Bergman Real Estate

‘For sale by owner’ has its challenges

Mark Bergman — Sun, 14 Nov 2010 14:21:00 GMT

This commentary appeared in the Post Star on 11/14/2010

So you've decided it's time to sell your house.

I mean, interest rates are so low the banks are practically begging folks to take out mortgages.

And there must be some pent-up demand. After the feds decided to stop priming the real estate pump a few months ago, home sales took a header. Folks who didn't cash in on that craze ought to be more than ready to buy by now.

Besides, you're sitting on a starter-house gold mine.

Nice neighborhood, full-grown trees and a pretty decent lawn, nearby schools and parks, fresh paint on the walls (well, recently fresh at least) and, since the economy went south, darned little chance that they'll actually build that sprint car track down the road.

But why pay someone else umpteen thousand dollars just to shove a sign into your front yard, run a few classified ads, sit there through Sunday open houses and not answer your phone calls for months on end?

You can do it yourself, right?

You can make a sign and buy some ads and sit in the living room for three hours on Sunday afternoon. Hey, there's a game on anyway.

And the phone calls? Well, you already know how to not return a phone call, right?

Of course, there are a few things you ought to know.

First, selling a house is a full-time job.

If you had in mind that this would amount to nothing more than answering cell phone inquiries from the 10th hole, you can forget it.

Not only will you have to answer all the inane "I-might-want-to-look-at-your-house-but-maybe-not calls" (and, despite that, you'll be praying there will be A LOT of calls), you'll be answering them at 5 a.m. and 11 p.m.

Shoppers are in charge, and they know it.

Second, when those shoppers do deign to look at your house, you'll have even more fun listening to them criticize your decorating choices (honest, some people really don't want orange walls), your limited closet space and tiny third bedroom (maybe it would make a decent closet, huh?), your more-dirt-than-grass lawn and weed-choked gardens (really, make up your minds!), and your damp basement.

This - if you're very, very lucky - will be followed by an astoundingly low-ball offer. It might or might not cover the mortgage balance and the cost of the classified ads.

Do not despair. This is only the first tentative step in the offer-counteroffer dance.

You'll suggest a price marginally smaller than the one in your ad, they'll come back a couple of hundred bucks higher than they originally planned ... and the beat goes on. Or maybe not.

Odds are one or both of you will hit a take-it-or-leave-it number, and negotiations will break down completely, sending you right back to answering phones and setting up appointments.

Finally, in the event - several months down the line - that you and some Heaven-sent buyer do agree on a mutually acceptable price, it will be time to bring in ... the lawyers.

Hey, no reason you can't sell your house yourself, right?

Ha, ha, ho, ho, hee, hee.

Send your questions to HouseWorks, P.O. Box 81609, Lincoln, NE 68501, or e-mail houseworks@journalstar.com.

Six Reasons to Reduce Your Home Price

Mark Bergman — Tue, 27 Jul 2010 18:14:00 GMT

By: G. M. Filisko

Published 2010-03-19 13:10:49

While you’d like to get the best price for your home, consider our six reasons to reduce your home price.

Home not selling? That could happen for a number of reasons you can’t control, like a unique home layout or having one of the few homes in the neighborhood without a garage. There is one factor you can control: your home price.

These six signs may be telling you it’s time to lower your price.

1. You’re drawing few lookers

You get the most interest in your home right after you put it on the market because buyers want to catch a great new home before anybody else takes it. If your real estate agent reports there have been fewer buyers calling about and asking to tour your home than there have been for other homes in your area, that may be a sign buyers think it’s overpriced and are waiting for the price to fall before viewing it.

2. You’re drawing lots of lookers but have no offers

If you’ve had 30 sets of potential buyers come through your home and not a single one has made an offer, something is off. What are other agents telling your agent about your home? An overly high price may be discouraging buyers from making an offer.

3. Your home’s been on the market longer than similar homes

Ask your real estate agent about the average number of days it takes to sell a home in your market. If the answer is 30 and you’re pushing 45, your price may be affecting buyer interest. When a home sits on the market, buyers can begin to wonder if there’s something wrong with it, which can delay a sale even further. At least consider lowering your asking price.

4. You have a deadline

If you’ve got to sell soon because of a job transfer or you’ve already purchased another home, it may be necessary to generate buyer interest by dropping your price so your home is a little lower priced than comparable homes in your area. Remember: It’s not how much money you need that determines the sale price of your home, it’s how much money a buyer is willing to spend.

5. You can’t make upgrades

Maybe you’re plum out of cash and don’t have the funds to put fresh paint on the walls, clean the carpets, and add curb appeal. But the feedback your agent is reporting from buyers is that your home isn’t as well-appointed as similarly priced homes. When your home has been on the market longer than comparable homes in better condition, it’s time to accept that buyers expect to pay less for a home that doesn’t show as well as others.

6. The competition has changed

If weeks go by with no offers, continue to check out the competition. What have comparable homes sold for and what’s still on the market? What new listings have been added since you listed your home for sale? If comparable home sales or new listings show your price is too steep, consider a price reduction.

Is there really common ground in the Adirondacks?

Mark Bergman — Fri, 16 Jul 2010 12:31:00 GMT

Earlier this week I participated in the Common Ground Alliance forum. It was attended by many elected officials (none from Johnsburg), lots of non-profit leaders and a handful of us from the business community. I left with very mixed feelings about the potential effectiveness of this group. Many good ideas, without a really clear path for action. Brian Mann of NCPR sums it up well in his blog posting below.

Is there really common ground in the Adirondacks?

July 15th, 2010 by Brian Mann

There's a reason why historian and part-time Long Lake resident Phil Terrie called his history of the Adirondacks "Contested Terrain."

For a couple of centuries now, people have seen the Adirondacks through very different lenses: as a storehouse of rich natural resources, as a free land far from the hassles of civilization and government, and as a glorious nature preserve.

That divide persists, despite good faith efforts by groups like the Adirondack Common Ground Alliance to seek out areas of unity and collaboration.

At this week's Alliance meeting in Long Lake, there was general agreement that the Park faces some dire threats.

The recession is hurting retail businesses, causing government job lay-offs, and hindering New York state's ability to manage public lands effectively.

But different factions see the underlying dangers behind these trends very differently.

In his comments, Tupper Lake businessman Jim LaValley — whose non-profit ARISE group helped reopen Big Tupper Ski Area last winter — laid a big chunk of the blame on government over-regulation and bureaucracy.

He referenced last year's widely-discussed APRAP report, which suggested that communities in the Park face a dire future. Summing up the mood of local business owners, LaValley said, "They're scared."

But others, including ANCA's Kate Fish, pointed to evidence that the Park itself — with its open space and regulated development — is an asset that can help attract visitors, second home-owners, and businesses.

After listening to all the conversation and debate, I came away from the Common Ground meeting with three basic questions swirling around in my head.

First, it seems long overdue to come up with a shared vision for what the Park of the future should look like — not a vision generated in Albany, but one created by in-Park groups like the Alliance.

Ideally, what should our year-round population be? We're currently at around 130,000. Should the goal be to hold steady, to grow a little — what?

Meanwhile, should we expect all the tiny far-flung hamlets to continue to survive and thrive, or should we begin moving toward a hub-system where grocery stores, school districts, and government services are concentrated in core towns?

Also key to this vision, obviously, is how much public land should be part of the mix. Do we have enough now? Too much?

And what role will Albany play in the future — and how much of the Park's operations will need to be taken over by non-profits, businesses and local governments?

These are big, thorny questions, but perhaps it's time to begin addressing them head-on and creating a sketch of what future success might look like.

Second, and a bit more concretely, I think it's time to reassess what the second-home boom means (and should mean in the future) to the Adirondack economy.

Over the last couple of decades we've seen a remarkable capitalization of our towns and hamlets, with outside investment pouring in at the rate of hundreds of millions of dollars a year.

In pure business terms, that's a remarkable success. Because of the beauty of our Park and its communities, outsiders have decided to invest billions of dollars here.

But in many areas of the Adirondacks, we have failed to translate that investment into more steady jobs and a more robust retail economy.

