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| ==future== | | =Chestnut public docs= |
| Offshore wind combined with conservation incentives and continued improvements in ccASHP (cold climate air source heat pumps) could combine to make it worth it to move away from oil/gas. first we would need an upgrade to the electrical service. then we could do photovoltaics.
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| ===cold climate air source heat pumps===
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| A one-ton air conditioner is rated at 12,000 Btu per hour (288,000/24)
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| *[http://wepowr.com/technology/ashp/cold-climates#:~:text=New%20cold%20climate%20air%20source,air%20conditioning%20in%20the%20summer.&text=Even%20on%20those%20cold%20evenings,as%20baseboard%20electric%20resistance%20heating. Are heat pumps suitable for communities with cold climates?]
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| *[https://www.energy.gov/eere/buildings/articles/cold-climate-air-source-heat-pumps-innovative-technology-stay-warm-winter Cold Climate Air-Source Heat Pumps: An Innovative Technology to Stay Warm in Winter and Cool in Summer]
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| *[https://neep.org/air-source-heat-pump-installer-resources AIR SOURCE HEAT PUMP INSTALLER AND CONSUMER RESOURCES]
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| *[https://neep.org/sites/default/files/resources/2020%20ASHP%20Program%20Summary%20-%20June%2012%20Update%20Final.pdf 2020 Air-Source Heat Pump Program Incentive Summary]
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| ==subcontractors==
| | {{:Cold-Climate Ducted Heat Pump}} |
| *Manny @ Hercules C&G Drain (617) 277-6655
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| ==washer==
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| 5/8/20
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| Tim McKenna <mckenna.tim@gmail.com>
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| 3:10 PM (1 minute ago)
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| to Adia, Arlene, Arlene, Helen, laurie, Marissa, Seven, me
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| Hi, \
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| OK, the washer is in.
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| Laundry Days by apartment
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| APT 1 SUNDAY
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| APT 2 TUESDAY
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| APT 3 SATURDAY
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| APT 4 WEDNESDAY
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| No one can use the machines except on the one day of the week for your apt. from midnight to midnight. By midnight all your clothes have to be out of the basement.
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| So Helen and Adia are the first users starting Saturday.
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| The first basement machine was bought used and lasted 25 years. Let's see if we can make this machine last that long. I spent a fortune on a commercial grade machine that is supposed to be as close as possible to the old style machines.
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| Tim
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| ps
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| Every day that you use the laundry area you are responsible for the following:
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| 1. NO BLANKETS, COMFORTERS, PILLOWS or OTHER LARGE ITEMS can be washed in the shared laundry. Take the to the big commercial machines at the laundromat.
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| 2. Clean the drier filter before you begin your laundry AND after your last load of the day.
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| 3. Wipe down the top of the machines and the table before you leave and pick up and dispose any softening sheets or other trash.
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| 4. Nothing, other that your cleaning products can remain in the basement after your laundry day
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| 5. Any time you notice something wrong with the machines, notify me right away
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| 6. When you are finished for the day leave the washer lid open.
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| 4/29/20
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| Hi neighbors who share washer,
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| I join you in disappointment on how long that washer lasted. For the last 44 years things have managed to work out with the arrangement we had of me paying utilities and giving you the space to do your laundry and you taking care of keeping machines there and running.
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| But these times are different. You live together in apprehension about your health and livelihood. We all do.
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| So I will pay for and arrange for the installation of a washing machine as soon as possible. This is a one-time thing. Please continue on and read the whole email.
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| It seems reasonable to consider ways where we can minimize risk and social contact in the basement for the duration of the pandemic . I propose the following:
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| * As soon as possible, today if possible, remove anything of yours from the basement laundry are except for cleaning products.
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| * Each of the apartments will choose one day of the week that they have complete access to the laundry area. ex: apt 1 could choose Tuesday, apt 3 could choose Thursday etc. On the four days chosen, no one else can use the machines
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| * For the time being, no one can use the machines on the 3 free days. You can only do laundry on your apartment's day.
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| * You can trade that day for a particular week by email conversation and agreement between you.
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| * Any guests that you may have must abide by these conditions
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| * Every day that you use the laundry area you are responsible for the following:
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| *# NO BLANKETS, COMFORTERS, PILLOWS or OTHER LARGE ITEMS can be washed in the shared laundry. Take the to the big commercial machines at the laundromat.
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| *# Clean the drier filter before you begin your laundry AND after your last load of the day.
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| *# Wipe down the top of the machines and the table before you leave and pick up and dispose any softening sheets or other trash.
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| *# Nothing, other that your cleaning products can remain in the basement after your laundry day
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| *# Any time you notice something wrong with the machines, notify me right away
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| *# When you are finished for the day leave the washer lid open.
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| * I claim either Monday or Tuesday as my day. That means once a week I will do an extra wipe-down of the machines and table with some bleach and soap. At that time I will put any clothing that is there in the trash.
