From the Record:
Chilly forecast for North Jersey home sales
This spring — traditionally the busiest time in the housing market — buyers may find they’ve got fewer choices than they’d like, because the inventory of homes on the market is down, compared with last year. In Bergen County, the number of single-family homes for sale dropped 25 percent in January and February, and in Passaic County, about 15 percent.
One big reason is that many sellers have held off because of the unusually harsh winter weather, and they’re likely to list their properties soon, which may bring a surge of properties to the market.
But other homeowners — especially those who bought during the housing boom — still can’t sell without taking a loss, and those properties are likely to stay off the market, shrinking the potential pool of available homes.
“There are still sellers waiting for the market to improve in order for them to get out,” said Jeff Adler, a Keller Williams agent in Ridgewood.
“A lot of sellers have been taken aback by the amount of decline from the peak to where the market is now,” agreed Jorge Ledesma, a Re/Max agent in Teaneck. “It’s a bitter pill to swallow when you see so much equity in your home, and through no fault of your own, you see it go away.”
Home prices in the region are still, on average, about 20 percent below their 2006 peaks, so owners who bought during the housing boom may well be “underwater” — that is, owing more on the mortgage than their home is worth. Others may not be underwater but still have 2006 prices stuck in their heads as the “real” value of their home, and are reluctant to sell for less.
As home prices rise, more of these homeowners will be willing and able to sell, observers say. With prices up statewide an estimated 4.3 percent last year, many homeowners are already moving out of the underwater category, said Jeffrey Otteau, an East Brunswick appraiser who follows home prices statewide.
…
The bad weather was a factor in many sellers’ decision to delay listing their homes, real estate agents say. Ledesma said he knows of sellers who held off because they couldn’t do exterior painting and other “curb appeal” chores during the bitter cold. Other sellers didn’t like the idea of buyers tracking snow into the home.
…
“If you’re going to sell, you want to put your best foot forward,” Funabashi said.“Normally our spring market starts in March, but it’s really late this year because of the weather,” said Ellen Horowytz, an agent with Prominent Properties Sotheby’s International Realty in Franklin Lakes. “People have been waiting; they’re saying, let’s wait till things start to bloom a little bit.” She expects a surge of listings soon.
The laws of supply and demand would suggest that tight inventory should push prices up, and agents report that attractive properties are drawing multiple bids and higher prices.
But buyers and appraisers seem to have limits on how high prices can go, they said.
“It still has to be priced right,” Horowytz said. “Buyers are very savvy out there. Everybody does their due diligence.”
…
Some homeowners who are not underwater, but are holding out for a higher price, may have to wait a while. Otteau estimates that average prices in New Jersey — outside of the most desirable towns — won’t return to their housing-boom peaks until 2022. And if prices go up, sellers will have to pay more for their next house.“A lot of people come to us and say, ‘We’ve got to wait till we get X dollars for our house,’ but if you wait, the next house you get will go up by the same percentage,” Aiosa said.
“Whatever you gain by waiting on the house you’re selling, you’re going to give back on the house you’re buying,” Otteau agreed.
Remember, just like with the Wall Street bankers, it’s not your fault if you made a poor real estate investment. Also not your fault that you supported politicians that gave our country to the 1% of the 1% over the last 30 years and never spoke a word of protest about it. You even mocked the Occupy movement for trying to do something about it. In America, no ones at fault for anything. Unless you’re poor, that’s your fault.
“A lot of sellers have been taken aback by the amount of decline from the peak to where the market is now,” agreed Jorge Ledesma, a Re/Max agent in Teaneck. “It’s a bitter pill to swallow when you see so much equity in your home, and through no fault of your own, you see it go away.”
Hospital patients in New York are the latest in the nation to gain legal protection against unexpected bills from doctors who won’t accept their insurance.
New York this week extended patient protection laws to restrict out-of-network providers from “balance-billing” consumers for emergency care or when patients can’t choose their doctors. Balance-billing occurs when health workers who don’t accept a patient’s insurance try to collect the difference between their charge and the insurer’s reimbursement.
New York is one of 13 states that have restrictions on out-of-network balance-billing, according to the Kaiser Family Foundation. Patients most often receive these surprise bills in emergency cases, when they can’t choose the doctors who treat them. In California, a 2007 survey conducted before the state implemented patient protection laws found 1.8 million insured residents who visited emergency rooms over two years faced extra charges, according to the California Health Plan Association.
http://mobile.bloomberg.com/news/2014-04-04/surprise-medical-bills-lead-to-protection-laws-health.html
NJ is one of the 13States protected
Mickey Rooney < Vigoda
What restrictions against balance billing?
When my daughter was born, she needed to be admitted to the NICU/Intermediate of a local children’s hospital for 5 days. None of the doctors/specialists in the NICU accepted insurance.
Huh?
Yes, you heard right, the group that staffed the NICU did not accept insurance, nor did their consults, specialty testing, etc. Its not that they were not in my plan, they were very clear, they did not accept insurance.
I was never given any notice of this, I was never given any choice to select an alternate treatment, I was never given a choice to decline treatment. Why would we even question – we were in an in-network hospital?
The charge from the specialist group amounted to more than $1,000 per day, which they didn’t even bother to submit to insurance, instead simply sent me a bill for the full amount.
I won’t get into the fact that these “specialists” were present for at most, 5 minutes a day (my wife was in the NICU almost 24 hours a day). So $1,000 for 5 minutes time, not bad.
It was only through numerous appeals that I got my insurance to agree to cover this cost. That bill was the first of many services provided by my in-network hospital that chose to staff numerous departments with non-participating doctors. There were dozens of similar bills, from doctors/services/groups that we had absolutely no idea who they were.
I just paid a $700 bill for some testing (1 1/2 years later, that I have no idea what it was) that had somehow gone off to collections, for exactly the same reason (I swear I’d never even seen the bill before) When I tried to appeal that, I was told by both sides that it was too late, and I’d be responsible for the full amount.