In Long Lake, where the Alliance meeting was held, new mansions go up every year, but school enrollment is dwindling fast and the grocery store no longer stays open year-round.

That disconnect is something we need to understand and — if possible — begin to remedy.

Finally, the Common Ground gathering in Long Lake was long on non-profit groups and government leaders and short on businesses.

We have some strong community banks in the Park and some thriving entrepreneurs. We need a heck of a lot more if we hope to survive into the future.

I wonder why we can't bring more of those voices and thinkers to the table at sessions like this one?

EDITORIAL: Rangers are the police of the wilderness

Mark Bergman — Fri, 16 Jul 2010 12:28:00 GMT

Press-Republican

July 15, 2010

EDITORIAL: Rangers are the police of the wilderness

Press-Republican

---- —

In lean times, taxpayers always urge their government representatives to cut spending in just about every area except public safety. Citizens want to keep as much of their money as possible, of course, but they also insist on feeling safe. Cut anyplace possible in the budget, but be careful when you cut police departments or fire departments. If those cuts are going to leave constituents feeling vulnerable, don't make them.

One of the greatly overlooked areas of public safety in these parts is the New York State Department of Environmental Conservation rangers. That's probably because only a small minority of us spends much time in the woods. Those who do, though, have a dedicated and thoroughly professional crew of rangers as their safety net.

DEC Region 5, which encompasses the North Country, sends out a compendium of its log a month or two at a time to news outlets. The report is useful as a reminder of how not to act in the wilderness, and it's interesting to see some of the missteps hikers, campers, hunters and anglers take and how the rangers react to get them back to civilization in one piece.

The reports also document the lengths to which rangers have to go sometimes to bring happy conclusions to unhappy predicaments.

Often, hikers get lost and must be found. Sometimes, one hiker will become separated from his companion or his party. Rangers will use a variety of means to find whoever is lost, sometimes by following a cell signal, sometimes by tracking the person and sometimes by simply flooding the area with officers until they locate the individual, who by this time may be panicky, dehydrated or injured.

They never know what kind of emergency they will be asked to confront. Rangers received a call one recent Sunday evening, just before dark, that a hiker from Canada had had his eye impaled by a tree branch. Not knowing the seriousness of the injury, but knowing it didn't sound good, they found the victim and escorted him back to the party's vehicle. As it turned out, the injury was not serious, but, had it been, the rangers would have been prepared.

Several of the accounts in the report include searches beginning in the afternoon and lasting until midnight or beyond. Weekends seem to be especially problematic, since that's when most people are going into the woods and mountains.

Rangers are prepared to treat and transport the sick and, of course, the injured. One rescue was a demented individual who could offer no assistance in his own recovery.

DEC advises anyone going into the wilderness to take supplies, including food and water, and to stay connected with others. When that advice is ignored, the rangers are there at any time and in any conditions to solve problems that result. What police are to city streets, rangers are to the forest, and we're lucky to have them.

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The Siena Research Institute releases results of special New York Homeownership Survey; NYSAR calls on lawmakers for tax reform

Mark Bergman — Thu, 27 May 2010 18:05:00 GMT

The Siena Research Institute releases results of special New York Homeownership Survey; NYSAR calls on lawmakers for tax reform

5/26/2010

Today, the New York State Association of REALTORS and the Siena Research Institute (SRI) released the results of a special New York Homeownership Survey which explored public opinion about real estate related issues.

Don Levy, PhD, SRI director, presented the key findings of the survey, which include:

• 84 percent of respondents say homeownership is a major part of achieving the American Dream.
• One third believe their home value is down, but 69 percent expect appreciation on the way.
• Seventy-five percent feel that what they pay for real estate taxes is too high.
• Two-thirds of New York homeowners fulfill their obligation to pay taxes, but don’t believe their hard-earned dollars are well managed or used efficiently.
• The biggest concerns were property taxes for homeowners and qualifying and down payments for buyers.
• The survey also found that 82 percent believe that REALTORS provide guidance for buyers and sellers in working through all the aspects involved in home transactions.

“Today, the results of the New York Homeownership Survey conducted by the Siena Research Institute show that a great majority of New Yorkers consider homeownership to be a quintessential piece of the American Dream, but one that has become increasingly difficult to achieve and maintain in the Empire State,” said NYSAR President Hank Fries. “The American Dream of homeownership is in danger here in the Empire State due to unfettered property tax increases, high closing costs and real estate transaction taxes.”

Fries went on to say that New York State lawmakers should act to stem this tide. “Today, New York REALTORS, on behalf of our fellow Empire State residents, continue to urge Albany lawmakers to enact structural reforms to the tax system that will foster tax savings for property owners. Every step the state takes toward lower homeownership taxes is a step toward restoring the state’s quality of life and economic vitality.”

Reminder: Armed service members have extra year to claim homebuyer tax credit

Mark Bergman — Thu, 27 May 2010 18:02:00 GMT

Reminder: Armed service members have extra year to claim homebuyer tax credit
While the contract deadline for the homebuyer tax credit for most Americans has come and gone, please remember, and remind your agents, that members of the armed services and certain other federal employees still have time to take advantage of the incentive.

For those that served outside of the U.S. for at least 90 days during the period beginning after December 31, 2008, and ending before May 1, 2010, the deadline is extended to April 30, 2011. If a binding contract is entered into by that date, the taxpayer has until June 30, 2011, to close on the purchase. Both the $8,000 first-time and the $6,500 repeat homebuyer tax credits are included in the extension.

For more information from the Internal Revenue Service on the extended deadline for military members, click here.

Getting Your Home Ready to Sell...means a bit more than just listing it.

Mark Bergman — Thu, 27 May 2010 14:47:00 GMT

Tips on How to Fix Your House Up to Sell

By Paige Tepping

RISMEDIA, May 27, 2010--With the summer buying and selling season just around the corner, now is the time to think about how you can create a lasting first impression with potential buyers. Here are 8 simple tips that will help your home stand out from the crowd.

Open the drapes and blinds. Sunshine is the world's best decorator and nothing is more depressing than walking into a home where shades, curtains and drapes are closed.

Wash the windows - inside and out. For the same reasons as above, no other small improvement will give you more bang than this.

Clean up the yard. Cut back overgrown shrubs, particularly those that obscure windows or make it difficult to get to the front door. Mow the grass, rake or pick up downed leaves and branches, put away lawn tools, kids' toys and discard or store any outdoor furniture that is rusty or ragged. If season and funds permit, put down some colorful annuals or put a few nicely planted containers on or near the front porch.

Clutter Control. De-cluttering and organizing your home is very important and not just to make the place look neat. A cluttered home looks smaller and less airy. All of the pictures, knick-knacks, even an exquisite art collection are distracting to many buyers.

Clean your kitchen and bathrooms – Be sure to pay attention to the kitchen and bathrooms. The kitchen may be old but it can still sparkle. Clean the stovetop with a good degreaser and all countertops to remove stains and discoloration. Wash the front of all cupboards and appliances and keep the floor swept and scrubbed for as long as the home is on the market. De-clutter here too, especially the refrigerator door. Ditch countertop appliances, canisters, etc and keep cupboard doors and drawers closed if your hand is not actually in them. It is critical that the bathrooms sparkle. Old bathrooms can be charming and a new shower curtain or fresh flowers on the counter may be all you need. Put out your best towels and, if you have young children, enforce the flush rule.

Refinish hardwood floors. These are a major selling point when selling your home and sometimes a home's most compelling feature. Often they don't need complete refinishing, just to be roughed up and polyurethaned to obtain that killer shine.

Paint/Repaint Your Home. If your taste in decorating is a bit strong, it may pay to hire a professional to tone down some of the more dramatic color rooms. Neutral colors are best for marketing your home for sale.

Buy, borrow or rent what you need. If your furniture shows the effect of raising five kids or if pets have ruined the rugs and upholstery, think about storing or getting rid of your existing furniture and finding just enough more attractive stuff to get by. If your nest is empty and the kids' rooms are beaten up, throw out the furniture, give the walls a quick wash coat of paint and put one or two small flea market pieces - a hobby horse, a bean-bag chair, the old bassinette from the attic - in the room to merely suggest its use.