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| If you would like to continue to use the laundry in the basement you will need to explicitly agree to all of the above conditions. Each person in your apartment who uses the laundry will need to sign on to that agreement. That is, you will each need to write me an email that
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| # claims your day of the week
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| # includes a statement something like "I agree with all of the conditions on using the shared laundry as stated in Tim's email of 4/29/20"
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| Talk to your housemates, agree on a day, and get back to me. We will do the day selection first come first serve. I will let you know when a day is claimed.
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| So let's use this agreement to get through the pandemic and in a couple of months I will ask for your input on how to improve this arrangement. Maybe then we can shuffle the days as needed. I will let you know as soon as I get a delivery date.
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| == sell or no==
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| If we sold to tenants for 300K PIT+250 condo fee would be about $1870/mo
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| If we sold #5 for 600k PIT+416 condo fee would be $3600/mo that adds up to 1.8M. Maybe it would cost 100k to condoize?
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| [https://www.calculator.net/mortgage-calculator.html?chouseprice=600000&cdownpayment=10&cdownpaymentunit=p&cloanterm=30&cinterestrate=3.7&cstartmonth=9&cstartyear=2019&caddoptional=1&cpropertytaxes=1.2&cpropertytaxesunit=p&chomeins=1200&chomeinsunit=d&cpmi=0&cpmiunit=d&choa=0&choaunit=d&cothercost=3000&cothercostunit=d&cmop=0&cptinc=0&chiinc=0&choainc=0&cocinc=0&cexma=0&cexmsm=9&cexmsy=2019&cexya=0&cexysm=9&cexysy=2019&cexoa=0&cexosm=9&cexosy=2019&caot=0&xa1=0&xm1=9&xy1=2019&xa2=0&xm2=9&xy2=2019&xa3=0&xm3=9&xy3=2019&xa4=0&xm4=9&xy4=2019&xa5=0&xm5=9&xy5=2019&xa6=0&xm6=9&xy6=2019&xa7=0&xm7=9&xy7=2019&xa8=0&xm8=9&xy8=2019&xa9=0&xm9=9&xy9=2019&xa10=0&xm10=9&xy10=2019&csbw=1&printit=0&x=0&y=0 mortgage calculator]
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| ==chimney==
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| Chris from Albatross (617)283-9942 did a great job on re-laying the top 4 courses and pointing my chimney on a 3 decker. His price was great and it was easy to make arrangements. Texted him a buch of photos I took from the roof and he came back right away with a price. He did a nice job at grinding out the old mortar and pointing and now it looks like it will last another hundred years.
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| == roof ==
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| https://www.build.com/sunoptics-211ncf/s879348?uid=2239204
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| https://roofvents.com/gravity-ventilators-aura-ventilator/av-14-c12-aura-vent-14-inch-diameter-12-inch-collar/#Main-Menu-Exhaust-Roof-Vents
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| ==keeping==
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| http://www.margolis.com/our-blog/massachusetts-taxes-real-estate-in-estates-of-non-residents
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| Another option is to sell the house to kids at full market value, but hold a note on the property. The note should be in writing and include interest. You can then use the annual $14,000 gift tax exclusion to gift your child $14,000 each year to help make the payments on the note. This can be tricky and you should consult with your attorney to make sure this won't cause tax problems.
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| ==selling==
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| https://www.thebalance.com/how-to-use-the-zero-percent-tax-rate-on-capital-gains-2388995
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| How the Zero Percent Rate Works
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| :The zero percent tax rate on capital gains applies to people in the 15 percent marginal tax rate or below. In 2018, that applies to married tax filers with taxable income up to $78,750, and single tax filers with taxable income up to $39,375.
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| :Even if your taxable income is normally quite a bit higher, there are often many years where lower income tax years occur, and sometimes you can make a low-tax year occur on purpose in retirement by choosing which accounts to take withdrawals from each year.
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| Tax Opportunities
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| :The most common tax planning opportunities occur if you are:
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| :*Temporarily unemployed.
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| :*A salesperson whose income varies from year to year.
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| :*Are between the ages of 55 and 70 and may soon be transitioning into retirement or are already retired.
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| https://fitsmallbusiness.com/rental-property-depreciation-rules/
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| When calculating rental property depreciation, the useful life of common assets are:
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| *, carpeting & furniture: 5 years
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| *Office furniture & equipment: 7 years
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| *Fences & roads: 15 years
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| *Residential rental buildings, structures, furnaces & water pipes: 27.5 years
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| *Commercial buildings: 39 years
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| https://www.investopedia.com/terms/d/depreciationrecapture.asp
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| :For example, consider a rental property that was purchased for $350,000 and has an annual depreciation of $20,000. After 11 years, the owner decides to sell the property for $430,000. The adjusted cost basis then is $350,000 - ($20,000 x 11) = $130,000. The realized gain on the sale will be $430,000 - $130,000 = $300,000. Capital gain on the property can be calculated as $300,000 - ($20,000 x 11) = $80,000, and the depreciation recapture gain is $20,000 x 11 = $220,000.
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| :Let’s assume a 15% capital gains tax and that the owner falls in the 28% income tax bracket for 2017. The total amount of tax that the taxpayer will owe on the sale of this rental property is (0.15 x $80,000) + (0.28 x $220,000) = $12,000 + $61,600 = $73,600. The depreciation recapture amount is, thus, $61,600.
