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Re: End of AirBnB in Jersey City?
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You are both right. They go by income and by comps. Most owners I know don’t fill out those forms providing their income information and copies of their taxes so they get stuck with assessments based on comps. If you want to increase the rents (because of the high taxes) you have to go through the rent control office and file a hardship increase. If you hire an attorney to help you through this process it would cost about 10k.

1985 is a long time. I wish they updated the ordinance and were reasonable (for both landlord and tenant). It has been a $35 charge for a late fee since 1985.

Posted on: 4/27 11:49
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Re: End of AirBnB in Jersey City?
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Yvonne wrote:
The rent control ordinance was redone in 1985. The late Councilman Buddy Brooks lived in St. Johns apts. He always had a beef with Bob Sacks, the guy who ran the place. When Brooks won his Ward C seat, he had the ordinance changed protecting tenants. Landlords cannot pass on a tax increase to tenants. When taxes go up, they, the owners, go to tax court to win an appeal and we the public float bonds to repay them. I was a tax court with a friend recently because she did not understand the process. Before she was called, I watched the tax board reduced an assessments on a rent control building by one million, the commissioner said, other Hudson County towns allow tax pass alongs but not JC so the owner is entitled to a reduction. I have no problem with rent control but if you vote and want services especially school services, then you should pay the taxes. It is the reason why small landlords decided to sell their buildings and they are now condos. By the way, new construction is exempt from JC rent control laws.


Oh Yvonne, I've explained commercial appraisals to you many times in the past, yet you obstinately refuse to understand. A commercial property, which refers to any building of more than 4 units or having a commercial space, is appraised not by comps but by income. If you limit the income by rent control, you limit the value of the property, and thus the assessment and tax. No wonder those buildings are condo bait!!! It's the only way to get market value for the property.

Posted on: 4/26 21:35
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Re: End of AirBnB in Jersey City?
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The rent control ordinance was redone in 1985. The late Councilman Buddy Brooks lived in St. Johns apts. He always had a beef with Bob Sacks, the guy who ran the place. When Brooks won his Ward C seat, he had the ordinance changed protecting tenants. Landlords cannot pass on a tax increase to tenants. When taxes go up, they, the owners, go to tax court to win an appeal and we the public float bonds to repay them. I was a tax court with a friend recently because she did not understand the process. Before she was called, I watched the tax board reduced an assessments on a rent control building by one million, the commissioner said, other Hudson County towns allow tax pass alongs but not JC so the owner is entitled to a reduction. I have no problem with rent control but if you vote and want services especially school services, then you should pay the taxes. It is the reason why small landlords decided to sell their buildings and they are now condos. By the way, new construction is exempt from JC rent control laws.

Posted on: 4/26 17:33
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Re: End of AirBnB in Jersey City?
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I wish James Solomon worked on updating the rent control ordinance. I think it has been the same since the 80’s. I have “tenants” who don’t really live in the apartment and have others staying. I am sure they are subletting/Airbnb type. In NY you need to have the apartment as your primary residency. Not here.

Posted on: 4/26 15:48
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Re: End of AirBnB in Jersey City?
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MikeyTBC wrote:
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hero69 wrote:
there are a glut of apartments in downtown jersey city. from what i have seen rents for older homes have been falling



really? could you post a few that are a part of this "glut" i have friends that are currently looking for something reasonable.
thanks in advance.
what do they consider reasonable? What us their price range, how many beds, new or old? They should check out Craigslist, delforno or armagno, etc.

Posted on: 4/26 14:53
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Re: End of AirBnB in Jersey City?
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hero69 wrote:
there are a glut of apartments in downtown jersey city. from what i have seen rents for older homes have been falling



really? could you post a few that are a part of this "glut" i have friends that are currently looking for something reasonable.
thanks in advance.