Biking in the Adironacks

Mark Bergman — Thu, 20 May 2010 13:42:00 GMT

From the Adirondack Almanac Blog

Wednesday, May 19, 2010

Two New Adirondack Bicycling Initiatives

by Alan Wechsler

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Two unrelated efforts this spring show that bicycling may be getting a little more attention here in the Adirondacks.

For starters, you can take part in a local survey, looking for input for a future Web site dedicated to promoting bicycling in the Adirondacks. The survey is reachable here.

The survey is part of a program called Bike the Byways, which is sponsored by the Adirondack North Country Association, a community development group in Saranac Lake. The idea, says organizer Tim Holmes, is to figure out what bike resources already exist in the park.

The group is most interested in road rides, he said, especially to promote the 14 federally-designated "Scenic Byways" located in the park.

Because of the lack of roads in the park and the sheer splendor of most of them, apparently most roads in the park are in fact scenic byways. So cyclists could just unfold a map and take their pick. Nevertheless, visitors might appreciate a site offering more specific descriptions.

For more information, check out the new blog, http://bikethebyways.wordpress.com/

Meanwhile, work continues on the Upper Hudson Rail Trail, a proposed 29-mile route that would go from North Creek to Tahawus on a right-of-way currently owned by NL Industries. A year after the idea was first made public, organizer Curt Austin, a photographer from Chestertown, has planned his first official organizing meeting.

Friends of the Upper Hudson Rail Trail Inc. will meet at 10:30 a.m. Saturday, June 12 at the North Creek Ski Bowl lodge.

"There are a lot of details to work out," he said. But the meeting may include some more fun activities, such as a drive out to some of the route's more scenic spots and possibly a bike ride in the afternoon.

The group is seeking to buy the railroad from NL, remove the track and lay down a bike trail through some of the Central Adirondack's most remote woods.

“We don’t have that many formal members yet, but we’re going to try to make it entertaining and worthwhile for new people,” he said.

Check out the Upper Hudson's Facebook page here.

Welcome New Neighbors

Mark Bergman — Sun, 16 May 2010 13:46:00 GMT

The Post-Star

Welcome new neighbors By KIM COOK Associated Press | Posted: Sunday, May 16, 2010 1:15 am

"If strangers move into a neighborhood, it is not only unfriendly but uncivil for their neighbors not to call on them." - Emily Post, "Etiquette: The Blue Book of Social Usage," 1937 When we moved across the country to our new town, many friendly neighbors stopped by to say hello. Some brought pastries from a bakery; others offered advice on grocery stores, dentists and hardware stores. One neighbor, with whom I'd established email contact before the move, even stocked the fridge and pantry with the essentials so we wouldn't walk into a completely empty house. There was a small table with chairs, utensils, toilet paper, an inexpensive shower curtain, and soap and towels in the bathrooms. Mrs. A was a one woman welcome wagon. Some of us remember the official Welcome Wagon ladies coming to our childhood door; the company, started in 1928 by Tennessean Thomas Briggs, was such a cultural fixture that even the Kennedys and Nixons received visits when they moved into the White House. Now the firm operates primarily via the Internet. In these modern times, what's the best way to greet our new neighbors? Many people aren't sure how much to do and when. Do you head over as soon as you see the van arrive, or wait a week, or wait for them to make the overture? Casserole, house plant or just a friendly hello? Chicago-based residential real estate expert Mark Nash advises waiting till the moving van has gone. "Give them a couple of days to get somewhat settled," he says. Offer to take some of the cardboard boxes to the recycle depot, he suggests, and if they have a dog, offer to introduce them to fellow pet owners. Nash says that thoughtful housewarming gifts after the chaos eases could be a nice bird feeder, or a gift certificate for a home improvement store, local spa, dog walker or window washer. Minneapolis-based psychologist and HGTV.com contributor Dr. Bra Vada Garrett-Akinsaya suggests some inexpensive ways to offer a friendly hand to new families: u Make a picnic hamper. Include maps for local parks, disposable dishes and some outdoorsy snacks. u Make a kids' activity box. Include markers, puzzle books and juice boxes to keep children busy while parents unpack. u Make a neighborhood look book: a three-ring binder filled with neighbor contact info, trusted medical practitioners, recommended local businesses. u Make a kid's look book. Include photos, names, ages and contact info for neighborhood kids, and perhaps a calendar to add play dates. u Make magnets. On a craft store magnet, glue names and numbers of babysitters, yard services, and reliable handymen. u Offer to be a guide. Make a fun coupon good for a personal tour of the area. Should you bring over prepared food? Today we worry about allergies, religious restrictions and taste buds. While most people agree that the gesture's what counts, it's probably better to take something neutral rather than your famous tuna broccoli casserole. Nash suggests baked goods, fruits and vegetables, specialty coffees or teas. Some people favor a festively wrapped bottle of bubbly or good wine. New Yorkers Bob and Christina Agnew fondly recall the elderly next door neighbor who brought over a bottle of fine Scotch. "It was clearly her favorite, because she often stopped by to help us consume it!"

Getting the Most from Compact Fluorescent Light (CFL) Bulbs

Mark Bergman — Mon, 10 May 2010 16:38:00 GMT

I have heard that if you turn a light on and off frequently you shouldn't use a fluorescent bulb. Is this true of compact fluorescents?

Asked by Sherrie VandePutte
Ortonville, MI

Also, why do fluorescent bulbs buzz? Is there any way to avoid this?

Answer

Answered by David Bergman

New York, NY

David Bergman Architect

May 7, 2010

Fluorescent bulbs have two great advantages over their older cousins, incandescent bulbs: they use a lot less energy and they last a lot longer. The caveat on the latter, though, is that turning them on and off frequently will shorten their lives. You'll still get the energy savings, so no downside there, and they'll probably still last longer than an incandescent, but you might not get that optimal 8,000 or 10,000-hour usage (compared to 1,000 or so for an incandescent).

The rule of thumb is that, if a light is likely to be used regularly for less than 15 or 20 minutes at a time (for example, a closet light), it may not make sense from a bulb-life point of view to use fluorescent. Fluorescents do take a "jumpstart" burst of energy for a fraction of a second at startup, but it's not really significant. You will still gain the overall energy savings of 75% or so over incandescent bulbs.

Fluorescent buzz is pretty much an old-school problem. The previous generation of fluorescent bulbs used magnetic ballasts where the newer ones use electronic ballasts. On top of being more energy efficient, the electronic ballasts do not buzz. All Energy Star qualified CFLs use electronic ballasts. And fluorescent bulbs come in much better colors than the old-school ones did. So the excuses to say "I hate fluorescent lighting" are getting harder to come by.

For more information:

You should read David Bergman's Ask A Pro Q&A "Are there CFLs or other energy-saving lightbulbs that work on a dimmer-regulated light fixture?" for more lighting tips.