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| https://www.irs.gov/pub/irs-pdf/p946.pdf
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| https://fitsmallbusiness.com/rental-property-depreciation-rules/
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| https://www.investopedia.com/terms/f/form-4797.asp
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| https://www.irs.gov/pub/irs-pdf/f4797.pdf
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| https://www.irs.gov/pub/irs-pdf/i4797.pdf
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| https://www.thinkadvisor.com/2015/12/15/tax-advice-for-business-owners-allowed-vs-allowabl/?slreturn=20190430113634
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| :Depreciation allowable is depreciation you’re entitled to deduct, but didn’t necessarily deduct for tax purposes.
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| :Furthermore, if you do not claim depreciation you’re entitled to deduct, you must still reduce the property’s basis by the full amount of allowable depreciation! That really changes the game plan for keeping or selling an asset, should the business owner have forgotten to depreciate any asset in question that’s allowable.
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| :So for simplicity, let’s look at this example: Say your client purchased a building for $500,000 in which to operate his business, and didn’t depreciate the building’s cost as allowed, and then later decided to sell the building after 10 years and relocate. The basis for selling the building and reporting the gain wouldn’t actually be $500,000 as most would think; but rather $500,000 minus the allowable depreciation.
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| ==communication==
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| ===to family 5/28/19===
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| Hi family,
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| I wanted to update you on my thoughts about Chestnut Ave. I have to figure out soon if I am going to spend a bunch of money on it for roof, solar, some boilers or if I'd be better off selling it and not having it to think about any more. Generally it is in good shape. The reason I include you all in this is because there is a case to be made for not selling it.
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| I have run a scenario by Noah where he would take it over. It could go something like this. We would establish some value that is somewhat less than market so current tenants could stay. Let's say that was a million dollars. Then Noah (or one of you) would essentially take part of your inheritance early and start paying a mortgage of 2/3 of that say $666,000 to Peri and me til we are both dead. Then those payments would switch to the other two brothers for some amount of time, let's say 15 years. After that, that brother would own it outright.
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| It is pretty awesome to take care of a building and get paid for it. I have liked it a lot and it's given Peri and I a lot of freedom from having to work all the time. Alas, Noah has been pretty unresponsive about the idea.
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| It's getting to the point where I am not crazy about the idea of doing things like carrying mortar mix up to the roof so I can repair the chimney or other normal maintanance stuff.
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| The market is good now, maybe at its peak since so much new housing is coming online. The other timing thing is that there is a period between when Peri stops working and when we are 70 and start getting social security and 401K money where we just have the income from the building. That income would be under $78k and so we may save something like $150K or more in capital gains tax. So Peri and I need a plan.
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| What do you think?
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| Dad
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| ===recycling and trash===
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| ====5/1/17====
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| Hi everyone,
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| There is a milk crate of wood and screens I couldn't manage. If it is yours please get it to the curb yourself.
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| There is a [https://www.boston.gov/departments/public-works/recycling-boston#nav333564965 list of materials we can and cannot recycle] on the Boston site.
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| Please, <b>if you have a big piece of furniture or other large item, or cardboard box not fitting in the bin (keep it in your apt and then) put it on the street yourself on trash day</b>.
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| The current system is not working for me. If things continue as they have been I think we will go back to individual small blue recycling bins that are kept inside your apartment. I will pull that shed down and buy and number five garbage cans with swinging lids and then each apartment would put out their own garbage and recycling on Monday evening and retrieve them from the street on Tuesday afternoon. Let me know if you can think of a better idea.
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| All the best,
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| Tim McKenna
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| (857)498-2574
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| ====10/16====
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| https://www.boston.gov/departments/public-works/recycling-boston#nav333564965
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| Hi everyone,
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| So I've re-taken over the responsibility of checking that everything is out at the curb on trash days. A couple of observations.
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| it is clear to me that we need one more large recycling bin and a replacement and addition of a garbage can. I will make that happen by this weekend.
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| it was a dirty job with a significant amount of garbage in the recycling bins
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| it seems we need a review of what can and can't be recycled
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| There is a list of materials we can and cannot recycle on the Boston site. The biggest problem we have is that plastic bags are not recyclable and people are tossing their recyclables into the bin in plastic bags.Please take a look at this list.
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| Please, if you have a big piece of furniture or other large item, put it on the street yourself on trash day.
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| If you have any ideas on ways to improve our trash and recycling please let me know. If things are still not working after the new cans we will have to try something new.
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| The fallback position would be to go back to the small blue bins that are kept in your apartment with each unit responsible for its own bin. As for the garbage, I could just pull that shed down and buy and number five garbage cans with swinging lids and then each apartment could take care of its own garbage. Let me know if you can think of a better idea.
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| All the best,
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| Tim McKenna
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| (857)498-2574
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| {{:lead}} | |
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| ==windows==
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| 10/30/13 replaced apt 4 balances with JB sash and door knife style shoe. Problem was exploding upper pulleys. There are replacement pins for six windows on basement board.
