Wednesday, November 01, 2006

Jersey City Neighborhood Mourns a Friend

This incident happened a few blocks from one of my buildings, and on the same street…

From the New York Times

By JENNIFER 8. LEE and NATE SCHWEBER

Published: October 31, 2006

Fidelina Claros had steaming coffee waiting for her customers as they came in every morning, just the way they liked it: light and sweet, or black. She had her teenage daughter give rides to neighbors when their cars broke down. She gave free bagels with cream cheese to a high school student who walked by on her way to school, because she believed breakfast was the most important meal of the day.

Ms. Claros was the owner of a corner deli, a mother of three and a generous presence in the Jersey City Heights neighborhood. And yesterday her customers gathered around her store in tears after learning that Ms. Claros, a 47-year-old immigrant from El Salvador, had been shot and killed in her deli on Webster Street around 1:30 p.m.

It is unclear whether she was the victim of a premeditated killing or of a holdup that ended badly, the Jersey City police said.

This was in broad daylight,said Stan Eason, a spokesman for the police. it was very cold.

The police were looking for the gunman last night.

Ms. Claros bought the corner store, G & P Deli, about five years ago, and landed in the neighborhood as a whirlwind of charm and compassion, her customers said. Adiana Delarosa, whose mother was a good friend of Ms. Claros, remembered that the deli owner once found a teenage boy sobbing outside her store. He told her he had a drug problem, Ms. Delarosa said, and Ms. Claros helped him find counseling.

Raul Santiago, a regular customer, described Ms. Claros as lassy in the sense that she would give you the shirt off her back to help you.One time, Mr. Santiago’s car broke down and he went into the deli, saying he was unable to get around. Ms. Claros had her teenage daughter drive him to the auto parts store.

Ms. Claros hung a big blue and white Salvadoran flag in her store and chatted with other customers about Latin American politics. She cooked Salvadoran dishes in the back kitchen for church functions and gave away gallons of milk to Gerardo Acosta, a 50-year-old nanny, so he could make Colombian desserts. She jumped in to help with Puerto Rican and Ecuadorean parades, explaining, were all the same.

The neighborhood, a mix of apartment buildings and warehouses, wasnt always the safest. Ms. Claros, who had been robbed twice before, was careful not to keep much money in the store. Customers worried about her being there alone and would visit on afternoons and weekends to keep her company. Joe Andino, 44, a mechanic, lent her his dog, a bull terrier named Capone, to make her and himself feel more at ease.

She had been trying to sell the store for several months, telling neighbors that she was tired of a business that required her to stay open from 8 a.m. to 9 p.m. every day. She even kept the store open on holidays, in case her customers needed last-minute ingredients for their Thanksgiving or Christmas dinners. Even though her daughter helped out before and after school, it was still a wearying job for a single mother, requiring a half-hour commute each way from her home in Roselle, N.J.

In a statement, Jersey City mayor, Jerramiah T. Healy, called the murder a tragic event.

Once again, the proliferation of illegal guns on the streets of our city is the cause of yet another loss of life,Mr. Healy said. the woman who worked in this establishment was hard-working and friendly, and this senseless crime will leave an indelible mark on her family, friends, and the Jersey City community that she served.

John Holl contributed reporting.

Wednesday, August 09, 2006

Lakewood landlords sue over code enforcement crackdown

CLAIM: Units rented to Hispanics targeted

RESPONSE: Aim is to improve quality of life

Posted by the Asbury Park Press on 08/8/06

BY JOHN VANDIVER
TOMS RIVER BUREAU

LAKEWOOD, NJ — A group of landlords contends that local building and code inspectors are unfairly targeting rental units occupied by Hispanics and enforcing local ordinances that are unconstitutionally vague, and has asked a court to stop them.

The Lakewood Landlords Association filed a lawsuit in Superior Court July 24 seeking to prevent "unjust enforcement of township ordinances," said Larry Loigman, the group's Middletown-based attorney. The suit names 53 plaintiffs.

"The town is trying to send a message to the landlords that they're not to rent to a particular part of the population," said Loigman. That amounts to discrimination, he added.

Steven Secare, the township attorney, denied that building inspectors are targeting only rentals occupied by Hispanics. He also defended the township's "quality-of-life" ordinances, which Secare said duplicate various national building code standards.

"I'm confident these ordinances are constitutionally valid and will be upheld," Secare said.