I called the group up directly and told them to promptly f*ck off, and to make things right, I’d offer 1/3rd of their bill amount in cash, since even at that discount their services would be wildly profitable. Of course they agreed. Again, just for giggles I asked the question – why wasn’t this submitted to insurance? Oh, we don’t accept insurance. Don’t accept my insurance? No, we don’t accept any insurance.
I still have copies of all the bills, they amount to nearly an entire cardboard file box, totaling, I think at this point, a bit over $1.5 million dollars. All in all I think we paid something like $5-7k out of pocket – and we’ve got good insurance. If I didn’t fight most of the charges, it would have been closer to $30k. I still don’t understand why we had to pay anything other than co-pays, since most everything should have been considered an emergency service.
Vigoda’s secret was to look 76 when he was 56….
How the hell was Mickey Rooney still even alive.
#4..unfortunately probably more of that to come…..the insurance schedule probably pays something like $100 and they ran the numbers and figured they could do better with a 20% collection rate on their inflated billings…
Inside Toyota Motor Corp.’s oldest plant, there’s a corner where humans have taken over from robots in thwacking glowing lumps of metal into crankshafts. This is Mitsuru Kawai’s vision of the future.
“We need to become more solid and get back to basics, to sharpen our manual skills and further develop them,” said Kawai, a half century-long company veteran tapped by President Akio Toyoda to promote craftsmanship at Toyota’s plants. “When I was a novice, experienced masters used to be called gods, and they could make anything.”
These gods, or Kami-sama in Japanese, are making a comeback atToyota, the company that long set the pace for manufacturing prowess in the auto industry and beyond. Toyota’s next step forward is counter-intuitive in an age of automation: Humans are taking the place of machines in plants across Japan so workers can develop new skills and figure out ways to improve production lines and the car-building process.
http://www.bloomberg.com/news/2014-04-06/humans-replacing-robots-herald-toyota-s-vision-of-future.htmla
Even more interesting, one of the groups told me specifically:
“No, you don’t understand, you need to pay us now, for this bill, then submit the bill to your insurance and they’ll pay you back.”
I wonder how many people fell for this line of bullshit, only to have it denied, or partial paid by insurance.
Most all of the bills that were denied through multiple appeals, or partial paid, I let go to collections and negotiated cash payments for anywhere from 1/3rd to 1/2 of the billed amount.
Never saw anything ever hit my credit report, I still have near perfect credit.
Suppose only suckers pay the first bill.
#4
nj is one of the 13 states protected. What do we do about this?
http://kff.org/private-insurance/state-indicator/state-restriction-against-providers-balance-billing-managed-care-enrollees/#note-10
We are legally protected it is the law. Doctors ignoring this law?
#9…like paying your mortgage….
Nj is covered for emergency and urgent care service under out of network services
4,9- HOLY SH!T!!!! Wow, if that doesn’t tell you the system is FUBAR, I don’t know what will. So what the hell is the point of insurance, if you can’t even use it? This is a got damn joke. The health care industry has been robbing Americans blind. When is the govt going to step up and protect us from this legal extortion? Sorry Grim, this has me furious at the current healthcare system. I’m mad at doctors too, as much as they want to deny it, they know damn well what’s going on, they are a part of this problem. They are basically the pushers for these corrupt business practices. I mean how do you get away with not telling a customer what the price is, and instead just bill them some imaginary price. This is wrong in so many ways. Just wrong. Another reason to outlaw lobbying. It does nothing good for this country.
Well said
Ottoman says:
April 7, 2014 at 7:02 am
Remember, just like with the Wall Street bankers, it’s not your fault if you made a poor real estate investment. Also not your fault that you supported politicians that gave our country to the 1% of the 1% over the last 30 years and never spoke a word of protest about it. You even mocked the Occupy movement for trying to do something about it. In America, no ones at fault for anything. Unless you’re poor, that’s your fault.
Or maybe I’m a sucker for even paying a portion of the bills.
It got to the point where it was easier to negotiate these, since in many cases we came to an impasse between the biller, the primary insurance, and the secondary insurance.
If anyone’s ever dealt with appeals en masse, you’ll understand what kind of time suck this process is. Everything needs multiple copies (god forbid you lose a copy and need to request a copy of a bill, they seem to have no problem sending you one when you don’t want it, but when you do, it’s impossible). It got so bad I went to Staples and bought an All-In-One printer with a copier, since it was faster. Every appeal, reappear, submission to a case worker requires physically sending documents, written letters explaining each situation, etc etc. Submit primary, appeal primary, contact HR to force them to re-open the appeal, submit the balance to secondary, appeal the the secondary.
You have no idea, one day the mail man rang my doorbell because he could not fit the rubber-banded stack of bills into my mailbox.
At one point we forced the hospital to resubmit all bills to both the primary and secondary insurances because both insurance companies were denying on the basis of the service provided not being emergency.
What would you do? You get a $20k bill, through numerous appeals to TWO insurance companies you are left with $2k. Not bad. So then you let it go into collections and settle it for $700.
What would you do? I know I shouldn’t have had to even pay the $700, or at least I believe that I shouldn’t have.
Realize that once you get into these situations with your insurance company, they are not your friend. They don’t go out of their way to help, despite what all their marketing bullshit leads you to believe.
Gets even more interesting when these situations drag on longer than whatever the contractual limits are for billing and appeal.
I had a rep from my primary insurance tell me on one bill that had been in appeal – “Sorry, you waited to long to try to resolve this, it’s too late, there is nothing we can do now.”
WTF?
you are a sucker for running this blog….
grim says:
April 7, 2014 at 8:33 am
Or maybe I’m a sucker for even paying a portion of the bills.
Grim same thing with my daughter and it was only 24 hours in the NICU.