Far from the Adirondacks, a distorted view

Mark Bergman — Mon, 26 Apr 2010 11:58:00 GMT

Far from the Adirondacks, a distorted view By FREDERICK H. MONROE

First published: Sunday, April 25, 2010

It was startling to see the difficult economic conditions of the Adirondack Park described as prosperity in John Sheehan's April 11 Perspective article, as if our region is being seen from far away and through rose-colored glasses. It made me wonder if the Adirondack Council has ever really been able to see what life is like in our communities. Sheehan claims that the region has a better economy and quality of life than any other rural area of the state. He uses the Adirondack Park Regional Assessment Project Report as a basis. The report -- which was produced under the auspices of the Adirondack Association of Towns and Villages and was a welcome look into life inside the Blue Line, warts and all -- said nothing of the kind. The prosperity the council cites must refer to inanimate parts of the Adirondacks. Residents and business owners -- whom the council does not represent -- would tell you another story, the one reflected in the report: Since 1950, U.S. population has increased nearly 100 percent and New York's by 31 percent. Adirondack Park population has increased by less than 25 percent. Fifty-four of the 103 Adirondack communities experienced a population decline from 2000-2006. Growth was primarily restricted to the southern and southeastern perimeters -- Saratoga County, the state's fastest growing county, and Warren County. Both are close to Interstate 87 and have amenities that most communities farther inside the Blue Line do not. Park residents' median age is just under 43 -- older than almost all other areas of the country and rising more rapidly than elsewhere. By 2020, only the west coast of Florida will be, on average, older. The reason? Young families are moving out, since there are few good jobs for them. Retirees are moving in. Seasonal unemployment in five of the park's 12 counties was more than 8 percent from 2001 to 2008 -- 50 percent more than the statewide average for the same period. School enrollments are decreasing by, on average, 329 students a year, the equivalent of losing an average size Adirondack school district every 19 months. Only seven park communities out of 103 have complete cell phone coverage. Thirty-five percent of survey respondents identified the lack of wireless and broadband as a negative influence in retaining or attracting businesses. The Adirondack Council's contention that residents are making gains in household incomes also paints over the truth. Any increase in average household income is made up primarily of homeowners -- many of them second homes -- in communities around Lake George, Lake Champlain and the Great Sacandaga Lake. The report's median household income chart shows about half of the towns and villages have average incomes lower than $45,000. By what standard would that be considered wealthy? On employment, the council really has it wrong. It touts the report's findings that government jobs account for more than 30 percent of employment in Hamilton, Essex, Lewis and Washington counties. Of course, public employees provide vital services -- keeping roads paved and clear of snow, preparing parks and other tourist areas, providing emergency services and running municipal governments. But public-sector employment does not lead to growth; it barely sustains communities. Without a robust private sector economy, where will the taxes come from to pay for public sector salaries and benefits? To have the growth that the Adirondack Council imagines is happening, we need investment from private businesses, large and small. We need infrastructure that is lacking throughout much of the Adirondacks -- except in the areas near the lakes mentioned above. A healthy economy requires a mix of public services and private businesses where the tax burden is shared widely. We who live here know better than to look through rose-colored glasses. Fred Monroe is executive director of the Adirondack Park Local Government Review Board, established by law to advise and assist the Adirondack Park Agency. He also is Chester town supervisor and chairman of the Warren County Board.

1 1/2 Story For Sale in Indian Lake

Mark Bergman — Thu, 15 Apr 2010 16:44:00 GMT

The American Dream on Sale

• 1,300 sq. ft., 1 bath, 3 bdrm 1 1/2 story "Handcrafted Log" - $180,000 USD - Priced Realistically!

Indian Lake, Hamilton County - The cabin is located on 2 private acres. It feels exceptionally private as it is accessed by a longer right of way driveway. It features a wood stove and furnace making this Adirondack hide-away a year 'round attraction! Nestled on a private, lily-covered pond and walking distance to Abanakee Lake the cabin boasts a full modern kitchen, washer and dryer, private guest bedroom, front porch for outside dining, gas BBQ, floral gardens, canoe and a large living room. The day that I visited to take photos, Hummingbirds fluttered past right past me to dine on the hanging flowers on the porch! The cabin is centrally located and only 20 minutes from Gore Mountain and a little over an hour to Lake Placid.
Located in the heart of the Adirondacks and features many activities for the outdoor enthusiast such as: hiking, biking, fishing, hunting, skiing, birdwatching, antiquing, white-water rafting and much more.
Master bedroom, loft and a private guest room located over the garage. Satellite TV and high speed internet allow one to stay connected while getting away from it all.
This home has an excellent rental history that should make it cash positive as an investment.

A recent renter testimonial:
My wife and I just stayed here for 4 nights in Sept. We will be talking about our stay there for a long time. I guarantee you will not be sorry if you stay here.

Dean has done a nice job with that cabin, he is very helpfull and there are lots of things to do, or not do. The cabin was rustic but had the conveniences we're used to, the pond was simply enjoyable with all it's frogs and birds, and we enjoyed the canoe on Abanakee lake. We saw a beautiful blue heron and came pretty close to a hawk. The area is just teeming with wild life.

You can't go wrong here and my wife and I hope we can stay there again.

Property information

Bergman Offers Mobile Search App

Mark Bergman — Fri, 09 Apr 2010 20:00:00 GMT

We're pleased to announce that we are the first (and only !) company in the region to offer our own mobile app enabling our clients to search the Warren County Multiple Listing Service from any SmartPhone. Many of us conduct business and communicate using our iPhone or Crackberry or Android (or fill in the name of your favorite phone!). Even living in a place with somewhat limited cellular coverage, I live by my iPhone so extending listing information to my clients was not a big leap. Some brokers have launched mobile friendly or mobile formatted websites. Even Realtor.com has a mobile friendly website and a mobile app, but all of these suffer from a speed issue. They search slowly because they rely on web access. The web app that my partner developer has produced for me is a dedicated app that pulls information from a high speed database with none of the web browser lag time. Searching is fast as the search or filtering begins as the user enters the search criteria. For example the number of bedrooms or the street name or the town name, etc.. If you're a buyer check it out today.

Vacation-home sales recovered in 2009 while investment sales fell sharply

Mark Bergman — Thu, 08 Apr 2010 13:58:00 GMT

Washington, March 31, 2010 (March 31, 2010) – Vacation-home sales recovered in 2009 while investment sales fell sharply, according to the National Association of Realtors®. NAR’s 2010 Investment and Vacation Home Buyers Survey, covering existing- and new-home transactions in 2009, shows vacation-home sales rose 7.9 percent to 553,000 last year from 513,000 in 2008, while investment-home sales fell 15.9 percent to 940,000 in 2009 from 1.12 million in 2008. Primary residence sales rose 7.1 percent to 4.04 million in 2009 from 3.77 million in 2008. NAR Chief Economist Lawrence Yun said, “The typical vacation-home buyer is making a lifestyle choice, with nine out of 10 saying they intend to use the property for vacations or as a family retreat,” he said. “Investment buyers primarily seek rental income, with six in 10 planning to rent to others, although one in five wants a family member, friend or relative to use the home.” Only one in four vacation-home buyers plan to rent their properties to others, while one in five investment buyers plan to use their homes for vacations or as a family retreat. However, 26 percent of vacation-home buyers and 8 percent of investment buyers intend to use the property as a primary residence in the future. The market share of homes purchased for investment was 17 percent in 2009, down from 21 percent in 2008, while the vacation-home share rose a percentage point to 10 percent. The total share of second homes declined from 30 percent of sales in 2008 to 27 percent last year. “First-time buyers were at record levels in 2009 with fewer sales of second homes,” Yun said. The median transaction price of a vacation home was $169,000 in 2009, compared with $150,000 in 2008. “The higher vacation home price may reflect increased sales in higher priced markets, particularly in areas of Florida and California where prices became highly attractive for buyers over the past year,” Yun said. Half of vacation homes purchased last year were in the South, 21 percent in the West, 17 percent in the Midwest and 12 percent in the Northeast. Seven out of 10 were detached single-family homes. The median investment property sold for $105,000 last year, down 2.8 percent from $108,000 in 2008. There were more investment sales in the West in 2009, consistent with reports in California of a high share of all-cash purchases, notably in lower price ranges. The distribution of investment sales was fairly close to the distribution of population: 35 percent in the South, 25 percent in the West, 24 percent in the Midwest and 16 percent in the Northeast. There was a higher share of condos in investment sales: 27 percent of investment homes were condos vs. 21 percent of vacation homes. Similar to 2008, cash factored strongly in the second-home market: three out of 10 vacation-home buyers in 2009 paid cash for their properties, while half of investment buyers paid cash. Fairly similar ratios for each group indicated portfolio diversification or good investment opportunities were factors in the purchase decision. The typical vacation-home buyer in 2009 was 46 years old, had a median household income of $87,500, and purchased a property that was a median distance of 348 miles from their primary residence; 34 percent were within 100 miles and 40 percent were more than 500 miles. Investment-home buyers last year had a median age of 45, earned $87,200, and bought a home that was relatively close to their primary residence – a median distance of 24 miles. Roughly one in four investment buyers purchased more than one property in 2009. Three out of four second-home buyers were married couples. Demographically, the long-term demand for second homes looks favorable because large numbers of people are in the prime years for buying a second home. “Historically, people become interested in buying a second home in their mid 40s,” Yun said. “The large number of people who are now in their 30s and 40s will dominate the second-home market in the coming decade with a strong underlying demand, although sales in a given year will vary depending on the economy. Mortgage lending for second homes was extraordinarily tight in 2009 but it is likely to ease a bit in 2010.” Currently, 40.1 million people in the U.S. are ages 50-59 – a group that dominated sales in the first part of the past decade and established records for second-home sales. An additional 44.4 million people are now in the primary buying demographic of 40-49 years old, and another 40.6 million are 30-39. Buyers were more likely to purchase investment homes within a metropolitan area, while vacation homes were generally located in a rural area, small town or resort. Vacation-home buyers plan to keep their property for a median of 16 years while investment buyers plan to hold their property for a median of 12 years. NAR’s analysis of U.S. Census Bureau data shows there are 7.9 million vacation homes and 41.1 million investment units in the U.S., compared with 75.0 million owner-occupied homes. NAR’s 2010 Investment and Vacation Home Buyers Survey, conducted in March 2009, includes answers from 1,930 usable responses. The survey controlled for age and income, based on information from the larger 2009 NAR Profile of Home Buyers and Sellers, to limit any biases in the characteristics of respondents. The 2010 Investment and Vacation Home Buyers Survey can be ordered by calling 800-874-6500, or online at www.realtor.org/newresearch. The report is free for NAR members, but the cost is $125 for non-members. The National Association of Realtors®, “The Voice for Real Estate,” is America’s largest trade association, representing 1.2 million members involved in all aspects of the residential and commercial real estate industries.

