Well, today was plan review day and we got rejected, AGAIN. The reasons this time were just bizarre…

The first thing that was rejected was the energy review. Our architect did this complex analysis using a web-based program provided by the federal government where you enter all the characteristics of the building including wall types, window types, light fixtures, etc. and it confirms compliance with the 2010 standards that are in effect for New York State. But the plan examiner rejected it because NYC is still on 2007 energy standards and the 2010 standards aren’t being phased in until later this year. They literally told us to come back in 24 days, on July 1, since they’ll accept our architect’s energy analysis on that date. So we got rejected for showing compliance with a more demanding standard that they’re going to use in less than a month. Go figure.

Second major item was the sprinkler system (again). This time the plan examiner wanted documentation that there was sufficient pressure in the water main to support the sprinklers being on the domestic water supply despite the fact that the code specifically states that sprinkler systems with 30 or fewer heads can feed off the domestic water supply. He also wanted all the pipe sizes and sprinkler heads specified, but that’s typically done when the sprinkler system is certified - it doesn’t need to be done at this point and requiring it now is just being difficult.

The biggest issue that he raised is that he’s insisting we do a pressure test on the water main to do the calculations to determine the sizes of pipes that are required for the sprinkler system. It takes 4 to 6 weeks to get DEP to do a flow test, so that means we can’t go in for a plan review until that’s done. Again, the flow test is typically done after DOB approves the overall plan - he’s just being obstructionist IMHO.

At one point the plan examiner insisted that we needed 2 hour fire rated walls around the stairwell, not 1 hour walls. Our expediter stuck to his guns and then it took the plan examiner 10 minutes of searching the code to realize we were right and he was wrong. Why do they have people doing plan exams who don’t know the code? If the code is just horribly complicated then why not have plan examiners specialize in certain building types? If we had someone who really knew the code issues for townhouses then maybe they’d know the code well enough to do their job properly.

Then the plan examiner was telling our expediter that he saw errors in the “I-Cards” for the building. I-Cards were the predecessor to Certificates of Occupancy, which came out in 1938. So in other words, he was holding us responsible for errors previous building owners made dating back to 1938 or before. I mean please… The whole point of our rehabbing the building is to bring it up to code and get a C of O. How can inaccuracies on the old I-Cards matter when the point of the exercise is to make them obsolete by getting a C of O?

Next time Dan and I will go to the plan review to prove the point that we’re not some nefarious slumlord trying to build a crappy substandard building. We’re just regular guys. Plus, with the enormous workload that DOB is under right now I just don’t understand how it’s productive for them to keep having us come back over and over again for stupid little things.

Now imagine if we were trying to purchase the place with a rehab loan and needed to get approved plans to close the loan. Obstructions like this can really hamper redevelopment of blighted buildings - for no good reason because they can tank deals. And it’s the reason why it can take FOREVER to close when the buyer needs financing to purchase. I’m sure more than a few deals have gone bad because DOB took too long and the contracts expired.

In case you’ve ever wondered about all those “ex-gay” groups, the biggest of them is Exodus, and it’s co-founder says “Deep down he knew it wasn’t true”… In the interview shown below he says essentially that Exodus is about repressing feelings. “Reparative therapy” doesn’t mean you stop being gay, it means you just repress the feelings and become asexual or focus on any heterosexual feelings you might have if your bisexual.

When I was getting my high blood pressure figured out I went to a hypertension specialist and he felt there’s a good chance I’m hypertensive because I was gay and grew up in a fundamentalist environment. Repressing who you are is not healthy, it’s not “therapy”, and it can lead to serious health problems.

So if one of the guys who started it thinks programs like Exodus are all smoke and mirrors, that sorta deflates their claims pretty effectively. Wherever it comes from, if you’re gay, you’re gay… Accept it and move on…

Harlem Bespoke just pointed out that 11 West 119th Street sold recently - for $400,000! That might seem like a low price, but actually it’s a surprisingly high price. The building is 14′ x 38′ on a shallow 65′ lot. 14′ x 38′ x 4 stories = approx. 2,128 sq. ft. So the cost per square foot was $188/sq. ft. By contrast we bought ours a few blocks away for $118/sq. ft. If 11 West 119th had sold for our price per square foot the price would have been $250,000. The final asking price was $450K. I’m not sure why the buyer only got $50K off final asking when most people buying similar properties tend to get $150-200K off asking. (For example, we got $265K off what they were asking when we started bidding).