The township's crackdown on quality-of-life violations gained momentum last year as complaints piled up from residents upset about neighboring properties. The complaints ranged from frustrations with overcrowded homes to unkempt, overgrown yards, Secare said.

In response, the township hired three additional building inspectors and four more police officers, all assigned to enforce property codes, said Township Committeeman Raymond G. Coles, who declined to comment specifically on the suit.

Collectively, the landlords have received more than 150 summonses from building inspectors. Fines have ranged from $100 to $500 for offenses ranging from overcrowding and failure to obtain certificates of occupancy to poor maintenance, Loigman said.

In one instance, a landlord received a summons for "failure to remove a duck," Loigman said. "We have no idea what that one's about."

As the fines mount, Lakewood is becoming too costly for the landlords, according to Loigman.

"They can't continue to do business," he said.

The landlords' suit says that enforcement of property codes violates the Fair Housing Act, and that while homes with Hispanic tenants are routinely inspected, other properties rarely are.


Tuesday, August 08, 2006

The kind of landlord I am

A friend sent me this Craigslist post. I don't know who wrote it so I can't give them credit. My tenants are not as bad this guy's, but the thing about the heat and the exterminator hit very close to home, as do the evictions...


Date: 2006-07-21, 10:37AM CDT


1. Responsible for the weather
My building manager called to say one of the tenants wanted a discount for the days it was hot outside. Why? Because it was also hot inside. Their electricity is fine. They could run both air conditioners and fans and keep a supply of popsicles, just like I did in my apartment. My response: Will you pay extra if the weather is nice?

2. In charge of the animal kingdom
A tenant complained about mice. I sent over an exterminator several times. He stuffed steel wool in holes, baited traps, sprayed outside etc. Eventually he refused to go back because the tenant continued to leave open packages of food on the floor and counters. She insisted I was responsible for the problem. As if I commanded the mice to invade her house.

3. Menace to domesticated animals
One tenant was convinced I was poisoning her and her wooly mammoth dog with carbon monoxide. (What will I think of next?) Fire department went over there. Gas company went over there. City of Evanston sent an inspector. Everyone who tested got the same result. No discernable level. She tried to deduct $200 from her rent to pay for her vet bill. This woman also accused me of running a bicycle chop shop in the basement. And wanted me to compensate her for a parking ticket she got in front of my building.

4. Pet killer
I hired a carpenter to fix something. With the tenant’s permission, the carpenter went into the apartment. Apparently the act of opening the door scared the dog. The dog ran down a set of internal stairs, bumped his head and died six weeks later. This story was condensed to “Landlord killed my dog.” There are several neighbors who will not even say hi to me. One of whom made it his mission to make sure my landscaping is always in 100% compliance with arcane City ordinances.

5. Made of money
Tenant asked to break her lease because the price of her anti-depressants went up. No mention of the car she just purchased. Maybe she thought the hint of mental illness would scare or embarass me. She was three months into a twenty four month lease. 24 month lease she specifically asked for.

6. Heartless
Contrary to popular belief, I do not enjoy evicting single mothers at Christmas time. It takes months to evict and the landlord rarely recoups the back rent or court costs. FYI, I do not think it is more important to make your car payment. Thanks for asking.

Please pay your rent on time and remember, I am not omnipotent or an evil genius. A lease is a business arrangement.
And one more thing, why oh why wait until Sunday at 8pm to call and say your heat has been out since Friday afternoon? You call immediately if the microwave burns your popcorn.





this is in or around Evanston

Thursday, June 08, 2006

Corzine pledges 100,000 units for needy families

Our illustrious Governor has reaffirmed his vague promise to create or refurbish 100,000 units of affordable housing for New Jersey families. Aside from throwing more money at the problem, he hasn't really said how he's going to do it. That's because he has no idea. Unlike most politicians, here's a guy who actually knows someting about business, he was a big muckety-muck at Goldman Sachs for years. Unfortunately taking office seems to wipe one's mind of any pro market ideas.

How about this: Let's let the people who are ALREADY providing affordable housing (like me) continue to do so by getting the hell out of our way. By getting your hands out of both of our pockets. By ceasing the endless barrage from Trenton of useless legislation that has the opposite of it's intended effect. By ending corruption and waste once and for all so we can actually LOWER property taxes.

Only William G. Dressel, director of the New Jersey State League of Municipalities seems to get the joke about property taxes. He said, "The cure is to make New Jersey a more affordable place to live ... Property tax relief is the number one way to provide affordable housing."