We are now fighting the same thing with my son as we are trying to get him into speech therapy as he had to have his frenulum cut when he was just born and it has turned into speech delay.
Fellow Bay Stater John Pinette < Vigoda
[11] yome
Yes, they ignore it.
I’m handling one of those cases right now.
20 – Frankly, insurance companies ignore it just the same, they would prefer to not have to pay anything.
The one thing that stood out to me as odd were the companies that were very explicit in the way they told me that they accepted no insurance. In some of these cases, it almost seemed like they were reading a disclaimer off a script.
Is it a potential loophole in the anti balance billing laws? Technically, if they accept no insurance, and bill the patient directly for their services, perhaps this is not balance billing to the letter of the law.
These guys were all very clear, when I asked them to submit or resubmit their bills to my insurance, they completely went into disclaimer mode. They made it clear that they did not submit anything to insurance, would not submit the bill, did not accept insurance, and flat out refused to send the bill to anyone but me, and that it was specifically my responsibility to pay the bill.
[21] grim
That’s a fair reading.
[22] redux
balance billing is really only a significant issue when it comes to emergency medicine. But even in the absence of an anti-balance billing statute, there are ways to fight balance billing.
[20] grim
Insurers ignore it because they can. The only way they wouldn’t is if you impose a duty to defend on them, similar to liability insurance. But that would assuredly balloon costs.
But other homeowners — especially those who bought during the housing boom — still can’t sell without taking a loss, and those properties are likely to stay off the market, shrinking the potential pool of available homes.
“There are still sellers waiting for the market to improve in order for them to get out,” said Jeff Adler, a Keller Williams agent in Ridgewood.
“A lot of sellers have been taken aback by the amount of decline from the peak to where the market is now,” agreed Jorge Ledesma, a Re/Max agent in Teaneck. “It’s a bitter pill to swallow when you see so much equity in your home, and through no fault of your own, you see it go away.”
Here it is in a nutshell. Let’s cut the bullsh1t. It’s not the weather, it’s not what somebody had for dinner, it’s not that your aunt wears combat boots, it’s that people are bagholders and they can’t sell. Ok? And yes, it is their fault for buying because it was their choice and it’s the fault of the lenders and house guides for using people as chess pieces.
Ottoman,
What are you doing to help the poor and less fortunate? How much money, resources and time do you give and what business have you started to give people jobs?
Question if anyone will indulge me. I just had my rear breaks done (pads/drums), and about 2 weeks later they (rear only) are squeaking. Sometimes no noise, sometimes a moderate amount, sometimes really bad… I’d say it gets worse the longer you drive and use the brakes.
I’ve been searching online and it’s saying new brakes can sometimes squeak if the new park replaced doesn’t match an old part still on there (e.g. ceramic on non-ceramic). Not sure if that is it, but I don’t know.
Joyce drum brakes should not squeak. Take it back to the shop who did it. most shops warranty their work for 30 days if they are reputable
Yes to all of this. Or you could put some people in jail.
Comrade Nom Deplume, Guardian of the Realm says:
April 7, 2014 at 9:19 am
[20] grim
Insurers ignore it because they can. The only way they wouldn’t is if you impose a duty to defend on them, similar to liability insurance. But that would assuredly balloon costs.
it’s that people are bagholders and they can’t sell. Ok?
Where you are looking it is more greed than it is bagholders, don’t confuse the two.
We’ve established where the vast majority of bagholders are in state – and it’s not where you are.
Thanks, Pain.
Even though there is a warranty, I wanted to try to avoid going back because I didn’t get a nice vibe from this place (first time I’ve been there). Lots of “suggested maintenance” … I just anticipate them blaming everything under the sun other than their previous work.
I wonder if Lucky Eddy will be just as greedy when it’s his turn to sell off his property. I am waiting for the song this bird will sing.
I wonder if Lucky Eddy will be just as greedy when it’s his turn to sell off his property. I am waiting for the song this bird will sing.
Sorry to burst your bubble, pal. I told this story 1000 times. My house went under contract in a week at what the market sales were telling me. This was over a year ago. I had to terminate the contract because I couldn’t take looking at the $600,000 piles of dogsh1t any longer. If I decide to sell again, it will be at a price that the market is telling me, not at a m0ron price and it will sell again, in a week. Any other questions?
The problem is that the current dynamics of the market are actually benefiting the greedy f*cks who chose to wait to sell.
I’ve said it a dozen times, and I’ll say it once more, the longer term trend will be towards lower overall inventory due to the fact that the average length of homeownership is going to stretch out due to rising interest rates and an unwillingness to trade an extremely low rate for a high one. Newer owners are going to “make due” to stay, even if that includes renovations, remodels, expansions, etc. – which will directly translate into lower inventory over the longer haul. Indirectly, it’s going to result in an overall increase in the value of the housing stock as more starter homes are turned into not-so-starter homes through expansion.
Do not discount this trend.
What is the make/model and year?
27.joyce says:
April 7, 2014 at 9:55 am
Question if anyone will indulge me. I just had my rear breaks done (pads/drums), and about 2 weeks later they (rear only) are squeaking. Sometimes no noise, sometimes a moderate amount, sometimes really bad… I’d say it gets worse the longer you drive and use the brakes.
I’ve been searching online and it’s saying new brakes can sometimes squeak if the new park replaced doesn’t match an old part still on there (e.g. ceramic on non-ceramic). Not sure if that is it, but I don’t know.
Usually, when you upgrade, you face two increased costs, since most folks are really making two upgrades at the same time (most upgraders are unwilling to “settle” for a similar house in a nicer town, or a nicer/bigger house in the same town):
1) More expensive house
2) More expensive dirt (nicer town)
Now these folks will face three increased costs:
1) More expensive house
2) More expensive dirt (nicer town)
3) Higher interest rate/cost of capital, which makes the impact of #1 & 2 above even larger when compared to the current situation.