Guide to Home Buying Tax Credits

Mark Bergman — Fri, 19 Mar 2010 12:11:00 GMT

Click the image to enlarge

Source: Fixr

New Underwriting Guidelines

Mark Bergman — Tue, 16 Mar 2010 18:58:00 GMT

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· All borrowers' birth certificates will be required with pictures taken in the hospital with medical staff. Birth certificate with a live home delivery will not be eligible for first time home buyers.

· Marriage certificate with bridal dress will be required if both husband and wife are required to qualify for the loan.

· GFE will not require signature, but will require blood sampling from a recognized institution within three days of application.

· DNA test will be performed at closing to avoid any non-arms length transactions. Loan funding will be contingent upon satisfactory receipt of DNA results.

· Verification of deposit will be acceptable only if Bank representative is present at the closing.

· Copy of Pay stubs and W2 will only be acceptable through IRS and only with a wax-sealed envelope mailed directly to the lender.

· Seven witnesses from the neighborhood will be required as proof of primary residence in case borrower owns more than 1 property.

· All appraisers will be required to use masks and ear plugs at the time of inspection to avoid any personal influence by the borrower or broker for the appraised value.

· In order to correctly calculate DTI and true housing ratio a list of grocery items, monthly usage and brand names will be required with receipts and projected 12 month consumption chart.

· Closing will not occur without loan officer presence at settlement and loan officer picture will be taken at the closing in a mug shot format with loan number. Picture should meet standard guideline of 2 X 2 inch in color format with one facing and one side view.

· Loan officer picture will be attached to the Deed and note and will be made available for general public and security agencies in case borrower defaults on the loan.

in preparation for April Fool's Day!

Homestar Energy Efficiency Retrofit Program

Mark Bergman — Wed, 10 Mar 2010 18:48:00 GMT

Update from the White House...

THE WHITE HOUSE

Office of the Press Secretary

_______________________________________________________________________________________

FOR IMMEDIATE RELEASE

March 2, 2010

FACT SHEET: HOMESTAR ENERGY EFFICIENCY RETROFIT PROGRAM

WASHINGTON--In his State of the Union address, the President called on Congress to pass a program of incentives for homeowners who make energy efficiency investments in their homes. Today, while touring a training facility at Savannah Technical College, the President outlined more details of a new "HOMESTAR" program that would help create jobs by encouraging American families to invest in energy saving home improvements. Consistent with the President's call for a HOMESTAR program, the Senate Democratic leadership included a proposal of this kind as part of their Jobs Agenda released on February 4, 2010. The President looks forward to continuing to work with Members of Congress, business, environmental and labor leaders to enact a HOMESTAR program into law.

Background on the HOMESTAR program

With unemployment in the construction sector near 25% and with substantial underutilized capacity in our manufacturing sector, the HOMESTAR program has the potential to jumpstart our economic recovery by boosting demand for energy efficiency products and installation services. For middle-class families, this program will help them save hundreds of dollars a year in energy costs while improving the comfort and value of their most important investment - their homes. In addition, the program would help reduce our economy's dependence on oil and support the development of an energy efficiency services sector in our economy. Key components of the HOMESTAR Program include:

Rebates delivered directly to consumers: Like the Cash for Clunkers program, consumers would be eligible for direct HOMESTAR rebates at the point of sale for a variety of energy-saving investments in their homes. A broad array of vendors, from small independent building material dealers, large national home improvement chains, energy efficiency installation professionals and utility energy efficiency programs (including rural utilities) would market the rebates, provide them directly to consumers and then be reimbursed by the federal government.
$1,000 - $1,500 Silver Star Rebates: Consumers looking to have simple upgrades performed in their homes would be eligible for 50% rebates up to $1,000 - $1,500 for doing any of a straightforward set of upgrades, including: insulation, duct sealing, water heaters, HVAC units, windows, roofing and doors. Under Silver Star, consumers can chose a combination of upgrades for rebates up to a maximum of $3,000 per home. Rebates would be limited to the most energy efficient categories of upgrades-focusing on products made primarily in the United States and installed by certified contractors.
$3000 Gold Star Rebates: Consumers interested in more comprehensive energy retrofits would be eligible for a $3,000 rebate for a whole home energy audit and subsequent retrofit tailored to achieve a 20% energy savings in their homes. Consumers could receive additional rebate amounts for energy savings in excess of 20%. Gold Star would build on existing whole home retrofit programs, like EPA's successful Home Performance with Energy Star program.
Oversight to Ensure Quality Installations: The program would require that contractors be certified to perform efficiency installations. Independent quality assurance providers would conduct field audits after work is completed to ensure proper installation so consumers receive energy savings from their upgrades. States would oversee the implementation of quality assurance to ensure that the program was moving the industry toward more robust standards and comprehensive energy retrofit practices.

Support for financing: The program would include support to State and local governments to provide financing options for consumers seeking to make efficiency investments in their homes. This will help ensure that consumers can afford to make these investments.

The program will result in the creation of tens of thousands of jobs while achieving substantial reductions in energy use - the equivalent of the entire output of three coal-fired power plants each year. Consumers in the program are anticipated to save between $200 - $500 per year in energy costs, while improving the comfort and value of their homes.

New carbon monoxide detector law to take effect February 22

Mark Bergman — Tue, 16 Feb 2010 15:20:00 GMT

New carbon monoxide detector law to take effect February 22

2/8/2010

Last year, Governor David Paterson signed a bill amending the Executive Law requiring carbon monoxide detectors in every 1-2 family property, apartments in a multiple dwelling, as well as all condominium and cooperative apartments only where the dwelling unit has appliances, devices or systems that may emit carbon monoxide or has an attached garage. Real estate licensees must be aware of the new law and advise clients and customers of the same. The new law, known as “Amanda’s Law” is set forth below as well as changes to the Fire code of New York indicating where carbon monoxide detectors should be located..

