stop the give away of taxpayers' city owned land. Ordinance 17-023
#12
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Quote:

mia wrote:
4: Lease the land and use the annual proceeds for the benefit of the taxpayers. Pave the streets with the annual lease $$$.

Every single parking lot in the City of Santa Monica is owned by the city but are managed by outside companies such as SP+ Parking. Let's stop this give away of city assets with these phoney financial arrangements that no one at City Hall has the skills to manage. The City's finance people can't keep track of the tax abatements and the taxpayers don't even get full value of them! Ask Mayor Fulop about Steve Sirocki and his accounting of the tax abatements for 20 years.
_________________________________


brewster wrote:
Naysayers & critics: What's your point? What would you prefer?

1: Current plan

2: LSC gets charged market value for land, which likely sinks the project, and leads to 3.

3: The land gets sold to highest bidder, which is back to JC business usual, where nothing but money talks. The land is built out to the maximum possible revenue generating structures with no regard to benefiting the community.

Is there a "4"?
[/quote]

Do you have any reason to believe that your 4 doesn't lead to 3 same as 2 does? Leasing or financing to buy amount to the same thing cashflow wise.

Posted on: 3/15 22:21
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Re: Stop the give away of taxpayers' city owned land. Ordinance 17-023
#13
Home away from home
Home away from home


Naysayers & critics: What's your point? What would you prefer?

1: Current plan

2: LSC gets charged market value for land, which likely sinks the project, and leads to 3.

3: The land gets sold to highest bidder, which is back to JC business usual, where nothing but money talks. The land is built out to the maximum possible revenue generating structures with no regard to benefiting the community.

Is there a "4"?

Posted on: 3/15 17:08
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Re: Stop the give away of taxpayers' city owned land. Ordinance 17-023
#14
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Home away from home


Quote:

mfadam wrote:
having spent a lot of time at LSC with kids I wouldn't bet on a big spillover impact into DTJC restaurants. LSC is an auto based destination. People drive in from the burbs and run their kids around for 3 hours and then pack it up and head home in their minivan or SUV. I think the odds of the average user making the extra drive to DTJC to eat are slim.


Yes, that is currently true. Which is why I suggested something that businesses do to get customers: "Marketing". Most of them probably don't know that there's a booming restaurant district with a huge variety of choices a 10 minute drive away.

Posted on: 3/15 12:57
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Re: Stop the give away of taxpayers' city owned land. Ordinance 17-023
#15
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Quote:

caj11 wrote:
LSC brings people into New Jersey, but I don't think it brings many people specifically into the surrounding Jersey City neighborhoods to spend money.


Not a bad point by itself, though not a reason to crap on LSC. If the many family friendly DTJC restaurants were smart they'd do a discount promotion with LSC.

Posted on: 3/15 1:20
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Re: Buying to live in Bergen-Lafayette a good idea?
#16
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I won't say you're nuts, but it depends on how tolerant you are of real inner city living. I moved to DT 20 years ago and it was NOTHING like that area, you'd have to go back to the late 70's. This is the area where most of the shootings in JC happen. There's a map linked somewhere here.

There's a real reason it's cheap. But some people are gentrification pioneers, the people who moved DT in the 70's and bought townhouses around needle strewn parks on credit cards. Are you one of those? Are you sure you can't afford west of Kennedy or JSQ or The Heights?

Have you spend considerable time walking around in the area? Seen who's hanging around all day and who's going and coming from work? That's the best way to gauge your comfort IMO.

Posted on: 3/14 12:44
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Re: Recess at schools
#17
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Quote:

mfadam wrote:
they don't get enough recess. Teachers/Administrators view it as a hassle (accidents, falls, etc) and as such do the bare minimum to get the kids out.

Our experience was that kids couldn't go out until after every kid had finished their lunch. This drove me crazy as it penalized kids who ate quickly so they could get outside and run around.

Every study under the sun shows that longer recess correlates to better classroom focus/test scores/etc...


At LLCS they used to take away recess for the entire class if one kid misbehaved. This changed with the much maligned new Principal Hogan.