Which means…
If you don’t really need the more expensive dirt (nicer town) – it’s going to be cheaper to expand and remodel.
Absolutely agree!! Well said.
grim says:
April 7, 2014 at 10:27 am
The problem is that the current dynamics of the market are actually benefiting the greedy f*cks who chose to wait to sell.
I’ve said it a dozen times, and I’ll say it once more, the longer term trend will be towards lower overall inventory due to the fact that the average length of homeownership is going to stretch out due to rising interest rates and an unwillingness to trade an extremely low rate for a high one. Newer owners are going to “make due” to stay, even if that includes renovations, remodels, expansions, etc. – which will directly translate into lower inventory over the longer haul. Indirectly, it’s going to result in an overall increase in the value of the housing stock as more starter homes are turned into not-so-starter homes through expansion.
Do not discount this trend.
The other big issue right now is the calculus of staying in NJ has shifted as lower cost areas around the US have seen prices rise significantly more than NJ has.
For example, I saw lots of clients leave for opportunties in Texas – Austin – San Antonio – etc.
If I recall correctly, both San Antonio and Austin are seeing new highs for properties in good neighborhoods. Not only did they recover faster, they are higher than they ever were before.
The bargain it used to be, isn’t much of a bargain anymore, at least until NJ prices go up 20% or so to put the ratio back to where it was previously.
Even FL – where prices were up almost 25% in the past year, and are forecast to increase another 10% this year.
Thinking of relocating to California? Forget about it.
By the end of this decade, cheap money will be gone. It will become the stuff of legend. People will talk about a time they were able to get 30 year loans for as low as 3.5%.
“Whether or not those jobs will help boost wages is something the Federal Reserve will be watching carefully. One of the hallmarks of the past 30 years of globalization was an easy-money environment. As Fed Chair Janet Yellen indicated at her latest press conference, we are coming to the end of that era. In this new economic age, not all boats will rise equally or smoothly. Markets, which had more or less converged for the past 30 years, will start diverging along national and sectoral lines. Our economic landscape, like our political one, will become more volatile and less predictable. Get ready for a bumpy ride.”
http://time.com/39880/globalization-in-reverse/
The man is on point! So true, esp the cali part.
grim says:
April 7, 2014 at 10:49 am
The other big issue right now is the calculus of staying in NJ has shifted as lower cost areas around the US have seen prices rise significantly more than NJ has.
For example, I saw lots of clients leave for opportunties in Texas – Austin – San Antonio – etc.
If I recall correctly, both San Antonio and Austin are seeing new highs for properties in good neighborhoods. Not only did they recover faster, they are higher than they ever were before.
The bargain it used to be, isn’t much of a bargain anymore, at least until NJ prices go up 20% or so to put the ratio back to where it was previously.
Even FL – where prices were up almost 25% in the past year, and are forecast to increase another 10% this year.
Thinking of relocating to California? Forget about it.
Grim [36];
If you don’t really need the more expensive dirt (nicer town) – it’s going to be cheaper to expand and remodel.
What if the remodel is ‘on the house’, i.e., financed with a HELOC, as many if not most are? The days of putting the European vacation, the 30′ cabin cruiser and the new SUV to tow it may be over, but debt financing is still viable for reno and expansion, because it increases the value of the collateral. This will suffer pressure from rising rates, too.
grim,
Where you are looking it is more greed than it is bagholders, don’t confuse the two.
It’s more of the bagholders. How many transactions were there from roughly 2004 through 2007 in the haughty towns? It’s a sizeable number but my point is that despite the amount they put down on the place, they’re still somewhere around 20% under their purchase price.
Whether you can endure the loss, it doesn’t matter. In the words of one of their very own: “It’s a bitter pill to swallow when you see so much equity in your home go away.” In other words, a loss is a loss is a loss.
Ford Focus ’02
An ant on a dung heap says:
April 7, 2014 at 10:29 am
What is the make/model and year?
ACLU, NJ leaders join fight to protect cities using eminent domain to fight foreclosure crisis
http://www.nj.com/essex/index.ssf/2014/04/aclu_nj_leaders_join_fight_to_protect_cities_using_eminent_domain_to_fight_foreclosure_crisis.html#incart_river_default
thrifty girl or glutton for punishment?
Found this Technical service bulletin
That TSB # number does not appear to exist any longer. However, the latest TSB from Ford pertaining to the symptom you describe is as follows:
TSB
07-14-4 REAR BRAKE SQUEAL
Publication Date: July 5, 2007
FORD: 2000-2007 Focus
This article supersedes TSB 07-12-4 to update the Parts List for anti-lock brake system (ABS) equipped vehicles.
ISSUE:
Some 2000-2007 Focus vehicles (excluding vehicles equipped with rear disc brakes) may exhibit a long or extended squealing noise from the rear drum brakes during end of stop (medium to low initial speed with light brake pressure applied).
ACTION:
Follow the Service Procedure steps to correct the condition.
DIAGNOSTIC EVALUATION
Understanding brake noise is key in making a proper diagnosis. However, some sounds are a normal part of brake operation, while others may indicate a problem. To aid in making a proper diagnosis, it is very helpful to know the answers to key questions.
Key Questions:
Where does the brake noise seem to originate, front or rear?
Does it happen when the brakes are cold, or after the vehicle has been driven for a period of time?
At what speed does the noise occur?
Does it occur on heavy or light braking applications?
Does it happen after many stops, or only after the first few stops?
Does it happen in wet conditions (such as rain, snow, humid or after a car wash)?
Do any ABS or Traction Control lamps illuminate when the noise is heard?
Additional Drum Brake Noise Factors:
Excessive brake dust inside the brake drum.
Removing the drum and cleaning the brakes may eliminate certain types of squeal noises; use Motorcraft® Metal Brake Parts Cleaner or brake washer to clean brake components. After following the procedures in Workshop Manual (WSM), Section 206-02 and any applicable safety procedures mandated by OSHA or other agencies regarding the servicing of brakes.