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| {|
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| !number !! glasssize !!sash opening !!balance-lower !!balance-upper
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| |-
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| |5 || 27x26 || 2-6 x 4-9
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| |-
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| |2 || 20x26 || 1-11 5/8 x 4-9 || DB-EO3-26-HD || DB-LO2-24-HD
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| |-
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| |2 || 27X24 || 2-6 x 4-5 || DB-L02-24-HD || DB-L02-22-HD
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| |}
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| [http://www.swisco.com/cl/Tilt-Window-Replacement-Pivot-Lock-Shoes pivot shoe locks for fancy balance]
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| [http://www.swisco.com/Cam-Pivot-Pair/pd/Channel-Balance-Sash-Clips_Pivots/17-093 sash pivot clips] for this
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| [http://www.swisco.com/24-inch/pd/Series-751-Channel-Balances/S751-24 balance]
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| biege jamb liner
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| balance
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| ==plumbing==
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| ===symmons shower valves===
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| ===kitchen faucets===
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| ;apt 4: <s>[http://www.homedepot.com/p/Delta-Foundations-2-Handle-Side-Sprayer-Kitchen-Faucet-in-Stainless-21988LF-SS/203898910?keyword=delta+21988lf-ss#.Um7Cxfmsgk0 Delta Model # 21988LF-SS SKU # 1000000695], [http://www.homedepot.com/p/DANCO-3S-2H-C-Hot-Cold-Stems-for-Delta-Sink-and-Bathroom-Faucets-5-Pack-09989/100153787?keyword=daco+09989#.Um7BoPmsgk0 danco repair kit Model # 09989 Store SKU # 649094]
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| :[https://www.dropbox.com/sh/2wj9omk04tei56x/1S-5AtG2ZE#lh:null-deltaApt2K.PNG picture of faucet and repair kits]</s>
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| : Central Brass kitchen replacement stem - K-453-C/H (hot water stem replaced with Ace on 11/3/13
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| ;apt 2: Central Brass kitchen replacement stem - K-453-C/H
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| ===cast iron replacement===
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| I would use a Fernco donut or a Ty-seal. Then a pvc soil adapter.
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| ===hot water heater===
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| ====apt 2====
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| Navien CR-210(A)
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| :"With the power OFF, press “Function”+“Pro” key together for 3 seconds"
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| ==heating==
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| ===yearly maintainance===
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| nozzles: .75 80A (3), .75 60A (1)
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| filters: FulFlow FB4
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| Beckett AF electrode kit 5780
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| 5/32 between, 5/16 above, 1/16 ahead
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| ====9/30/20====
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| cleaned/brushed #2 and #4 and a little for #3, none for #1
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| #1 needs electrodes next year
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| #4 had no oil so could not very seal on filter or flame
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| [https://customer.honeywell.com/resources/Techlit/TechLitDocuments/63-0000s/63-9581O.pdf oil burner primary controls]
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| 11/3/13 Sometime after everyone has gotten oil and fired up their heating systems I will have the boilers cleaned and serviced. (they need oil in the tanks to do it). It is getting a little bit harder to find good independent service companies so I may have to set service up with each of your oil suppliers.
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| 1) Could you let me know when you have oil and who you bought it from.
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| 2) If you notice and water dripping from radiators let me kpow about that too.
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| Thanks,
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| ==mice==
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| 09/06/19
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| Hi Everyone,
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| Today I talked to Carla Tomlinson from Aardvark Pest Control and we came up with a plan.
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| Like Todd and Zach and Anthony from Green Planet, Carla said it doesn't matter what kind of traps or poison you use, if there is any food source available the mice will skip the traps and the poison and live happily on scraps. They create little pantries of stored food in the walls and use that. Carla said mice will discreetly go into a cat's apartment and take food from their bowls and elsewhere and add it to their store. Often they are smarter than the average cat and know how to make themselves scarce.
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| So we came up with a plan.
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| # We ask that you all be extra vigilant on food scraps and stored food. Even a few crumbs from around the toaster or under the table can sustain a mouse for days.
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| # For those of you with cats. Please do not leave cat food out except for specific feeding times. Clean any scraps out of the bowl after each feeding.
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| # Please put any food that mice might get into in sealed containers.
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| # For those of you who have seen mice, let me know all the locations you have seen them.
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| # On a day when I can get into all the apartments (including cat apartments) I will ask you to remove everything from the bottom of your pantry closet. I will move stoves and refrigerators and stuff holes and cracks behind them and in pantries and in any places you have seen mice.
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| # After that I will report to Carla what I have found and done and have her team visit the house.
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| Please keep me updated on mouse sightings and let me know if next Wednesday 9/11 would be an OK day for me to be in your apartment.
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| 09/03/19
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| Hi Everyone,
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| So I will likely be signing a new mice contract with the local mice this fall. Your feedback would be very helpful.
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| Have you seen any mice?
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| : how recent?
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| : how often?
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| : where exactly?
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| Have you heard any mice?
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| : how recent?
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| : how often?
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| : where exactly?
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| Have you seen any mice droppings?
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| : how recent?