Posted on: 3/13 20:48
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Re: Recess at schools
#18
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I always thought it nasty that public and Catholic schools could get streets closed for recess, but LCCS couldn't get the Belmont loop closed for their recess. It would have been perfect, it's already a park! Word was it's a county road and the Sheriff refused.

Posted on: 3/12 20:39
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Re: Jersey City mayor-elect orders end to citywide reval
#19
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Quote:

hero69 wrote:
how much do those bayonne boxes costs.i would think that for just a bit more money, one could produce a much nicer building that would hold its value longer over time and get good rents.


I wish I knew more about the numbers, but clearly from patterns in DTJC and in Hoboken, there's a tipping point where values and demographics dictate nicer buildings. No one has built a BB DT in a long time, though there's a number of them on Marin. And it's clearly not just that most of lo-rise DT is Historic. So higher values appear to be the only thing that can save JC from the Bayonne Box.

Posted on: 3/9 23:31
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Re: Jersey City mayor-elect orders end to citywide reval
#20
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Quote:

hero69 wrote:
those bayonne boxes are not cheap, i'm surprised.


But they're tremendously profitable. Trench poured foundation, off the shelf plan, and cheap materials. That's why they can pay so much for 50x100 teardown lots.

Fulop's mailing is so nauseating in it's self righteous "it wasn't us, they made us do it". I wish we had better, but the snakepit that is JC politics weeds out the all but the hopelessly idealistic and the players of games. People in a position to know told me well before he was mayor that Fulop was not the choirboy he seemed, but I didn't listen.

Posted on: 3/9 20:16
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Re: *AVOID - A&M Auto Repair on 6th St. - AVOID*
#21
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Sadly, this issue of competent employees is a problem for many businesses, particularity contractors in my experience. I had a well regarded contractor do a tile bathroom that was identical to one he had done before excellently, and it was utter crap. Assuming it was an employee issue, it was also his failure to supervise, and maintain his standards. I cannot hire him again.

That said, I brought my 4 year old car to this place for a brake job, he called me and said I needed to see the situation that there was extensive rotor damage and the calipers were freezing up. He was very conscientious about it, and when I felt I should have he dealership look at it, he asked of me only $25 for his time, which was ridiculous.

I'll be bringing it to him again, since there are no obviously better choices, anyplace has this issue with employees. There was a well regarded shop on Newark at Brunswick (I think) that nearly killed a car for me by leaving a pulley loose after a timing belt change. Same problem, sloppy employee. Hiring a mechanic or contractor is always like throwing yourself off a cliff into the ocean and hoping a wave is covering the rocks when you hit.

Posted on: 3/8 12:14
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Re: Jersey City mayor-elect orders end to citywide reval
#22
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My point is that people who did some work around their house probably shouldn't be flipped out by the idea that this assessment inspection will bring down the Buildings Dept on them. Fearing having your valuation go up is another story.

Posted on: 3/5 15:06
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Re: Jersey City mayor-elect orders end to citywide reval
#23
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Quote:

bodhipooh wrote:
- A lot of people assumed the property inspections would help ferret out illegal apartments or help uncover remodel work for which proper permits were not secured, but the inspection process has a major loophole that could be exploited to hide those situations. An owner who has made substantial renovation work but didn't get proper permits (and, therefore, said work is not reflected in the information about the property) can simply refuse or avoid the physical inspections twice and wait to see what is the presumed value assigned by the inspectors. If the estimate is low enough, don't say anything. But, if the inspector assumes a value higher than the work you had done, well... call up the number they left and have them complete the visual inspection.


My impression from all that has been said about this is that it takes something gross to be noticed, like an extension out back or a new bathroom. New drywall, probably not, replacing flooring or kitchen cabinets does not require a permit. If you actually know of anecdotal evidence to the contrary, please correct me if I'm wrong. I guess there's few who have been through this since it's been 29 years!

Posted on: 3/5 13:01
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Re: Controversy swirls around Jersey City synagogue
#24
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Well if community activity is the standard for desirability then this should pass muster. The synagogue is the center of the ultra-orthodox daily life, it's not like a storefront Church that sees people only on Sunday. Even the conservative Hoboken synagogue has tremendous amount of daily activity with the Hebrew school and preschool. A coffee shop next to it would do a bang-up business.