CAUTION: NEVER USE COMPRESSED AIR TO CLEAN BRAKE COMPONENTS.
Poor heel and toe contact between the brake shoes and brake drums.
Check brake drum diameter and brake lining discard thickness to determine if it is within specifications as noted in WSM, Section 206-02.
Check brake shoe adjustment. Refer to WSM, Section 206-02 for shoe adjustment procedure and parking brake adjustment procedure.
Weak, loose or damaged brake springs and hardware. Weak, loose or damaged springs may allow vibrations between the brake shoes and the raised pads on the backing plates to occur, resulting in brake noise.
NOTE: SILICONE BRAKE CALIPER GREASE AND DIELECTRIC COMPOUND MUST BE APPLIED TO THE BRAKE SHOE CONTACT POINTS ON THE BRAKE BACKING PLATE.
Formation of trace corrosion (light rust) on the metal surfaces during vehicle non-use or storage. This formation will typically cause a grinding type noise with rear brake drums and on some disc brakes during the first few stops (such as after the vehicle has been parked overnight). Light corrosion is typically cleared from the braking surfaces after a few stops, causing the noise to stop. This is considered a normal/acceptable condition that is caused by humidity and low brake pad temperatures. Refer to WSM, Section 206-00 Diagnosis and Testing Symptom Chart for additional information.
SERVICE PROCEDURE
Replace the rear brake shoes and the rear brake drums, at the same time, for the listed noise condition in the TSB Issue Section only. Do not replace the brake drums for other rear brake noise conditions. The brake drum has a unique surface finish to address this condition. Refer to the following service procedure for service details.
NOTE: SOME 2002 AND PRIOR MODEL YEAR VEHICLES MAY ALSO REQUIRE WHEEL CYLINDER REPLACEMENT IF THE REAR BRAKE SHOES ARE BEING REPLACED WITH THE REVISED COMPONENTS. REFER TO THE FOLLOWING SERVICE PROCEDURE.
Remove both rear brake drums. Refer to WSM, Section 206-02.
Inspect wheel cylinders.
If the wheel cylinder housing is bare cast iron, then replacement is not required if revised brake shoes are being installed.
If the wheel cylinder housing is plated, then replace the wheel cylinders if revised brake shoes are being installed. Refer to WSM, Section 206-02. (Only required on some 2000 – 2002 model year applications).
Replace brake shoes and brake drums with revised components. Refer to WSM, Section 206-02 for specific replacement procedures.
NOTE: ABS VEHICLES REQUIRE THE WHEEL SPEED SENSOR RING TO BE INSTALLED ON THE NEW BRAKE DRUM ASSEMBLY. REFER TO WSM, SECTION 204-02, WHEEL BEARING FOR SPECIFIC INSTALLATION PROCEDURES.
NOTE: APPLY SILICONE BRAKE CALIPER GREASE AND DIELECTRIC COMPOUND TO THE CONTACT POINTS BETWEEN THE SHOE AND THE REAR BACKING PLATE.
NOTE: DO NOT MACHINE OR SAND THE BRAKE DRUMS WHEN PERFORMING THIS TSB TO ADDRESS THIS NOISE CONDITION.
NOTE: THE REVISED BRAKE SHOES MAY MAKE AN INTERMITTENT SLIGHT SQUEAL NOISE FOR THE FIRST 100 TO 150 BRAKE APPLICATIONS. THIS IS NORMAL OPERATION.
PART NUMBER PART NAME
6S4Z-2200-B Shoe/Lining Brake Kit
6S4Z-2261-AA Wheel Cylinder
8S4Z-1113-A Brake Drum
5S4Z-2B384-AA Speed Sensor Ring
CPM-4 Motorcraft® Metal Brake Parts Cleaner
XG-3-A Motorcraft® Silicone Brake Caliper Grease And Dielectric Compound
44 – Just saw that one – laughing about the fact that they are calling it “retribution”.
Thanks again, Pain. Yeah, I’m going to take it back… it was just after I left, assuming everything went well, I wrote off ever using them again.
[44] street,
I don’t know why ACLU isn’t going after all those bond buyers who aren’t buying Richmond’s paper and will avoid Irvington’s. It’s Retribution!!!!
I called the group up directly and told them to promptly f*ck off, and to make things right, I’d offer 1/3rd of their bill amount in cash, since even at that discount their services would be wildly profitable. Of course they agreed. Again, just for giggles I asked the question – why wasn’t this submitted to insurance? Oh, we don’t accept insurance. Don’t accept my insurance? No, we don’t accept any insurance.
Grim, I used to do medical billing for my father. They still ripped you off. If someone offered 10% cash, I used to scream “deal!”. That’s all we ever got from insurance anyway. Whenever I got a medical bill when I didn’t have insurance, I would plead poverty and offer them 8% up front or 15% over a 3 year payment plan. They always took the 8%. And still, they made their money. No doctor’s bill was ever meant to be paid in full.
“No, you don’t understand, you need to pay us now, for this bill, then submit the bill to your insurance and they’ll pay you back.”
Haha, I went to a workshop when I was 17 on Medical billing and customer service. This is exactly what they told me to say. Basically, it’s I can spend 5 hours on the phone with your insurance company yelling at them, or you can. You owe me the money, so I’ll make you do it.
For fun my wife made me take her to the largest house for sale near my house. Anyhow he priced it 130K more than identical house next door that sold in July 2011. Mind you we are in a flood zone. So the neighbors house sold prior to Irene and Sandy.
So we go anyhow. Get this two dogs loose in house that are not potty trained. There was dog urine in kitchen in several spots tthat were evaporated with just the nasty sink and stickyness left behind, house has an inground pool, and dogs like to poop in middle of cover. Guy selling it GF answered door in ratty PJs, no bra, looking like 60 and sat there and sipped coffee right next to fresh dog pee.