Section 1. Short title. This act shall be known and may be cited as "Amanda's law".
§ 2. Subdivision 5-a of section 378 of the executive law, as amended by chapter 202 of the laws of 2006, is amended to read as follows:

5-a. Standards for installation of carbon monoxide detectors requiring that every one or two-family dwelling, or any dwelling accommodation located in a building owned as a condominium or cooperative in the state or any multiple dwellings shall have installed an operable carbon monoxide detector of such manufacture, design and installation standards as are established by the council. Carbon monoxide detectors required by this section are required only where the dwelling unit has appliances, devices or systems that may emit carbon monoxide or has an attached garage. For purposes of this subdivision, multiple dwelling means a dwelling which is either rented, leased, let or hired out, to be occupied, or is occupied as the temporary or permanent residence or home of three or more families living independently of each other, including but not limited to the following: a tenement, flat house, maisonette apartment, apartment house, apartment hotel, tourist house, bachelor apartment, studio apartment, duplex apartment, kitchenette apartment, hotel, lodging house, rooming house, boarding house, boarding and nursery school, furnished room house, club, sorority house, fraternity house, college and school dormitory, convalescent, old age or nursing homes or residences. It shall also include a dwelling, two or more stories in height and with five or more boarders, roomers or lodgers residing with any one family. New construction shall mean a new facility or a separate building added to an existing facility.
§ 3. This act shall take effect on the one hundred eightieth day after it shall have become a law.

The following are the emergency rules adopted by the State Fire Prevention and Building Code Council in order to comply with legislation regarding carbon monoxide detectors known as “Amanda’s Law” which will go into effect on February 22, 2010. The requirements as they apply to the use of carbon monoxide detectors can be found below.

Subdivision (d) of section 1220.1 in Part 1220 of Title 19 NYCRR is amended by adding a new paragraph (13) to read as follows:

(13) 2007 RCNYS section RR313.4. For the purposes of applying the 2007 RCNYS in this State, the text of section RR313.4 in chapter R3 of the 2007 RCNYS shall be deemed to be amended and restated in its entirety to read as follows:

RR313.4 Carbon monoxide alarms. This section covers the installation, performance and maintenance of carbon monoxide alarms and their components in new and existing buildings. The requirements of this section shall apply to all new and all existing buildings, without regard to the date of construction of the building and without regard to whether such building shall or shall not have been offered for sale.

Exception: Compliance with this section is not required where no carbon monoxide source is located within or attached to the structure. However, compliance with this section is required if any carbon monoxide source is subsequently located within or attached to the structure.

For the purposes of this section RR313.4, the following terms will have the following meanings:

The term ‘carbon monoxide source’ includes fuel fired appliances, equipment, devices and systems; solid fuel burning appliances, equipment, devices and systems; all other appliances, equipment, devices and systems that may emit carbon monoxide; fireplaces; garages; and all other motor vehicle-related occupancies.

The term ‘dwelling unit’ means a single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.

The term ‘sleeping area’ means a room or space in which people sleep.

The term ‘sleeping unit’ means a room or space in which people sleep, which can also include permanent provisions for living, eating, and either sanitation or kitchen facilities but not both. Such rooms and spaces that are also part of a dwelling unit are not sleeping units.

In the case of a building constructed on or after January 1, 2008, a carbon monoxide alarm shall be installed in each of the following locations:

1. Within each dwelling unit or sleeping unit, on each story having a sleeping area.

2. Within each dwelling unit or sleeping unit, on each story where a carbon monoxide source is located.

One carbon monoxide alarm installed on a story of a dwelling unit or sleeping unit having both a sleeping area and a carbon monoxide source shall suffice for that story within that dwelling unit or sleeping unit.

In the case of a building constructed before January 1, 2008, a carbon monoxide alarm shall be installed in each of the following locations:

1. Within each dwelling unit or sleeping unit, on the lowest story having a sleeping area.

When more than one carbon monoxide alarm is required to be installed within an individual dwelling unit, the alarms shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the individual unit. The alarm shall be clearly audible in all sleeping areas over background noise levels with all intervening doors close.

Exception: Interconnection is not required where carbon monoxide alarms are permitted to be battery operated in accordance with section RR313.4.2.

All carbon monoxide alarms shall be listed and labeled as complying with UL 2034 or CAN/CSA 6.19, and shall be installed in accordance with the manufacturer's installation instructions and this code.

RR313.4.1 Prohibited locations. Carbon monoxide alarms shall not be located within or near the openings to garages, bathrooms or furnace rooms. Carbon monoxide alarms shall also not be located in or near locations specified as ‘prohibited,’ ‘not recommended’ or the like in the manufacturer’s installation instructions.

RR313.4.2 Power source. The required carbon monoxide alarms shall receive their primary power from the building wiring when such wiring is served from a commercial source or an on-site electrical power system, and when primary power is interrupted, shall receive power from a battery. Wiring shall be permanent and without a disconnecting switch other than those required for overcurrent protection.

Exception. Carbon monoxide alarms shall be permitted to be battery operated when installed in buildings without commercial power or an on-site electrical power system or in buildings constructed before January 1, 2008.

RR313.4.3 Maintenance. Carbon monoxide alarms shall be maintained in an operative condition at all times, shall be replaced or repaired where defective, and shall be replaced when they cease to operate as intended.

RR313.4.4 Disabling of alarms. Carbon monoxide alarms shall not be removed or disabled, except for service or repair purposes.

RR313.4.5 One-family dwellings converted to bed and breakfast dwellings. One-family dwellings converted to bed and breakfast dwellings shall have carbon monoxide alarms installed in accordance with the requirements of section F611 of the Fire Code of New York State.

RR313.4.6 Buildings under custody, licensure, supervision or jurisdiction of a department or agency of the State of New York. A building which is under the custody, licensure, supervision or jurisdiction of a department or agency of the State of New York and which is regulated as a one-or two-family dwelling or multiple single-family dwelling (townhouse), in accordance with established laws or regulations of such department or agency, shall have carbon monoxide alarms installed in accordance with the stricter of the requirements of this section or the requirements of section F611 of the Fire Code of New York State.

Subdivision (d) of section 1225.1 in Part 1220 of Title 19 NYCRR is amended by adding a new paragraph (3) to read as follows:

(3) 2007 FCNYS section F611. For the purposes of applying the 2007 FCNYS in this State, the text of section F611 in chapter F6 of the 2007 FCNYS shall be deemed to be amended and restated in its entirety to read as follows:

F611 CARBON MONOXIDE ALARMS

F611.1 General. This section covers the application, installation, performance and maintenance of carbon monoxide alarms and their components in new and existing buildings and structures. The requirements of this section shall apply to all new buildings and structures and to all existing buildings and structures, without regard to the date of construction of the building or structure and without regard to whether such building or structure shall or shall not have been offered for sale.

F611.1.1 Definitions. For the purposes of this §F611, the following terms shall have the following meanings:

Carbon monoxide source. The term ‘carbon monoxide source’ includes fuel fired appliances, equipment, devices and systems; solid fuel burning appliances, equipment, devices and systems; all other appliances, equipment, devices and systems that may emit carbon monoxide; fireplaces; garages; and all other motor vehicle-related occupancies.

Dwelling unit. The term ‘dwelling unit’ means a single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.

Existing buildings and structures. The term ‘existing buildings and structures’ means buildings and structures constructed before January 1, 2008.

Multiple dwelling. The term ‘multiple dwelling’ means a dwelling which is either rented, leased, let or hired out, to be occupied, or is occupied as the temporary or permanent residence or home of three or more families living independently of each other, including but not limited to the following: a tenement, flat house, maisonette apartment, apartment house, apartment hotel, tourist house, bachelor apartment, studio apartment, duplex apartment, kitchenette apartment, hotel, lodging house, rooming house, boarding house, boarding and nursery school, furnished room house, club, sorority house, fraternity house, college and school dormitory, convalescent, old age or nursing homes or residences, and a dwelling, two or more stories in height, and with five or more boarders, roomers or lodgers residing with any one family.

New buildings and structures. The term ‘new buildings and structures’ means buildings and structures constructed after December 31, 2007.

The term ‘sleeping area’ means a room or space in which people sleep.

The term ‘sleeping unit’ means a room or space in which people sleep, which can also include permanent provisions for living, eating, and either sanitation or kitchen facilities but not both. Such rooms and spaces that are also part of a dwelling unit are not sleeping units.

F611.2 Equipment. Carbon monoxide alarms shall be listed and labeled as complying with UL 2034 or CAN/CSA 6.19, and shall be installed in accordance with the manufacturer's installation instructions and this section.