Posted on: 4/26 13:43
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Re: End of AirBnB in Jersey City?
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there are a glut of apartments in downtown jersey city. from what i have seen rents for older homes have been falling

Posted on: 4/26 13:14
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Re: End of AirBnB in Jersey City?
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The proposed regulation differentiate between smaller owner-occupied buildings and larger non-owner unoccupied ones. I wonder what criteria they used to restrict to 3-family or below. Certainly it seems to be unfair to owner occupied 4 family buildings that already face state inspection schedules and regulations. One the topic of the licensing fee, are the proposed $500 and $300 renewal fees going to replace the ~6% tax that prevailed before? Imho it would be much simpler to have a fixed day city fee added to the rent. I have seen this working in Italy and I thought it was an appropriate way to remind folks that there are folks taking care of the city - and they should behave appropriately.

Posted on: 4/26 10:59
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Re: End of AirBnB in Jersey City?
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A closer look at Jersey City’s crackdown on Airbnb and other short-term rentals
Updated Apr 25, 6:41 PM; Posted Apr 25, 5:53 PM
By Michaelangelo Conte | The Jersey Journal

On any given night, about 1,300 rental units in Downtown Jersey City are rented out through services like Airbnb, helping boost the city’s economy and bolster local tourism.

But Councilman James Solomon says Airbnb and services like it also drive up rents, making it a key reason why he and other support an ordinance severely limiting short-term rentals.

https://www.nj.com/hudson/2019/04/a-cl ... r-short-term-rentals.html

Posted on: 4/26 8:32
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Re: End of AirBnB in Jersey City?
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caj11 wrote:
I don't care one way or the other about this - never stayed in one, nor have I noticed any effect from any AirBnB's in my neighborhood (have no idea if there are any) but won't Jersey City miss the nearly $2 million in added tax revenue? How do they propose to replace that money?
i too wonder how jersey city will make up for $2 milion in lost taxes. the city will likley need to raise property taxes, and this would be after the reval which has already hurt many dowtown homeowners and comes amid a glut of new apartments downtown.

Posted on: 4/26 6:06
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Re: End of AirBnB in Jersey City?
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I don't care one way or the other about this - never stayed in one, nor have I noticed any effect from any AirBnB's in my neighborhood (have no idea if there are any) but won't Jersey City miss the nearly $2 million in added tax revenue? How do they propose to replace that money?

Posted on: 4/26 1:54
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Re: End of AirBnB in Jersey City?
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We have been all around the world and always stayed in interesting AirBnBs. AirBnBs are cheaper than the hotels and provide a unique experience of living in a home with kitchen.
We now own 1 AirBnb apartment and we intend to grow.
AirBnBs are bringing additional tax revenues to Jersey City (1.9 million last year) and additional business/job for restaurants, cleaners and hosts. There is no abnormal evidence of any AirBnB guests causing issues for our Jersey City. At least no documented evidence is provided in favor of the ordinance. AirBnB and Uber like peer to peer businesses are the future.
Because of AirBnBs and accessibility to New York, Jersey City is now known to many tourists.
If there are issues and problems with current set-up of AirBnBs or guests in Jersey City then I am sure that they can be solved without banning AirBnBs.
I think it is wrong to ban AirBnB. If you support AirBnBs then please join this facebook page and whatsapp group.

https://chat.whatsapp.com/H13WrER4Xj79gMkkVHTrgl

https://www.jcforairbnb.com/

Posted on: 4/26 1:33
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Re: End of AirBnB in Jersey City?
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I have no opinion on this, nicky. One thing is for sure, if I am missing, skip my husband, go straight to nicky. He has the serious problem.

Posted on: 4/25 23:52
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Re: End of AirBnB in Jersey City?
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The mayor is apparently for this, so it would stand to reason the Queen NIMBY Yvonne would be 100% against and rallying her minions. Why is she silent on this issue since she’s always the one yammering about property rights? Did the hotel unions pay her off too?