I currently pay over $16,000 a year in property taxes for the two small buildings that I manage. Imagine my delight to find out that the local school superintendent, who's total compensation is about $300,000 a year got caught red handed taking a $21,000 "business trip" to London at the taxpayers expense.

Yo Gubna! Cut government waste & corruption and excessive legislation and let the landlords do what they do best.

Tuesday, June 06, 2006

Reply From New Jersey Governor Corzine

In March, 2006, I wrote to the Governor of New Jersey Jon Corzine regarding the slew of new taxes proposed in his new budget. (See the post "Tax Increases Will Kill Business in New Jersey" below). Here is his reply:








...

Friday, March 24, 2006

Letter to my State Representatives

The following letter was sent to the governor and my state representatives where I live and own rental property. If you live in NJ I urge you to write the Governor and your State Representatives. Feel free to steal my prose below. If you don't know who your representative is e-mail me, I'll look it up for you.


Bergen County:
Ms. Charlotte Vandervalk
Mr. John E. Rooney
Mr. Gerald Cardinale


Hudson County:
Mr. Bernard F. Kenny, Jr.
Mr. Brian P. Stack
Mr. Albio Sires


**********************************************
Ms. Charlotte Vandervalk
220 Kinderkamack Road, Suite E
Westwood, NJ 07675-3601


RE: The Governor’s Proposed Tax Increases

March 22, 2006

Dear Ms. Vandervalk,

Through the above captioned company, I own and manage rental property in your legislative district.

Three of the Governor’s proposed tax increases will kill business in New Jersey:

1. Sales Tax: Increasing the sales tax will reduce sales, plain and simple. That will drive jobs from New Jersey.

2. Corporation Tax: This will strangle business and drive jobs from New Jersey.

3. Commercial Realty Transfer Tax: Landlords provide affordable housing to New Jersey families that need it. This money could be better spent on capital improvements to multifamily housing and likely would be. Landlords have to make a profit or they will leave the business. Who will be left to provide housing for New Jersey families that need it? The government. We all know how that turns out.

I understand the need to balance the budget, but may I suggest spending cuts instead of tax increases?

Thank you for reconsidering these destructive taxes.

Very truly yours,





Rosey

Wednesday, March 22, 2006

Tax Increases Will Kill Business in New Jersey

Governor Jon Corzine
PO Box 001
Trenton, NJ 08625


March 22, 2006

Dear Governor,

Three of your proposed tax increases will kill business in New Jersey:

1. Sales Tax: Increasing the sales tax will reduce sales, plain and simple. That will drive jobs from New Jersey.

2. Corporation Tax: This will strangle business and drive jobs from New Jersey.

3. Commercial Realty Transfer Tax: Landlords provide affordable housing to New Jersey families that need it. This money could be better spent on capital improvements to multifamily housing and likely would be. Landlords have to make a profit or they will leave the business. Who will be left to provide housing for New Jersey families that need it? The government. We all know how that turns out.

I understand you must balance the budget, but may I suggest spending cuts instead of tax increases?

Thank you for reconsidering these destructive taxes.


Very truly yours,





Rosey

Monday, March 13, 2006

Late Rent Payments (Again)

Late Rent Payments

March 7, 2006

Dear Ms. Menudo,

As you know, we value you as a tenant and you have been in the building for a long time without causing us any problems.

Thank you for calling to let us know your March rent payment would be late. It was not clear in your message when you would be paying. I thought you said, “Next week.” I was not sure if that meant the week ending the 11th or the 18th.

We hate it when good tenants pay their rent after the 10th of the month, because it forces us to do something we don’t want to do: File court papers against a good tenant. We are required to do this to protect our legal rights. Because the courts in High Ho County have slowed down, when we have problems with tenants it now takes much longer to resolve; so we can not delay in our filings. If rent is not received by the end of the day on the 10th, we normally file court papers. The tenant is then required to pay $29 in court filing fees plus $50 in attorney’s fees.

Because you are a good tenant, I will wait until the 13th before filing. Hopefully your payment will be received by then and I will not have to file at all.

Thank you for you understanding.

Very truly yours,





XXX Mgt, Co. Inc.
Rosey,
Property Manager

Friday, February 17, 2006

NJ State Lead Pamphlet for Resident of Multi-Family Properties

The state lead regulations effective May 2005 require that owners of pre-1978 properties that are not certified lead-free to distribute a pamphlet prior to commencement of repair work that will disturb more than two square feet unless the tenant has received the pamphlet within the last 12 months. Including the pamphlet in your lease and renewals is likely the most efficient and effective means of complying with this requirement. Click on Tenant Information Sheet at http://www.state.nj.us/dca/codes/ for a copy of the pamphlet.