F611.2.1 Combination smoke and carbon monoxide alarms. Combination smoke and carbon monoxide alarms are permitted, provided the alarm is listed for such use. Combination smoke and carbon monoxide alarms shall have distinctly different alarm signals for smoke or carbon monoxide alarm activation.

F611.3 Where required. Single and multiple station carbon monoxide alarms shall be provided in the locations described in this section.
            Exception: Compliance with this section is not required where no carbon monoxide source is located within or attached to the structure. However, compliance with this section is required if any carbon monoxide source is subsequently located within or attached to the structure.

F611.3.1 New buildings and structures: one-and two-family dwellings, multiple single-family dwellings (townhouses), and buildings owned as a condominium or cooperative and containing dwelling accommodations. A carbon monoxide alarm shall be installed in each of the following locations:
            1. Within each dwelling unit or sleeping unit, on each story having a sleeping area.
            2. Within each dwelling unit or sleeping unit, on each story where a carbon monoxide source is located.
            One carbon monoxide alarm installed on a story of a dwelling unit or sleeping unit having both a sleeping area and a carbon monoxide source shall suffice for that story within that dwelling unit or sleeping unit.

F611.3.2 New buildings and structures: Group I-1 occupancies. A carbon monoxide alarm shall be installed in the each of following locations:
            1. On each story having a sleeping area.
            2. On each story where a carbon monoxide source is located.
One carbon monoxide alarm installed on a story having both a sleeping area and a carbon monoxide source shall suffice for that story.

F611.3.3 New buildings and structures: Group R occupancies not covered by section F611.3.1 or section F611.3.2, nursery schools (with sleeping units) not covered by section F611.3.1 or §F611.3.2, bed and breakfast uses not covered by section F611.3.1 or section F611.3.2, and multiple dwellings not covered by section F611.3.1 or section F611.3.2. A carbon monoxide alarm shall be installed in each of the following locations:

1. In each dwelling unit or sleeping unit where a carbon monoxide source is located. In a multiple-story dwelling unit or sleeping unit, a carbon monoxide alarm shall be installed on each story having a sleeping area and on each story where a carbon monoxide source is located. One carbon monoxide alarm installed on a story having both a sleeping area and a carbon monoxide source shall suffice for that story.

2. In each dwelling unit or sleeping unit that is on the same story as a carbon monoxide source.

F611.3.4 Existing buildings and structures: one-and two-family dwellings, multiple single-family dwellings (townhouses), and buildings owned as a condominium or cooperative and containing dwelling accommodations. A carbon monoxide alarm shall be installed within each dwelling unit or sleeping unit on the lowest story having a sleeping area.

F611.3.5 Existing buildings and structures: Group I-1 occupancies. A carbon monoxide alarms shall be installed on each story having a sleeping area.

F611.3.6 Existing buildings and structures: Group R occupancies not covered by section F611.3.4 or section F611.3.5, nursery schools (with sleeping units) not covered by section F611.3.4 or section F611.3.5, bed and breakfast uses not covered by section F611.3.4 or section F611.3.5, and multiple dwellings not covered by section F611.3.4 or section F611.3.5. A carbon monoxide alarm shall be installed in each of the following locations:

1. In each dwelling unit or sleeping unit where a carbon monoxide source is located. In a multiple-story dwelling unit or sleeping unit, a carbon monoxide alarm shall be installed on the lowest story having a sleeping area.

2. In each dwelling unit or sleeping unit that is on the same story as a carbon monoxide source.

F611.3.7 Work completed within one-and two-family dwellings, multiple single-family dwellings (townhouses), buildings owned as a condominium or cooperative and containing dwelling accommodations, Group R occupancies, bed and breakfast uses not covered by section F611.3.8, and multiple dwellings not covered by section F611.3.8. Where work includes the addition or installation of a carbon monoxide source, the construction of a chimney, or the connection of the building to a garage or to any other motor vehicle-related occupancy, a carbon monoxide alarm shall be installed within each dwelling unit or sleeping unit on the lowest story having a sleeping area.

F611.3.8 Work completed within Group I-1 occupancy. Where work includes the addition or installation of a carbon monoxide source, the construction of a chimney, or the connection of the building to a garage or to any other motor vehicle-related occupancy, a carbon monoxide alarm shall be installed on each story having a sleeping area.

F611.4 Prohibited locations. Carbon monoxide alarms shall not be located within or near the openings to garages, bathrooms, or furnace rooms. Carbon monoxide alarms shall also not be located in or near locations specified as ‘prohibited,’ ‘not recommended’ or the like in the manufacturer’s installation instructions.

F611.5 Power source. When the building wiring is served from a commercial or on-site power source, carbon monoxide alarms shall receive their primary power from the building wiring and, when primary power is interrupted, shall receive power from a battery. Wiring shall be permanent and without a disconnecting switch other than those required for overcurrent protection.

Exceptions:

1. Carbon monoxide alarms installed in buildings without a commercial or on-site power source shall be permitted to be battery operated.

2. In existing buildings and structures, cord-type, direct plug, or battery-operated carbon monoxide alarms shall be permitted.

F611.6 Interconnection. When more than one carbon monoxide alarm is required to be installed within an individual dwelling unit or sleeping unit, the alarms shall be interconnected.

Exception: Interconnection is not required where cord-type, direct plug, or battery-operated carbon monoxide alarms are permitted.

F611.7 Maintenance. Carbon monoxide alarms shall be maintained in an operative condition at all times, shall be replaced or repaired where defective, and shall be replaced when they cease to operate as intended.

F611.8 Disabling of alarms. Carbon monoxide alarms shall not be removed or disabled, except for service or repair purposes.”

Year of Hard Choices

Mark Bergman — Mon, 18 Jan 2010 16:24:00 GMT

Over the last year I've had the opportunity to participate in radio interviews and blog on North Country Public Radio about what it has been like to live through the recession. Today NCPR aired a follow-up interview You may listen to my interview with Jonathan Brown at:

http://www.northcountrypublicradio.org/news/story/15089/lessons-learned-from-a-year-of-hard-choices-in-adirondack-real-estate

Customer Service and Loyalty in the North Country

Mark Bergman — Sat, 19 Dec 2009 18:39:00 GMT

The last couple of nights we've experienced sub-zero temperatures. -16 the night before last and a balmy -8 last night. On the way home from a night out, I had a gut feeling that I should check one of my client's homes. They had experienced furnace problems last weekend and felt confident that they had solved them. Since low temps stress everything man-made and otherwise, I was concerned. At 9:30 I found the house at 28 degrees and the furnace wouildn't fire. I called all of my heating contractor resources. The one that I reached refused to come out of his home in an adjoining town that starts with M and ends with a. I was informed that he would only provide emergency service for customers who had used him for routine maintenance. I explained that the owners just closed on the house and hadn't had an opportunity to order his preventive maintenance. He still refused to help. I wonder what would happen if I felt that way when my ambulance pager goes off in the middle of the night? I called 3 others with no answer. Apparently the cell phone for my "go to guy" acted up and didn't ring when I tried him. Trying him again at 7am I awakened him, gave him directions and he was here in 60 minutes. (He lives a good 30 minutes away). Problem solved and heat within 20 minutes of arrival.

Buckman Family Fuels in Chestertown is the only fuel oil dealer that I recommend because of this great service. They do excellent routine maintenance and they respond when called for an emergency! I first met them about 10 years ago when I called on them for an emergency fuel delivery at a home I was sharing. I wasn't a customer and the owner of the house had let the oil run out by mistake. His dealer at the time miscalculated and wouldn't make a Saturday morning delivery. Buckman's saved me then too. These guys just do it right without fail!

Gore Shuttle and the great gold parking controversy

Mark Bergman — Mon, 14 Dec 2009 17:26:00 GMT

From the Adirondack Almanack (www.adirondackalmanack.com

Monday, December 14, 2009

North Creek-Gore Mountain-Ski Bowl Shuttle Slated

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A public transportation shuttle is being established in North Creek with hopes of more closely linking Gore Mountain with the village of North Creek. The shuttle will also make a stop at the historic North Creek Ski Bowl allowing skiers and boarders to take a single trail down and shuttle back up. Additional trails are expected to be open next winter.