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| : how often?
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| : where exactly?
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| 04/22/19
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| Hi everyone, Have you seen/heard any signs of mice in the last couple of weeks? (Maria and Manuel have you since Zach was last there from green planet?)
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| failed so far at maria and manuel's. Zach is the tech
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| 11/6/13
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| [http://www.greenplanetpest.com/residential.html Green Planet] (617) 535-1943 - Todd 617-650-6903 $750 for 1 year contract.
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| mice
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| I've got a call in to Green Planet. They were the very nice mouse proofing/trapping people from a couple of years ago. I'l let you know when it is set up for and I'll accompany them from unit to unit letting them in if you are not home. Let me know if you have any concerns.
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| ==ext.paint 2013==
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| [https://docs.google.com/spreadsheet/ccc?key=0AtcxZlBaSh4idDRUZnZCdzJpejBnZlFoUG9sdlpKWFE&usp=sharing google doc]
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| ====6/20/13====
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| Happy Summer,
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| Thanks for your tolerance on the painting. After endless rain all the front porches will again be livable by Sunday Afternoon.
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| *I plan on coating the decks on Friday morning, right after the mail comes. I'll put your mail outside your door.
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| *The Front steps will not be usable From Friday until Saturday.
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| =====Clearing Rear Porches=====
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| On Monday I will start the rear porches.
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| *Please clear everything from the rear porches by Sunday Evening.
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| *Please keep all the windows facing the rear porch closed while the porches are being worked on.
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| *My schedule will change for the back porches since it gets hot back there in the afternoon once the sun comes around. I plan at starting at 7:00 AM.
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|
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| ==contact info==
| |
| "Donna Tim Tai Cuipylo ches5" <dcuipylo@cuipylaw.com>, "Kileki & James ches3" <kspar_8@hotmail.com>, "Maddy & Bill ches2" <willard_simmons@yahoo.com>, "Raul & Suzanne ches1" <rcjr@altstudios.net>, "Sarenna Stein ches4" <sarenna_stein@yahoo.com>,
| |
| | |
| ==ads==
| |
| =====craigslist add 1/15/10=====
| |
| Rent a beautiful 4 room, 1 bedroom apartment on 1st floor of a 1921 three-decker in Jamaica Plain. The apartment is a 5 minute walk to either Stonybrook or Green Street stations on the Orange line or the #39 bus. It has hardwood floors, a large eat-in kitchen, living room, dining room and bath with tub. Also includes one off the street parking spot, shared patio barbecue, gardening area and free laundry in the basement. You pay heat and utilities but the building is insulated and the windows are new. Available now.
| |
| Call Tim or Peri at 617 524-0938
| |
| c 617 817-8501
| |
| c 857 498-2574
| |
| ==basement==
| |
| ===washer drier===
| |
| washer: GE model: GHWP1000M0WW http://www.partselect.com/Models/GHWP1000M0WW/#Videos
| |
| | |
| 3/1/17
| |
| | |
| Hi All,
| |
| | |
| Stephanie texted me last week that the washer was overflowing and today I got to look at it. I think I was able to fix it but we should keep an eye on it to makes sure. It seems that the hose to the pressure switch that turns off the water at a different levels was disconnected. I cleaned it out and reinstalled it and it now seems to work correctly.
| |
| | |
| The weird thing was all this fluffy, down-like fiber that was all over the the inside of the cabinet. There was a damp smell as well. Like maybe somebody tried washing a comforter and it had a hole in it or something. I removed what I could easily reach.
| |
| | |
| Here are some tips on having a long lasting washing machine: http://www.fastfixservices.ca/washing-machine-simple-tips-better-using/. The first and most important is too run small loads rather than huge loads. Whenever we have something big to wash like a comforter or blanket or something we usually take it to a laundromat and put it in one of those big commercial machines rather than stress out our home machine. Leaving the lid open between washes was new to me but that might be a good idea until that fluff stuff dries out.
| |
| | |
| disclaimer: I was happy to be able to fix it but I can't take responsibility for the times that I can't and you have to pay someone. But always give me a call in case I can.