NEW JERSEY WINDOW GUARD LEASE ADDENDUM:

From the New Jersey Apartment Association. Should be made a part of all new leases.


Suggested language provided by Tracey Goldstein, Esq. - Feinstein Raiss Kelin & Booker LLC of West Orange, NJ.


The tenant may have window guards installed by the landlord in the tenant's apartment and the public halls, provided that: (1) the tenant makes a written request to the landlord for such installation; and (2) a child 10 years of age or younger resides in the apartment or are regularly present in the apartment for a substantial period of time; and (3) the tenant’s apartment is located higher than the first floor. Tenants living on the first floor may only request window guards on windows in public halls above the first floor to which persons in the tenant's unit have access without having to exit the building. Window guards shall not be installed on any window giving access to a fire escape. No tenant shall obstruct or interfere with the installation of the window guards and no tenant shall remove or otherwise render ineffective such window guards. The tenant shall grant the landlord access to the apartment to inspect each window guard in the apartment. Any expenditures made by the landlord in connection with installation and maintenance of the window guards shall be deemed to be capital improvement costs, which may be, at the landlord’s option, passed onto the tenant. These costs shall be considered additional rent.

Friday, February 03, 2006

Don't let the Bedbugs Bite

Last night I was at a rental property owner’s association meeting in the Albany area. There was an exterminator there who said he’s had one call for bedbugs in the last 10 years, and ten calls in the last month. Then he asks me you guys got ‘em down in Jersey?

“Nope.”

This afternoon I got a call from my exterminator, who never calls me. Guess what? One of my units called to complain about bedbugs. They called me to okay the treatment, which is not included in my contract, and costs $375. The tenant balked at the cost without even hearing what it was. I approved the treatment because I don’t want it spreading throughout the building, and ultimately it will end up in my lap anyway.

You’ve been warned.

Monday, January 23, 2006

Real Estate Course/Presentation

I am currently developing a course on buying and managing apartment buildings. So far it seems like it's about a 4 hour presentation. If you have any interest in hearing this presentation and are anywhere near New York/New Jersey, please e-mail me. My e-mail is available in my profile.

-Regards,
Rosey

Monday, January 16, 2006

Wednesday, January 11, 2006

NOTICE TO CEASE

XXX Mgt, Co. Inc.
P.O. Box 000
Smalltown, NJ 08400



NOTICE TO CEASE


To: Mr. & Mrs. Flavio, Tenants

1. PRESENT LEASE. You now rent the premises located at 200 Central Avenue, Apt. 201, Major City, NJ 08000

2. WARNING. Please read this NOTICE TO CEASE carefully. If you do not immediately cease (stop) doing the acts complained of, you may be EVICTED. This means you may be forced to leave.

3. ACTS COMPLAINED OF. According to New Jersey Law (N.J.S.A 2A:18-61.1-3) you may be evicted for the following reasons:

You have habitually paid your rent late. Your rent is due on the first day of each month. A grace period is allowed so that the rent must be received by the fifth day of each month. You have paid your rent late as follows in the last year:

Month /Date Received
January 2005 /January 19, 2005
August 2005 /August 24, 2005
October 2005/ October 12,2005
December 2005 /December 13, 2005
January, 2006 /Unpaid as of
January 11, 2005

These actions must cease (stop) immediately or further legal action will be taken, including termination of your tenancy.


Dated: January 11, 2005 ________________________
XXX Mgt, Co. Inc.
By: Rosey
Property Manager

Letter Accompanying Notice to Cease

XXX Mgt, Co. Inc.
P.O. Box 000
Smalltown, NJ 08400



Mr. & Mrs. Flavio
200 Central Avenue Apt # 201
Major City, NJ 08000



Notice to Cease


By regular and certified mail

January 11, 2006

Dear Mr. & Mrs. Flavio,

Enclosed is an official “Notice to Cease,” relative to your tenancy; this is a legally binding warning letter. This means that you must cease (immediately stop) doing the acts complained of as listed in the notice.

Failure to do so may result in further legal action, termination of your tenancy and eviction from your apartment.

The reason for this letter is: habitual late rent payment. You received this letter because you have made two or more late rent payments in the last six months. Two more late payments is cause for termination of your tenancy.