Posted on: 4/25 19:24
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Re: End of AirBnB in Jersey City?
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user1111 wrote:
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-Tenants may not operate short term rentals and apply for short term rental permits, even if you have permission to sublet your apartment on Airbnb
-Full apartment rentals in buildings larger than 3 units will be illegal
-Property owners who live on site in 3 family homes are limited to one Airbnb unit



The first restriction is a bummer. Tenants should be able to sublet with landlord's permission.

But amen to outlawing full apartment building rentals.

There's a building on 1st Street that was advertised during construction as "New Luxury Rentals Coming Soon." Since opening, the entire building has been operating as an AirBNB hotel. A dozen units, off the table to long-term tenants.

The absentee landlord never intended to rent these apartments to actual Jersey City residents, and duped the city into giving him a hotel construction permit for the relatively cheap price of an apartment building.

In addition to lowering the number of available units and pushing the prices up of those that remain, this building's visitors are not neighbors. They are transients who do not treat the neighborhood with respect, and there is no landlord or resident on-site to oversee them. Ban this nonsense.

Posted on: 4/25 19:24
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Re: End of AirBnB in Jersey City?
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Posted on: 4/25 16:55
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Re: End of AirBnB in Jersey City?
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it is unconstitutional

Posted on: 4/25 16:05
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Re: End of AirBnB in Jersey City?
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MDM wrote:
What kind of Gestapo state will JC implement to enforce this ordinance?

Did the councilman proposing this get a promise of major re-election $$$ from a hotel lobbyist?


The same Gestapo state that implemented no chain store rules (except for trendy donut shop chains) in downtown that were eventually rescinded. I'm not sure how the city could enforce this in a private home. Would it stand a legal challenge?

Posted on: 4/25 16:04
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Re: End of AirBnB in Jersey City?
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What kind of Gestapo state will JC implement to enforce this ordinance?

Did the councilman proposing this get a promise of major re-election $$$ from a hotel lobbyist?

Posted on: 4/25 15:20
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Re: End of AirBnB in Jersey City?
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In 2015 Jersey City legalized short-term rentals and began collecting hotel taxes. Last year alone, the city collected $1.9 Million in tax revenue from short term rentals.

At the May 8th City Council Meeting, a new ordinance will be voted on that would shut down a large portion of Airbnb’s in Jersey City. Below are some highlights from the proposed ordinance:

-Tenants may not operate short term rentals and apply for short term rental permits, even if you have permission to sublet your apartment on Airbnb
-Full apartment rentals in buildings larger than 3 units will be illegal
-Property owners who live on site in 3 family homes are limited to one Airbnb unit

The May 8th City Council meeting will have a public input session before the vote is taken. Join us to voice your support of short-term rental rights for owners and tenants.

Good Luck!!

Posted on: 4/25 15:07
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Re: End of AirBnB in Jersey City?
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jerseymom wrote:
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dr_nick_riviera wrote:
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Adonis wrote:
Wait. I remember when Fulop was rolling out the unregulated red carpet for AirBnB in Jersey City. What happened?


This reeks of NIMBYism and I bet more than a couple of the NAs are pushing for this garbage. It wouldn't surprise me if Yvonne were coordinating this to a degree, too.


Doesn't seem like the NA's are pushing for this - more like the unions (which makes more sense given the sudden and swift change by JC):

(From the comment section of the JJ article:)

8 hours ago - Nathan

"I have been hosting Airbnb in Jersey City since 2012. My maintenance and upkeep of my property is impeccable. My relationship with my neighbors and guests are excellent. Airbnb offers a niche market that no one else will fill. I’ve hosted divorcees that desperately needed a place to stay; a family put out due to foreclosure; young people with good jobs but poor credit, people relocating, college students, etc. But mostly tourist worldwide and business travelers, these people would have never stepped foot in Jersey City if it wasn’t for Airbnb. They shop and eat locally, it’s a boom to the economy. There are no hotels in my neighborhood. But the hotel lobby has stuck their fat nose into my private property rights and personal business. My little Airbnb business bothers no one, and we are not the cause for high rents. Check your facts (see Bloomberg study). I was at the city council meeting tonight and there was overwhelming support for Airbnb. Only the hotel workers union, wearing their matching t-shirts and waving their signs was for this draconian ordinance. It is so obvious and corrupt. If jersey city residents don’t stand up now, no kind private property will be safe from over regulation and taxation. "

Source
it's more like hotel industry/developers. developers always manage to get union members to attend city meetings when they want an abatement, etc.