Posted on: 3/2 18:29
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Re: Jersey City mayor-elect orders end to citywide reval
#25
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Quote:

JCGuys wrote:
Yup. Can't wait for the reval to happen so we can see who had the best prediction. I'm thinking 1.75% of fair market value. Greenville will be in the best shape. There will be winners and losers in the heights. The biggest losers will be the land speculators that are sitting on $50 million properties that are only assessed for $100,000 back in 1987.


You could be right about the rate. But those speculators are only losers regarding taxes, I think they've done pretty well otherwise, no? Same as our apocryphal fixed income seniors with the $1m house. (Soon to be $2m the way things are going...)

Posted on: 3/2 12:45
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Re: Financial firm moves 1,000 jobs from Jersey City to Newark
#26
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NYC>JC>Newark
Japan>Taiwan>Vietnam

This is just another version of the familiar race to the bottom. Nothing to see here, move along.

Posted on: 3/2 12:32
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Re: Jersey City mayor-elect orders end to citywide reval
#27
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Quote:

MDM wrote:
I am actually thinking of just selling my investment properties off this year. I was originally planning on holding on to them for another 15+ years.. but hell, maybe I should sell since the bubble is back (sale prices greatly exceeding rent equivalent value)?

I stopped buying properties in 2003. Right now I can't fully renovate, rent, and have a positive cash flow income. Well.. maybe I can make money if I buy it with an FHA loan (pretend to live in it) with a sub 4% interest rate.. assuming prices keep going up so I can flip it.


Technically you're right to sell, but buying houses is a PITA, and presumably you've gotten these in shape so they're not a hassle to operate. I'm sticking to simple minded buy and hold. The other plan is sit tight and wait for buying on the drop, assuming you have the cash or equity accessible for the downpayment. You should have done that in 2011-12 when prices hit bottom.

Quote:

bodhipooh wrote:
I believe the proper assessment for this is "more money than brains"... That house has 80s bad decor written all over it: wallpaper, the kitchen cabinets, the bathroom and the carpeted stairs. It will take a good amount of money to upgrade all of those things.


What makes you think they won't tear it down and put up 2 Bayonne Boxes? That's where the money is apparently. They recently did this to a similar property 415-17 Ogden, that sold, according to the tax card, for $975k.

Posted on: 3/2 12:14
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Re: Best internet or internet+tv options
#28
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See if you can get the $30 Internet only deal from Comcast

Posted on: 2/25 22:33
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Re: Is the finish line moving for Jersey City's Ward F residents? | Morgan
#29
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Quote:

JCGuys wrote:
The best way to make sure Ward F is affordable is to ensure there is an abundant supply of new housing being created in other wards. If rents are rising every year, it means there is not enough new supply hitting the market. Ward F residents should strongly encourage that development take place in the city's hot spots (downtown and Journal Square).


You have the right idea, but unfortunately JC is a small piece of the metro RE ecosystem. No one is building significant amounts of affordable housing, most is luxury, though that does have a trickle down effect.

As has been discussed here before, one of the biggest obstacles to increasing affordable housing is density zoning, both here and in the burbs. Take your typical 50x100 double lot in a R1 zone, R1 is most of JC. You could build a 20 unit building there easily. But R1 limits it to 35 ft high and 2 units, so you get 2 ugly Bayonne boxes, each 2 units, and fairly pricey given what crap they are because the fixed costs of construction are being concentrated in so few units.

Posted on: 2/24 12:17
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Re: What's going there? (Heights edition)
#30
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Quote:

Niclas75 wrote:
First post after reading in the forum for a while

See below what I read about 520 Palisade in a recent email from the Riverview Neighborhood Association, there was also I meeting about the project but I was unable to attend. The email also had a rendering but don't know how to insert.

520 Palisade Ave - conversion of existing building to multi-use (old firehouse). The developer has revised the project to lower the height in the back (it's now about 10 feet higher than the existing structure) and added some parking spaces.


Welcome!!! You're that rare precious flower, a new member who's not obviously a shill, troll, or sock puppet.

For those of us who know nothing of the project, is this an additional proposed ground up structure you're talking about?

Posted on: 2/23 12:32
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