Locally owned Brant Lake Taxi & Transport Service will operate the shuttle, which is being paid for by hotel occupancy tax receipts and local businesses. The free shuttle will run just 39 days during the ski season beginning December 19th, including weekends and holiday weeks, from 8 am to 4:30 pm, with a break for the driver's lunchtime.

Gore Mountain spokesperson Emily Stanton told the Glens Falls Post-Star that the shuttle will provide access to North Creek village for Gore visitors who arrive at the mountain by chartered bus.

Additionally, a controversial "Gold Parking" program has been getting a lot of discussion on the lifts and in the lodges. About 200 spaces have been set aside for paid parking. The $10 fee has led to quite a debate over at skiadk.com and the Gore Facebook page.

NYS State Police: Your Local Private Security

Mark Bergman — Wed, 09 Dec 2009 14:54:00 GMT

From the Adirondack Almanac.....

Wednesday, December 09, 2009

NYS State Police: Your Local Private Security Firm

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A strange thing happened after a wind storm a couple of weeks ago. I saw a New York State Police car show up at my neighbor's camp. The trooper got out, and carried into the nearby woods the fairly large top of a tree that had fallen in front of the building. It took him four or five trips to get all the branches into the woods. When he was done, he climbed back into his car and drove away.

So what was the State Trooper doing clearing my neighbor's yard of blowdown? Turns out, my neighbor is one of many part-time residents in the region who get New York State Police protection for seasonal camps as a part of the State Police's Posted Property Program. A program, that "has been around longer than anyone currently with our agency can remember," according to a State Police spokesperson. Homes so designated are posted with the sign you see here.

"As a service to the public, we post and inspect summer homes, summer camps and similar buildings that are unoccupied from October 1 to May 1," I was told in an e-mail, "this merely entails occasional checks of the property when a trooper is on patrol in the area of the property."

The next time I saw a trooper make a stop at the cabin across the way (he was checking the door handle), I asked why he cleared that downed treetop. He told me he had cleared the debris because he didn't want the house to appear unoccupied. He also told me that he stops every time he patrols the area - I've seen him show up every few days, and no doubt have missed a few of his visits.

According to the State Police spokesperson, the agency does not post buildings located in villages that have an organized police departments, buildings that are not secure, or summer motels, hotels or other commercial property. Presumably they are required to protect their own property by using a local security firm.

I suspect the State Police keep the program pretty hush-hush. After all, it wouldn't take too many folks taking advantage of their free home security program to keep police too busy for speed traps or safety belt road blocks.

According to the State Police, property owners who want their tax supported local security services between October and May should send a letter to their local Troop Commander and include the following information:

—the exact location of the property

—the owner's name, winter address and a phone number where they can be contacted in an emergency, and

—if there is a caretaker, their name, address and phone number(s)

Oh . . . and don't forget to call the security folks in town and let them know you've found someone better—someone who actually keeps the yard clear, and carries a gun.

Upper Hudson Bike Trail

Mark Bergman — Fri, 27 Nov 2009 14:41:00 GMT

I recently began working on a new community project. Here is some of our recent press and a link to a website with lots of good information:

Proposed three-county rail trail gets planning aid

By DAYELIN ROMAN droman@poststar.com | Posted: Thursday, November 26, 2009 8:30 pm

While Warren County supervisors wrestled over how to fix a section of railroad track in Riparius last summer after it was washed out, Curtis Austin dreamed up a plan to use 29 miles of rails from North Creek to Tahawus.

"It would be an awesome trail," he said. "This one goes into the heart of the Adirondacks."

Austin, a Chestertown resident and former manager and engineer for General Electric, formed the Friends of the Upper Hudson Rail Trail, and is working toward building a bike path where unused rail lines now sit.

Recently, the project was chosen to receive assistance from Parks and Trails New York in the form of planning, fundraising, grant writing and other activities.

"They'll be free consultants," Austin said. "It's an extremely valuable thing."

The D&H Rail Trail in Granville was also chosen, and will get help with promoting the trail.

The Upper Hudson Rail Trail would wind through the Adirondack Mountains and along the Hudson River in three counties -- Warren, Essex and Hamilton -- from North Creek to Indian Lake and Tahawus, a hamlet in the town of Newcomb.

Austin said the line is full of history, as it was long used by mines in the area and is near the setting for a hiking trip by then-Vice President Theodore Roosevelt soon after he learned of President William McKinley's death.

Using the line for a bike trail is not in itself a new idea, but the Friends have committed themselves to making it happen, Austin said, and have set a target date of June 4, 2014, to open the path.

In the meantime, Austin said, he is working toward the two main steps to get the project in motion.

The first is gaining control of the railway.

"Rails are legally messy," Austin said.

In this case, Austin said National Lead Industries owns it, and are willing to part with it.

The next step is the actual construction of the trail, which Austin estimates would cost about $7.25 million if it is paved.

"Step two is almost too far to look at," he said.

Somewhere in between, clearance must be gained from the Adirondack Park Agency.

The group has gained the support of Johnsburg Town Supervisor Sterling Goodspeed, who said the project is at an early stage, but there is much support for it.

"The timing couldn't be better," he said.

Goodspeed said county officials originally planned to join the rail with the Upper Hudson River Railroad, which departs from North Creek. But with the economic troubles at the county level, any funding for that has dried up.

"You have this beautiful expanse of wilderness - not developable as a railroad," he said. "That proposed use is not realistic anymore."

And having a bike trail begin where the tourist train ends will also be an economic boon to the town, Goodspeed said, granting not only an option for a bike trail, but access to high peaks camping.

"I think it's another piece of the puzzle," he said. "There's unique opportunities there."

But Goodspeed said there are plenty of hurdles to overcome, including legal issues with purchasing the line and engineering complexities with the bridge that crosses over the Hudson.

But Austin said he just wants a bike path in the area.

The Friends have set up a Web site at www.upperhudson.org, with maps and information on the trail.

"It's meant to be used by as many people as possible," Austin said. "This is the sort of trail people travel to come to."

New York's REALTORS applaud Senators Schumer and Gillibrand for their leadership on homebuyer tax credit extension

Mark Bergman — Thu, 05 Nov 2009 17:38:00 GMT

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New York's REALTORS applaud Senators Schumer and Gillibrand for their leadership on homebuyer tax credit extension

Statement from NYSAR President Daniel J. Hartnett

On behalf of the 56,000 members of the New York State Association of REALTORS, today I express our sincere gratitude to Senator Charles E. Schumer and Kirsten E. Gillibrand for their vision and leadership in addressing the continued recovery of our housing industry and, ultimately, our economy.

Yesterday, Senators Schumer and Gillibrand voted to approve the extension and expansion of the homebuyer tax credit that was included in a wide-ranging piece of Senate legislation that extended unemployment benefits. Both Senators have a long-history of supporting REALTOR issues, and none in recent history has been more important than this tax credit. REALTORS know that the tax credit is working to revitalize the housing market and position it to once again lead our economic recovery.

The legislation extends the availability of the tax credit to purchases before May 1, 2010. Prospective purchasers with binding contracts in place as of April 30, 2010 will be allowed an additional 60 days to complete the transaction. The credit will remain $8,000 for first-time buyers, while repeat buyers who purchase between December 1, 2009 and May 1, 2010 will be eligible for a credit of $6,500. Repeat buyers must have lived in their homes consecutively for 5 of the previous 8 years. Income limits are expanded to $125,000 on a single return and $225,000 on a joint return.

We are hopeful that the House will pass this legislation in the near future and that President Obama will sign it into law.

Upper Hudson Rail Trail

Mark Bergman — Thu, 22 Oct 2009 14:45:00 GMT

A new group calling itself the "Friends of the Upper Hudson Rail Trail" has just formed to advance a project of creating a bike and walk trail from North Creek to Newcomb along the unused railroad tracks. This looks like a wonderful project that will offer 29 miles of traffic free biking with moderate grades and spectacular scenery. Check out their website http://upperhudson.org/