Posted on: 4/25 14:58
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Re: End of AirBnB in Jersey City?
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Getting rid of them would be great news.

Posted on: 4/25 13:26
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Re: End of AirBnB in Jersey City?
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I think people should be able to do whatever they want with their property. However I hate living next door to one. Different people coming and going, the noise they make, and the trash they leave behind. I would never do it to my neighbors. I can hardly imagine that I am the only one that feels this way.... For the Air B and Bers on here, don't worry greed will surely prevail. If you remove Air B and B, property prices will take a hit for sure and the government that will never have enough money will lose millions.

Posted on: 4/25 12:41
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Re: End of AirBnB in Jersey City?
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dr_nick_riviera wrote:
Quote:

Adonis wrote:
Wait. I remember when Fulop was rolling out the unregulated red carpet for AirBnB in Jersey City. What happened?


This reeks of NIMBYism and I bet more than a couple of the NAs are pushing for this garbage. It wouldn't surprise me if Yvonne were coordinating this to a degree, too.


Doesn't seem like the NA's are pushing for this - more like the unions (which makes more sense given the sudden and swift change by JC):

(From the comment section of the JJ article:)

8 hours ago - Nathan

"I have been hosting Airbnb in Jersey City since 2012. My maintenance and upkeep of my property is impeccable. My relationship with my neighbors and guests are excellent. Airbnb offers a niche market that no one else will fill. I’ve hosted divorcees that desperately needed a place to stay; a family put out due to foreclosure; young people with good jobs but poor credit, people relocating, college students, etc. But mostly tourist worldwide and business travelers, these people would have never stepped foot in Jersey City if it wasn’t for Airbnb. They shop and eat locally, it’s a boom to the economy. There are no hotels in my neighborhood. But the hotel lobby has stuck their fat nose into my private property rights and personal business. My little Airbnb business bothers no one, and we are not the cause for high rents. Check your facts (see Bloomberg study). I was at the city council meeting tonight and there was overwhelming support for Airbnb. Only the hotel workers union, wearing their matching t-shirts and waving their signs was for this draconian ordinance. It is so obvious and corrupt. If jersey city residents don’t stand up now, no kind private property will be safe from over regulation and taxation. "

Source

Posted on: 4/25 11:16
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Re: End of AirBnB in Jersey City?
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I'd want to know what the effect of the 2016 ordinance was before saying this is or is not beneficial. How many listings are by people who live in the apartment and just rent out a room, and how many are units used as hotels? And of the listings, how many exceed the 28 day limit in the ordinance and by how much?

Posted on: 4/25 0:59
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Re: End of AirBnB in Jersey City?
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Adonis wrote:
Wait. I remember when Fulop was rolling out the unregulated red carpet for AirBnB in Jersey City. What happened?


This reeks of NIMBYism and I bet more than a couple of the NAs are pushing for this garbage. It wouldn't surprise me if Yvonne were coordinating this to a degree, too.

Posted on: 4/25 0:12
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Re: End of AirBnB in Jersey City?
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Wait. I remember when Fulop was rolling out the unregulated red carpet for AirBnB in Jersey City. What happened?

Posted on: 4/25 0:02
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End of AirBnB in Jersey City?
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By Ron Zeitlinger | The Jersey Journal

An ordinance that would effectively gut the booming short-term property rental industry in Jersey City was introduced at the City Council meeting Wednesday night.

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Posted on: 4/24 23:19
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