| |
| | |
| ==apt1==
| |
| 9/17/2017
| |
| http://planner.roomsketcher.com/?ctxt=rs_com&language=en#?pid=2267877
| |
| | |
| https://boston.craigslist.org/gbs/abo/d/natural-woodwork-porches-nice/6312819044.html
| |
| | |
| https://www.renthop.com/apartments/255-chestnut-ave/1/18147330
| |
| | |
| https://hotpads.com/255-chestnut-ave-jamaica-plain-ma-02130-tu9u9d/1/pad?aliasEncoded=4r2ktnsjbaqrw
| |
| | |
| ==apt2==
| |
| listings Sept 1:
| |
| *http://postlets.com/r/255-chestnut-ave-unit-2-jamaica-plain-ma-02130/15022468
| |
| *http://www.renthop.com/listings/255_chestnut_ave_2/2/5952561
| |
| *http://boston.craigslist.org/gbs/abo/5199669477.html
| |
| | |
| <dt>Location: <b>Chestnut Ave</b> </dt><dd><i>near the top of the hill, 1/2 way between Stoneybrook and Green, 1/2 way between Southwest corridor and Centre Street</i></dd><br>
| |
| Rent: <b>$1950</b> n.i. elect., gas and heat<dd><i>No fee. You need 1 month security deposit and 1st month rent. Lease is standard, simplified, self extending </i></dd> <br>
| |
| Available: <b>now</b> - <br>
| |
| <br>
| |
| <b>details</b><br>
| |
| <dt>Building:</dt><dd> Building is a 1920's era 3-decker. It has 5 apartments, front and back porches and has off-street parking off a shared driveway that comes in the back. There is an available space for this apartment (but snow plowing is not provided).There is a little place with good(non-lead) soil where you can put a few plants. There is a locked area under the front porch where you can keep your bicycle(s) and a small storage bin for the unit in the basement. Neighbors are friendly, artists, lawyers, researchers, single people, couples, families. No smoking in the units or hallways though you can smoke on your porches. Location is halfway between #39 bus and the Orange Line and halfway between the Southwest corridor and Muddy River bike paths</dd><br>
| |
| <dt> Apt:</dt><dd>Located on first floor, there are 4 rooms and a bathroom. The front room has double doors that let in lots of light from the east. You enter into a small hall with coat closet which opens into the living room. Behind that is a large kitchen then the bath and rear bedroom.</dd><br>
| |
| <dt>Utilities</dt><br>
| |
| <dd><b>heat:</b> Steam radiators fired by oil. The boiler runs around 80% efficiency. There is a programmable setback thermostat. The building is insulated, the widows low-E double pane. On average, apartments use a tank a year- 200gal x $3.00/gal~$600/12 ~$50/mo. Apt is on 1st floor. </dd><br>
| |
| <dd><b>laundry:</b> Washer and drier is in basement shared by 4 units and has no cost to you except that tenants arrange and share the cost of any needed repairs.</dd><br>
| |
| <dd><b>hot water & stove:</b> Stove and hot water are gas fired. Hot water heater is a new 94% efficient instant (tankless) water heater. For you that means low gas bills and the hot water never runs out no matter how long the shower runs.</dd><br>
| |
| <dd><b>electrical:</b> Apartment has been completely rewired so there is no old BX. Actually there is no old BX in any of the apartments.
| |
| | |
| ==apt3==
| |
| === 2/1/21 new lease for Kelly and Adia ===
| |
| Hi Kelly,
| |
| | |
| Adia Wallace let us know that you are planning to move into apartment 3 at 255 Chestnut Ave on February 1 and would like to be on the lease. Welcome. In normal times we would set up a time to meet you and answer any questions you might have.
| |
|
| |
| I have attached a draft of the lease. It will be one lease with both you and Adia on it. It will start on February 1, 2021 and end on July 31, 2021. It does not automatically extend since in August my son Noah is planning on moving into apartment 3 and begin to take over some of the management of the building from (my wife)Peri and me.
| |
| | |
| Once you get to review the lease and are ready to agree I will send signed copies to Adia and will ask that you and Adia sign 3 copies (one for you, one for Adia and one for Peri and me) by February 1. Feel free to ask for clarification or argue for changes to the agreement. Notice that utilities, gas , electricity and heating oil are the responsibility of the tenants.
| |
| | |
| Please understand that this is not 2 separate leases. We ask that you pay the rent together, either mailing it in one envelope or drop it off at the house. You can both separately use Zelle or Venmo, however.
| |
| | |
| The security deposit is $1500 which Adia has paid. You will need to either pay her half or include an additional $750 with your February rent at which point we will send you a receipt for the security deposit. I want to be clear that we are not asking for last month's rent up-front and the security deposit cannot be used as such. We will return it to you immediately upon a walk through once you have moved out.
| |
| | |
| We look forward to meeting you and hope that you enjoy your apartment.
| |
| | |
| | |
| | |
| ===stove ignitor===
| |
| frigidaire model fgf326asa
| |
| ignitor AP2150412
| |
| MFG Part Number: 5303935066
| |
| ===1/7/2018 to Helen Adeosun===
| |
| Hi Helen,
| |
| | |
| I just got back from checking things at Chestnut Ave and I noticed that your heat is still not on. Have you scheduled your oil delivery? When are they coming? The oil burner will need to be primed since the tank ran dry. Sometimes the oil company will do it for you if you let them into the basement. I can also do it if they don't. Let me know when oil has arrived.
| |
| | |
| With this very cold weather it is a bit dangerous to not have oil. Pipes can freeze and when they thaw can cause countless damage to your apartment and other apartments. Please be sure to leave the bathroom door open. Check that all the faucets are working, particularly the tub since those pipes are closest to a cold wall. Let me know immediately if the water doesn't come out the faucet.