House has a kitchen put in around 2000 and all the cabinets were pealing, chipped and cracked. . Realtor laughed said owner and owners kids love to party and they abused kitchen and then theer is the dogs . There was like 50 liquir bottles scattered through house.
Mind you house was very big and had great closets and a great back yard. But this is how you sell a house. Also listed since August with no price cuts and had an illegal bathroom that realtor called a gift as no permits!!!
#34,
Grim – you are better than this. NJ is the most densely populated area in country. You have a ranch on 1/8 acre so what are you expanding to? Zoning law issues, home construction knowledge and family upheaval. You think majority of people want to deal with these things? A higher rate will not stop people from leveraging to buy move ready homes. That requires fiscal analysis. We all know majority don’t think like this blog. This does not even get into financing of such projects. A 200k HELOC at 8% will not be affordable either. Try again.
WWE has decided to close the book on the childhood of all male millenials by giving the Undertaker his FIRST LOSS EVER in Wrestlemania, an event that shook the wrestling business to its knees and caused social media riots.
Abe Vigoda even outlasted the Undertaker
51 – Already did, 1200 square feet of additional space in the basement is almost done – office, rec room, full bath, wet bar, kitchenette, laundry, utility room, and additional storage.
When we did the upstairs remodel, we cleared all the electrical and plumbing off the basement ceiling. A big consideration when we purchased the property was that I’d have nearly an 8 foot unobstructed ceiling height in the basement. Since we’ve got egress through both the garage and the side hallway, it is all very usable space. Y’all saw the foundation work, which was prep to ensuring it be nice and dry. I’m down here now.
Maybe in a few years I’ll consider the second level, we also have a walk up attic with a full set of stairs. I’d have to dormer or raise the roof about a foot to make it really usable, which would add another 1,800 square feet of floor space.
Would be silly to do a full second level, as I’d have no use for the nearly 5k total square feet. But could I? Sure – it’d make one hell of a giant master suite. Wouldn’t cost me anywhere near $200k to do it, probably closer to $50k. The tax hit would be more painful than the work though.
Stop giving me ideas.
Expansion is also hit by a few other factors in small plots. There was a cape down the block from me on a 70×100 plot where they made it a colonial back in 2011 and did a wonderful wrap around porch and a garage. Looks great. Very jealous as I drove by. The workman ships and architecture looks great.
Then my wife met the owners this weekend first time. Kids mom was at a birthday party. My wife mentioned we love her house and she said thank you she had a great contractor but he was slow and they had to rent for an extra six months as project took almost a few year rather than six months and she is thinking of sueing the architect as they are very upset from a letter they just got from Chase in the mail .
She then expains they finished renovation fall of 2011 and their mortgage payment stayed the same. So they thought everything was ok. Then Chase sent them a letter last week they have no money in escrow left as taxes went way up. Chase tells her starting January 1st 2014 her taxes went from 8K to 18K!!! Chase wants a check for 6k now and her mortgage payment is going up $833 a month to cover taxes.
She gets on the phone to fix problem with town and town says she expanded home 54% and over 50% expansion her house is listed as brand new construction so her house will be taxed as if it is a brand new house not a 1955 house. She goes back to architect mad as heck as she is like why would I go beyond 49% and he goes not my job to know your town codes!! She is livid. I know she bought that house as a fixer upper back when market was good for 349K but it needed a lot of work. Then 4-5 years later did this expansion. So she must have a second mortgage.
I also think she may not realize a third shoe may drop. She has a basement which in 1955 was ok for flood insurance. And 1955 houses with basements are grandfathered into low flood insurance. But now she has a 2011 house with a basement. I was told on my flood insurance any expansion beyond 50% I lose grandfathering. I like grandfathering as full flood insurance on my house is $535. I was told without grandfathering I would be at 3k a year flood insurance.
If she gets hit with the flood insurance hike on top of property tax hike on top of HELOC on top of mortgage. OMG> My wife was thinking of blowing out my little split but this stuff scares me.
52.Bystander says:
April 7, 2014 at 12:08 pm
#34,
Grim – you are better than this. NJ is the most densely populated area in country. You have a ranch on 1/8 acre so what are you expanding to? Zoning law issues, home construction knowledge and family upheaval. You think majority of people want to deal with these things? A higher rate will not stop people from leveraging to buy move ready homes. That requires fiscal analysis. We all know majority don’t think like this blog. This does not even get into financing of such projects. A 200k HELOC at 8% will not be affordable either. Try again.
Grim,
Don’t extrapolate your intelligence, foresight and knowledge to the general masses. A young family in need of a fourth BD is not going to take on this stress. Easier to pay more money and settle back into life quickly.
#54..tax impact was the major research I did prior to my most significant renovations. I also knew tax reval target dates and reviewed post reval results in towns that were completed ahead of ours.
Grim, 53,
Projector in the basement?
grim, here’s a very nice remodel at New Town in Key West. Friends of ours just sold this place for 659k paid 230k in 2010.
http://www.zillow.com/homedetails/2403-Staples-Ave-Key-West-FL-33040/45800177_zpid/
Jesus, they must have made close to 300,000 on that. That’s just crazy. It’s insane how much money can be made in real estate.
njescapee says:
April 7, 2014 at 1:32 pm
grim, here’s a very nice remodel at New Town in Key West. Friends of ours just sold this place for 659k paid 230k in 2010.
http://www.zillow.com/homedetails/2403-Staples-Ave-Key-West-FL-33040/45800177_zpid/
“It’s a bitter pill to swallow when you see so much equity in your home, and through no fault of your own, you see it go away.”
Was it really equity? It was the most artificial increase I’ve ever witnessed. You could have easily sold AOL or Tesla in the 100s as well.
That house probably has well over 200K in renovations. Then calculate the carry costs, the taxes on the gains, etc. I’m no sure they made 300K there. None the less, they new how to stage for the expensive sell.