During our search we went through the one 2 doors down - 7 West 119th Street. It was fully renovated with some high end finishes (Sub Zero fridge, but just “better than rental” cabinetry). It wound up selling for $1.0983M. It’s hard to figure out the square footage of #7. Officially it’s 2,794 sq. ft. so it officially sold for $393/sq. ft. However, the City has it’s length at 47′ when all it’s sibling neighbors are officially 38′. I don’t remember it being pushed out in the back and the permit they pulled said no enlargement was proposed. It’s on a lot with a diagonal back line - one side it’s 54′ deep, the other it’s 58′ deep. I remember the back yard basically being a small deck, but it the short side was definitely more than 7′ feet long. So I really think the square footage of #7 is smaller and more inline with it’s neighbors. On top of everything else they did a double height living room so it was probably under 2,000 of real square feet. If it were 2,000 sq. ft. then the price per square foot would have been $549/sq. ft. which is way over what the other comps support. By comparison the incredible one on Strivers’ Row went for $505/sq. ft.

11 West 119th is a SMALL townhouse that shouldn’t be made into more than a single family home (#7 was made into a 2 family with a tiny studio apartment and I think it was a mistake). It’s not not in a historic district (though it is literally adjacent to a one). It’s steps from East Harlem where values are somewhat lower. It’s across the street from (relatively nice) public housing. So I’m not seeing how the property commanded $188/sq. ft. But with both #7 and #11 selling way over what the comps support — apparently they’re smoking really good over at that end of West 119th Street! 

No matter - this is a great comp for those of us who own townhouses. Be happy! And for the new owners of #7 and #11 West 119th Street - the values will go up in the coming years and they’ll still make money when they sell.

But honestly - if you’re looking to buy a Harlem townhouse shell - get a damn good real estate broker and a subscription to Property Shark that includes comps and really get to know what things are actually selling for (as opposed to what they’re listed for). A Property Shark membership is WAY cheaper than overpaying for real estate.

The other day I figured I’d see what the online astrology sites said about me. The results are sorta comical. I’ve highlighted things they got right in green and things they got completely wrong in red.

Name: Jay
December 8 1967
2:00 AM Time Zone is EST
Washington, DC

 
Rising Sign is in 11 Degrees Libra
Very attractive and popular, your charm helps you to get your own way and prevents others from getting angry with you. “Peace and harmony at all costs” is your battle cry. You always try to ameliorate or to cosmetically hide any physical ugliness or any angry feelings between people. Flashy, but not gaudy, you prefer to dress elegantly. You generally have good taste in music, art and literature. Beware of the tendency to compromise yourself in your attempt to be agreeable at all times. A bit of a social butterfly, at times you can be vain and lazy. For the most part, however, you are gracious and affectionate, and your refined and aristocratic demeanor serves as a role model to others.

 
Sun is in 15 Degrees Sagittarius.
Very fun-loving, spirited and energetic, you have a huge reservoir of physical energy within you that needs to be released. As such, exercise or sports are very important to you. Quite gregarious, you enjoy being with other people, but you tend to avoid emotionally restrictive or intimate relationships. Constantly curious about the broader issues of life, you may at times be quite careless and sloppy about details — you tend to leap to conclusions before all the facts are in. An avid reader, you are totally enthusiastic about any given subject should it interest you. You are known for being idealistic, generous, sociable, cheerful and very positive!

 
Moon is in 10 Degrees Pisces.
You have strong feelings and are extremely sensitive. It would help if you had a thicker skin — you tend to react emotionally to every situation you come across. Kind, gentle and considerate of the feelings of others, you are good at taking care of the sick, wounded and helpless. But you tend to absorb the energy of others — so avoid those who are always negative. You have a rich, creative and lively imagination, but you should be careful not to spend all your time daydreaming. Very intuitive, you have good ESP and may be quite clairvoyant or psychic. Remember that you too have the right to get what you want from life. If you are always defensive and kowtowing to others, people will take advantage of you and exploit you.

 
Mercury is in 04 Degrees Sagittarius.
Your mind is very curious and inquisitive, always seeking information on a wide variety of topics. The broader the subject matter (philosophy, science, religion, metaphysics), the more it will appeal to you. You prefer to deal with abstractions — the small but important details associated with any subject tend to slip your grasp. You are known for being blunt, honest and truthful.