| |
| | |
| Please be very careful in using your temporary electric heaters. Countless fires have been caused by them. If a circuit breaker is tripped during use that is a signal that the circuit is overloaded (the wires in the wall are heating up) and that circuit is unsuitable for an electric heater. There can be a max of one heater on an electric circuit (breaker). If you have two heaters they need to each be running on a separate (preferably 20 amp) circuit. Again, I have one small electric heater that I would be happy to bring over to help tide you over until the oil arrives. Also, the gas cooking stove should not be kept on for heat as there is a danger of carbon monoxide from it. (although we keep finding excuses to use our oven for cooking as it helps keep us warm here).
| |
| | |
| Oil is actually the most cost effective way to heat your apartment. If you use the setback thermostat to set it back 5-6 degrees when you are not there or at night and keep the max temp at 68, you can pretty assuredly get through a winter with one tank of oil. It is important that you get oil as soon as possible as the apartment is not designed to be heated by electric heaters.
| |
| | |
| On another note, we still have not received $700 of December's rent nor January's rent. Please drop a check by as soon as possible. If you are not able to do that then please, let us schedule a longer, in person conversation.
| |
| | |
| ==apt4==
| |
| ===Arlene Towns===
| |
| Dear Arlene,
| |
| | |
| Current Status: On 1/11 you texted me: "Hi Tim I will have rent on January 24 in full I'm trying hard to get back on track. Thank you" 8 days a go on Tues 1/28 I got a text that said "Hi Tim I'm mailing your rent off today." It didn't get postmarked till 6 days later on Mon 2/3 and arrived here Wed 2/5. In the envelope were checks for 300, 300, 500, and 390 = $1490. Your rent, as you know is $1800/mo.
| |
| | |
| Since your tenancy began you have failed to pay your rent on the first of the month, as agreed in your lease. Things have gotten progressively worse til at this point you have gone more than a month late with your rent and then paid only part of it.
| |
| | |
| Here is what I propose. Within the next week by Feb 13, look at your finances and come up with a date this month (February) where you will be able to pay your late February rent plus what you owe from January(310) 310+1800=$2110. By that date hand deliver or have me come over and get the checks. In the event that I do not get the rent by that date I will deliver to you a "Fourteen Days Notice to Quit for Nonpayment of Rent". That document includes a section called "Cure Rights of Residential Tenant under Lease" which says
| |
| | |
| <blockquote>
| |
| Tenant with a lease: Pursuant to Massachusetts General Laws Chapter 186, §11 you have a right to prevent termination of your tenancy by paying or tendering to your landlord, or your landlord’s attorney, all rent then due, with interest and costs of suit, on or before the day the answer is due in an action to be brought by the landlord to recover possession of the premises.
| |
| </blockquote>
| |
| | |
| So this is what I propose. I you would like you could make a counter proposal. Perhaps there are special circumstances that you would ask that I consider. In the case you have a different proposal we would need to work that out in a face to face meeting that would take place within 1 week from today or by 2/13. Assuming we come up with a different agreement that might change when you would get a Notice to Quit were you to not comply with that agreement.
| |
| | |
| Of course the best thing for both of us is to not have to go the route that includes a Notice to Quit. From what I understand, that puts us in the eviction system and we both have less room to negotiate. Assuming I send out one Notice To Quit and you pay within 10 days, the next time it happens within a year, and I send a second Notice to Quit, then we have go to eviction court. I my not know exactly what I am talking about. In the 44 years that Peri and I have owned the building, we have never actually evicted anybody. So you should check on your rights and responsibilities on this stuff.
| |
| | |
| Sincerely,<br/>
| |
| Timothy McKenna <br/>
| |
| (857)498-2574<br/>
| |
| mckenna.tim@gmail.com
| |
| | |
| | |
| | |
| ====dishwasher====
| |
| [http://www.homedepot.com/p/GE-24-in-Front-Control-Dishwasher-in-White-with-Steam-PreWash-GDF520PGDWW/203488900?N=5yc1vZc3nj GEModel # GDF520PGDBBInternet #203604506Store SKU # 287770 homedepot $373.00]
| |
| | |
| http://www.homedepot.com/p/GE-Top-Control-Dishwasher-in-Black-with-Steam-Cleaning-GDT530PGDBB/204857788?N=5yc1vZc3nj
| |
| | |
| :[http://www.easyapplianceparts.com/PartInfo.aspx?inventory=8756621&source=GAWS&gclid=CjwKEAjw7qi7BRCvsr3N58GvsTkSJAA3UzLvHAC626kOM2myY0NzLKEJmc1XyjaodqKyYGgI5Mc2choCDGjw_wcB PUMP DRAIN KIT Part Number: WD35X20553]
| |
| | |
| ====bath fan====
| |
| https://www.cooper-electric.com/Images/img/885170/1270938_specsheet.pdf
| |
| | |
| http://sitebuilt.net/files/FV-05VS3.PNG
| |
| ==== work assessment 9/3/14====
| |
| Rewire, replace brass pipes, add closet for front bedroom, repaint
| |
| | |
| ===hw heater===
| |
| *[http://www.supplyhouse.com/Noritz-NRC711-DV-NG-NRC711-157000-BTU-Direct-Vent-Condensing-Residential-Tankless-Water-Heater-NG Noritz-NRC711]
| |
| [http://www.masssave.com/~/media/Files/Residential/Applications-and-Rebate-Forms/GasNetworks-Residential-Rebate.ashx rebate form]
| |
| | |
| ==apt5==
| |
| | |
| ===letter 10/14/20===
| |
| | |
| Dear Maria and Manuel,
| |
| | |
| As you complete the third year as tenants in apartment 5, there are a few issues that we need to reach agreement on as we prepare to extend the lease.