Lib, much of it is sweat equity. One of the guys is an excellent craftsman and the other guy has a landscaping / property mgmt business.
That house is 1500 sq ft. Comparables are less than $400k with bigger sq footage. If you eeally love that house and want to buy it, you need to bring in over $200k at closing table. No way the bank will lend you that amount when comparables are less than $400k
I think it is a cash purchase.
58
any way we can check how much the buyer brought in the closing table? I am pretty sure appraisal will not come in at $650k when the neighborhood is at $400k
64 there you have it. Eddie will be happy to know buyer is over $250k under water.
If by “comparable” you are talking about the number displayed on Zillow, you are wasting your breath even talking about it. Zillow numbers can be so wildly inaccurate that they cause more harm than good. Waste of time.
Realize that zillow isn’t comping based on quality, it’s comping based on tax card data, lot size, square footage, bedrooms, baths.
Zillow does not understand that a property has a new kitchen, or not, or has a new bath, or not, or is completely remodeled, or is a shithole that hasn’t been touched in 60 years.
It will be even more wildly off in areas where there is not consistent housing stock, vacation/luxury areas, gentrifying areas, etc.
Zillow works great in a condo or townhouse development where there are 2000 nearly identical units.
Knowing Key West for all of a day or so, I’ll firmly say that the $230k they paid was pretty much for the dirt alone, that any structure on that lot was at best a dank shithole, even back in 2010.
Post of the day!
I was 23 in 2003 and knew the prices were off based on increases that were just insane. Adding a new coat of paint and the house doubles in price? Anyone who bought in that market, deserved what was coming. You don’t make that kind of money that fast and expect it to be real, do you?
Libturd in the City says:
April 7, 2014 at 1:51 pm
“It’s a bitter pill to swallow when you see so much equity in your home, and through no fault of your own, you see it go away.”
Was it really equity? It was the most artificial increase I’ve ever witnessed. You could have easily sold AOL or Tesla in the 100s as well.
Second-home activity recovering from crisis, Fannie Mae says
http://blogs.marketwatch.com/capitolreport/2014/04/07/second-home-activity-recovering-from-crisis-fannie-mae-says/
Would absolutely love to have a house in Key West, btw. Keys in general, might just be my favorite place in the states outside of Hawaii. Number 1 would be upcountry Maui.
Amen!! People see a zestimate and think it’s a science. It’s hilarious. I can’t imagine how much money zillow has cost some people by instilling a false value on a property.
“grim says:
April 7, 2014 at 2:14 pm
Realize that zillow isn’t comping based on quality, it’s comping based on tax card data, lot size, square footage, bedrooms, baths.
Zillow does not understand that a property has a new kitchen, or not, or has a new bath, or not, or is completely remodeled, or is a shithole that hasn’t been touched in 60 years.
It will be even more wildly off in areas where there is not consistent housing stock, vacation/luxury areas, gentrifying areas, etc.”
Keys will be affordable until the hot money comes back. I’d say a couple more years to go.
Besides, I think I’d be hated less in Florida as a f*ckin Jersey than being a f*ckin haole in Hawaii.
I agree, the highlands of maui bring a smile to my face. So beautiful. I actually almost passed out on top of the volcano on maui, didn’t have enough sugar in me, and an old lady passed out, hit her head, and caused me to panic. With the sudden panic, I almost passed out myself.
grim says:
April 7, 2014 at 2:24 pm
Would absolutely love to have a house in Key West, btw. Keys in general, might just be my favorite place in the states outside of Hawaii. Number 1 would be upcountry Maui.
#70,
So, Mike..now ask yourself what makes the balloon level 2003-2004 prices suddenly affordable today? Incomes are not up but taxes, gas, health costs all up majorly. The only answer I get from you, Grim and other recovery types is basically that it always goes up. I believe we need a major economic game changer to drive real price movements. Problem is that there are none on horizon. Stock bubble is not a real reason.
Re: Hawaii
A cool 15 million gets the Magnum PI house.
http://www.zillow.com/homedetails/41-505-Kalanianaole-Hwy-Waimanalo-HI-96795/625637_zpid/
Bystander 77,
Which is the very reason the sellers can go f.uck themselves along with the p1mps disguised as realtors representing them. Really, blame should be placed at the feet of today’s buyer for perpetuating the ruse. They’re buying at 2004 prices thinking they got some sort of bargain. What they don’t realize is that they just funded someone’s retirement fund and/or lifestyle. Be so brave as to buy today and you can wait a minimum 10 years before you break even.
Fast,
We agree on that brother. I laugh at recent buyers (last spring) telling me how much their house has gone up already. I smile and nod but my mind says “go try to sell it for 10% more, jacka$$. You’ve been reading too many AP/Reuters articles by NAR.”
The End Is Nigh (JJ Edition):
Miami woman charged in gruesome animal torture p0n fetish case
Sara Zamora, 28, was facing eight counts of felony animal cruelty for torturing and butchering live rabbits, chickens and other animals in a sick p0rn fetish video.
NEW YORK DAILY NEWS
Sara Zamora, 28, was arrested Friday on eight felony counts of animal cruelty for her feature role in a video called “SOS Barn” that a Miami-Dade police arrest report described in gory, stomach-turning detail.
Sara Zamora, 28, was busted Friday for her roles in the gory animal snuff flicks, which are known to p0rn enthusiasts as “crush” flicks, the Miami Herald reported.
In the videos, the raven-haired wannabe starlet and other sadistic actors were filmed “torturing and killing a wide variety of animals, including chickens, rabbits and more for the sexual gratification of its viewers,” cops said.
In on particularly gruesome scene, the sicko was filmed pleasuring a man with one hand — while using the other hand to cut a chicken’s neck with hedge clippers, the newspaper reported.