 
Venus is in 01 Degrees Scorpio.
Your feelings about others are deep, powerful, intense and complex. When you like someone, you do so totally and obsessively if you do not like someone, they do not exist. Your faithfulness and loyalty to your lover is unquestioned, indeed at times it is too much so — you get so possessive that you almost smother your partner. At times, your feelings are kept deep within you and, because they are so complex and intense, they frighten you — this is the way that you try to ignore them. But the more you try to do this, the more explosive things get when you eventually do express them.

 
Mars is in 04 Degrees Aquarius.
Your ideas and opinions are usually inventive and original, but sometimes they are merely eccentric and offbeat. You are altruistic — you will work hard for the attainment of group goals, as long as they meet your high standards. You tend to resent traditional authority figures because you think that your ideas are better thought out and more valuable than theirs. Very idealistic, you are a rebel WITH a cause!

 
Jupiter is in 05 Degrees Virgo.
You feel most expansive and at ease with yourself when you are doing something that you consider to be practical or useful. You enjoy being dutiful and carrying out responsibilities. You gladly take on the little tasks that others seem to want to avoid. At times, you carry things to extremes and feel guilty anytime you do something that you consider to be self-indulgent. While it is appropriate for you to demand little for yourself in life, try to loosen up once in a while — go out on a fling and enjoy yourself!

 
Saturn is in 05 Degrees Aries.
You are aloof, independent and standoffish. This is mainly due to your fear that others might inhibit or restrict you and, quite frankly, you feel that you can govern your life by your own standards. Be careful not to associate with those who are overly critical of you or you will withdraw so deeply into your shell that you will become very lonely. You have the ability to stand on your own two feet and to make up your own mind — albeit very carefully and cautiously. But you are known for your circumspection and therefore are respected and admired.

 
Uranus is in 28 Degrees Virgo.
You, and all your peers, will be known for the degree of intensity with which you dislike normal everyday routines and chores. You will go out of your way to invent innovative, unique and timesaving ways to perform the various mundane routines and duties of living. You will be attracted to all manner of practical and useful gadgets — anything that will make your daily life more exciting.

 
Neptune is in 24 Degrees Scorpio.
You, and your entire generation, are extremely interested in anything deep and mysterious. You will explore and idealize the benefits that can accrue from the study of the occult, healing and psychology. You are willing to experiment with substances like drugs in order to push your understanding of your inner being to the extreme.

 
Pluto is in 22 Degrees Virgo.
For your entire generation, this will be a time when profound changes in society’s attitude toward work, duty and responsibility will be initiated. Radical changes in attitudes toward personal health and general nutrition will be promulgated and gain wide acceptance and practice.

 
N. Node is in 26 Degrees Aries.
You’re at your most comfortable when involved in group activities outside of your immediate family circle. You delight in getting involved with others in neighborhood civic or political activities, especially if you can be a part of the leadership of the group. Your zeal and overabundant energy bring out your real creativity when you can work toward tangible results — things that will immediately benefit those around you. You have a real gift for getting the most out of charity drives and community benefits. Take time out between projects though, because you tire out easily and your effectiveness becomes greatly diminished when your energy is depleted. Also, don’t even think of trying to get involved at a peripheral level — you need a total commitment to feel personally fulfilled. Let others bake the cookies and set up the chairs — you should be the one to tell everyone what to do and when to do it!

They got a few things right, but they got way more wrong than they got right. Needless to say, I won’t be paying $25 for the more detailed report!

Somewhat thankfully New York has been spared from much of falling home prices that have been affecting other parts of the nation. The value of our apartment has been flat for 2-3 years now, which is much better than the 30%/year declines in other places. With the crisis on Wall Street, who knows how long that will continue, but it’s shocking to see videos like the one below about how bad things have gotten in California…

What’s amazing is how much of people’s lives are being thrown in landfills - how they walk away from just about everything - even huge flat screen TVs. It’s sad that the charities don’t have their act together to take advantage of the opportunity and fill their warehouses with the household goods and clothing that people are going to start to need in an economy like this.

The country desperately needs a change in leadership. Let’s hope the leaders we elect in a month are up to the task.