Thank you for your attention in this matter.

Very truly yours,




XXX Mgt, Co. Inc.

Rosey
Property Manager

Tuesday, January 10, 2006

Multiple Dwelling Reporting Rule

Just what landlords need, more regulation and paperwork...


About MDRR

The Director of the New Jersey Division on Civil Rights (Division) is mandated to enforce the New Jersey Law Against Discrimination with regard to discrimination in real property because of race, creed, color, national origin, nationality, ancestry, marital status, domestic partnership status, familial status, affectional or sexual adopted by the Division require that the "owner...of every multiple apartment dwelling which has 25 units or more shall file an annual report with the Division on Civil Rights concerning the racial/ethnic designation of the leaseholders and applicants of the owner’s multiple dwelling, whether any of its buildings or developments are barrier-free, and factors affecting its composition." N.J.A.C. 13:10-2.2(a). In accordance with N.J.A.C. 13:10-2.4(b), each report must be submitted to the Division on or before January 30th of each year using the Division’s reporting form.
For more info see http://www.njcivilrights.org/mdrr.html#fsf

See reporting form at:
http://www.njcivilrights.org/downloads/tenant_applic_inquiry_form.pdf

Highlighted Changes to the MDRR Regulations

Important Changes in Definitions:
13:10-1.1 Words and phrases defined:"Barrier Free" means adequate and sufficient features which are available in buildings or structures so as to make them accessible to and usable by people with physical disabilities."Racial/ethnic designation" means designation in one or more of the following classifications:
1. Black or African American: a person having origins in any of the original peoples of Africa;
2. Hispanic or Latino: a person of Cuban, Mexican, Puerto Rican, South or Central American or other Spanish origin or culture, or a person having a Spanish surname;
3. Asian: a person having origins in any of the original peoples of the Far East, Southeast Asia, or the Indian subcontienent, including Cambodia, China, India, Japan, Korea, Malaysia, Pakistan, the Phippine Islands, Thailand, and Vietnam;
4. American Indian or Alaska Native: a person having origins in any of the original peoples of North or South America;
5. Native Hawaiian or Other Pacific Islander: a person having origins in any of the original peoples of Hawaii, Guam, Samoa, or other Pacific Islands;
6. White or Caucasian: a person having origins in any of the original peoples of Europe, the Middles East, or North Africa.
Important Changes in Record Keeping Requirements:
Filing of reports 13:10-2.4(b)The report is now due on January 30 of each year beginning January 30, 2000, and continuing. Each annual report shall include information for January 1, through December 31 of the preceding year. No report shall be due on October 15, 1999. Instead, the report due on January 30, 2000, shall include information covering October 15, 1998 through December 31, 1999.
Maintenance of records 13:10-2.5(b)Records must be kept on file for a period of three years and must be produced for inspection during business hours upon request of the Division on Civil Rights.

MDRR Compliance Alert

Got this surprise off the NJAA (New Jersey Apartment Association) newsletter. I am exempt because none of my entities manage 25+ units... Go to www.NJCivilRights.org for more info...
************************************************

MDRR Compliance Alert

NEW JERSEY DIVISION ON CIVIL RIGHTS 2005 MULTIPLE DWELLING REPORTING RULE (MDRR) COMPLIANCE ALERT
The Office of the Attorney General, through the New Jersey Division on Civil Rights (Division) will be mailing the 2005 MDRR postcards on or about December 15, 2005. The 2005 MDRR report covers the reporting period of January 1, 2005 to December 31, 2005.
New Jersey State Law requires landlords of apartment complexes with 25 or more rental units to file an annual MDRR Form. In an effort to make reporting simpler and give owners greater flexibility in meeting their reporting obligations, the Division encourages landlords to e-file the 2005 MDRR report.
To file online, visit the Division’s Web site at www.NJCivilRights.org and follow the MDRR link. E-filing will be available after January 1, 2006.
For those landlords who choose to paper file the 2005 MDRR form, go to the Division’s web site at www.NJCivilRights.org and enter the link to MDRR and print the 2005 MDRR form.
If there is a change in ownership or registered agent information the owner MUST notify the Division of such changes on the MDRR Change of Owner/Agent Address form that is also available on the Division Web site.
Landlords who do not file the 2005 MDRR report before January 31, 2006 will be required to pay a late filing fee with their completed form, pursuant to N.J.A.C. 13:10-2.4.