“The chicken is enduring extreme pain and suffering during this process,” Miami-Dade police said.
Adam Redford is listed as a co-defendant and owned the property where Sara Zamora filmed her p0rnography videos. Redford already on probation for a similar animal cruelty case in Lee County last year but had not been charged in the Miami-Dade case as of Friday night.
Cops said animal torture fetish p0rn film “SOS Barn” was filmed at the home of Adam Redford, who was already on probation for torturing animals in Lee County, Fla., last year.
Detectives learned about the video, titled SOS Barn, after they were contacted by tipsters from People for the Ethical Treatment of Animals.
“It’s certainly horrifying. I mean these are sadistic people inflicting gruesome suffering on innocent and vulnerable and helpless animals,” the agency’s cruelty cases chief Stephanie Bell told CBS Miami.
According to The Herald, Redford is currently on probation for a torturing animals arrest in 2013.
He has not been arrested in connection with Zamora’s case.
Grim,
I looked at comparable closed sales in the neighborhood. Nothing closed above $500k in the 1500 to 1800 sq ft. Zillow can be off but looking at closed sales same sq ft it can not be off by $200k
Eddie, I apologize for irking you earlier today. I knew your response well in advance. Yes, it’s becoming predictable. Nevertheless, my point that I want to get across is don’t wait to long on your decision. 22 years ago my wife and I set out to buy a house that we would live in until retirement. We wound up buying land in a development – one of the last lots – and GCed the house ourselves. My wife and I were in our early-mid thirties at the time. We had very little money left after the build and it was built during a recession. My earnings were off by 40% from prior years. We survived and eventually prospered.
Take a measured risk – but do it soon. I have heard your replies for how many years now?
“The chicken is enduring extreme pain and suffering during this process,” Miami-Dade police said.
Indeed.
Firing squad or the hangman’s noose?
Death penalty for corrupt lawmakers
http://sacramento.cbslocal.com/2014/04/04/firing-squad-or-hanging-ag-candidate-wants-death-penalty-for-corrupt-lawmakers/
Death penalty for corrupt politicians sounds like a great idea actually.
Where do I sign?
They are affordable right now, problem is, everyone missed the boat from 2011-2013 because now there is no inventory. It’s all been bought. Fast Eddie could have bought a house in Ridgewood in 2011 and sold it right now for a profit. He will never understand what I’m saying because he is too stubborn to see it any other way.
I promise you that anybody that bought in 2011-2013, will have a great deal come 2024. If you think prices will go down anytime in the next 15 years, I have a bridge to nowhere to sell you. No price increase in 10 years is a huge price decrease, if that makes any sense to you.
Bystander says:
April 7, 2014 at 2:49 pm
#70,
So, Mike..now ask yourself what makes the balloon level 2003-2004 prices suddenly affordable today? Incomes are not up but taxes, gas, health costs all up majorly. The only answer I get from you, Grim and other recovery types is basically that it always goes up. I believe we need a major economic game changer to drive real price movements. Problem is that there are none on horizon. Stock bubble is not a real reason.
87- I’m speaking about north jersey real estate. Other markets followed a different path. North Jersey is a diff animal.
So, Mike..now ask yourself what makes the balloon level 2003-2004 prices suddenly affordable today? Incomes are not up but taxes, gas, health costs all up majorly. The only answer I get from you, Grim and other recovery types is basically that it always goes up
You’re wasting your time playing the waiting game any further. Fed policy has been inflation through and through and they’ve managed to create price floors with that policy. Banks don’t have to unload properties cuz the fed backstops them. Wall st. is still solvent, cuz the fed backstopped them. Governments didn’t have to lay off anyone, cuz fed policy keeps the bond markets churning. Any major crisis will naturally continue to result in inflationary policy. It’s better to borrow money at a fixed rate and sit back in this environment. 10 years from now, the fed will erase your debt.
Ben,
Unfortunately, I have to mostly agree. It is a sad state of affairs. If I could guarantee a steady/slowly increasing income… if others here can guarantee job security + real raises, etc… then yes, now or now-ish is fine to buy a house. Even then, I wouldn’t borrow to stretch myself thin (I know you didn’t say to do that).
I just want to reiterate my point in other words; yes there is a lot of inflation right now. In the long run, there absolutely will be a lot more inflation too. But the inflation is and has never been guaranteed to affect everyone equally. So one takes out a loan and never get’s any more income over time, the FED will have done nothing to help them with that fixed rate. It will though have raised the rest of the cost of living.
If inflation did affect everyone equally, then what would be the point?
That SOS Barn story made my day.
Now I have some good jokes to tell next time I go to Pottery Barn.
If inflation did affect everyone equally, then what would be the point?
When these things unravel, they have a tendency to do so in that they screw everyone except the elite. There was a video years back profiling a family in Argentina. The family owned a ridiculously nice home outright because of the inflation. But, they couldn’t afford to buy food. Pick your poison.
Me personally, I bought my home late last year. I plan to be in it until I retire. And yes, I waited about 5 years to pull the trigger. Still have a nice nest egg of inflation hedges. I’ll have no problem making these payments. Realistically though, for most people on this site, the rent/buy monthly payment spread is a few hundred bucks. I’d bite the bullet at that point. There’s no advantage in waiting if you have the means. It’s been 10 years since 2003. I’m 33. We have people on this site who are in their late 40s still on the fence.
Ben, couldn’t have said it better myself. I refuse to pay a dollar more towards my 30 year mortgage, that would be pure stupidity in my book. These low rates are free money. Picture my mortgage amount in 20 years…I will prob laugh at the amount after inflation is done beating the hell out of it.
” Any major crisis will naturally continue to result in inflationary policy. It’s better to borrow money at a fixed rate and sit back in this environment. 10 years from now, the fed will erase your debt.”
I should be clear….I meant not a dollar more than the required monthly payment
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Winter chill hits NJ market | New Jersey Real Estate Report
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