| |
| | |
| We know from experience of the challenges in living in a three-decker. Residents share common hallways and stairs and sound travels through the walls and floors in ways that it would not in a modern apartment building.
| |
| | |
| Covid-19 and the approach of cold weather exacerbates issues that can impact a tenants right to peaceful and healthy enjoyment of their apartment. Everyone is spending more time at home and working from home is becoming widespread.
| |
| | |
| As with our family when we lived in your apartment, it is a significant challenge to limit as much as possible noise for your neighbors below you and to be responsive to complaints from your neighbors when things get too loud. A little over a year ago, while showing apartment 4 to prospective tenants, I complained to Maria about the excessive amount of running and banging coming from above that apartment's living room. It was concerning to me, at that time, that you were not receptive to the issue and denied that it even happened. I am grateful that you have been able to maintain a productive dialog with your neighbors. Yet some issues are outstanding and I would like to address them now.
| |
| | |
| I ask that you agree to the following:
| |
| | |
| * To be more aware of the noise created by your movements around your apartment and reign in any running or jumping in the apartment.
| |
| * To be more conscious of of when voices get so loud that your neighbors below are distracted and disturbed.
| |
| * To continue to not allow running on the stairs and loud voices in the hallways and stairwells.
| |
| | |
| Other issues that we need to reach agreement on are related to music classes in the apartment and friends and students in the building.
| |
| | |
| * I cannot imagine a quiet way to do drumming and bass in a residential apartment without disturbing your neighbors. Those types of classes or activities are better in a stand-alone music school. I ask that you agree to discontinue drumming and bass playing in the apartment. We could consider a trial set up of some space in the basement for that kind of activity and see how it impacts first floor neighbors.
| |
| * I ask that you enforce that every student and parent (and friends) who traverse through the common areas of the building are required to wear a mask. I will soon post a reminder on the front and back doors.
| |
| | |
| Peri and I have loved having you in the building and feel you have been a good neighbor to your fellow tenants. We hope that you agree to the refinement of our understanding as listed above. We would be happy to meet with you or otherwise continue a dialog that works toward such an agreement.
| |
| | |
| | |
| | |
| | |
| | |
| | |
| | |
| ====rerent2017====
| |
| Tim and Donna -> Maria and Manuel
| |
| | |
| | |
| | |
| ====roof====
| |
| ===== 4/3/17=====
| |
| Hi,
| |
| I was up on the roof inspecting and repairing today. In the corner where the porch meets the house, there was a piece of rubber flashing that shrunk, breaking its glue bond and pulling away a 1/2 an inch.
| |
| | |
| My guess is that in normal rain or snow there wouldn't likely be a leak there since the water is moving toward the drain. In the slush condition, water was backing up to the edge and so it puddled there and found its way in.
| |
| | |
| So it is fixed and it will rain tomorrow though plain rain isn't a good test of this condition. If you see any sign of water leaking tomorrow I will be surprised and distressed. Please let me know and if you are away all day I'd be happy to come by and check things.
| |
| | |
| Re: the light. Those fixtures were never really that bright. Maybe I should get a different fixture, one that can take a dimmable led maybe. Let me know what you think.
| |
| | |
| =====x =====
| |
| I repaired the roof and will repair the ceiling after verifying the repair after the next storm.
| |
| | |
| ====boiler====
| |
| I have researched that it is typical for a new boiler to have oil and coatings during manufacture that turn into a sludge that floats on top of the water after running it for a few weeks. It causes extra water to travel with the steam and as that more than normal amount of condensate cools and returns to the boiler it literally bangs into the hot steam on its way up. It needs to be skimmed and I plan on doing it tomorrow. It takes several hours and may have to be done more than once. While I am doing it I may come up and check if the radiators need to be raised. If I am in the basement early I may text you to put the thermostat at 80 degrees so I can control the boiler by switch during the process.
| |
| | |
| ====roof hypotheses====
| |
| I think it was the 2x2 air vent which was nearby. The galvanized metal top looked a little rusty and I am guessing that it had tiny perforations that let water through, particularly evident if it was covered in slow melting wet snow. That turned out to be the problem in that drip that I couldn't figure out in the sw back room. I tried covering that one and the one over the kitchen 2 years ago and those drips stopped. I lost track of the cause and effect over that long period and left the remaining two vents untreated. I covered them both today as well as inspected and repaired places where the flashing cracked due to the cold weather shrink of the rubber.
| |
| | |
| | |
| | |
| Dear Donna and Tim,
| |
| | |
| Once again there are changes in the building, Hilary is traveling this summer and so are Manuel and Maria. We lost a great family when Marco and Tina had to return. We have relisted their apartment today.
| |
| | |
| It has been are general practice to rent out apartments at market rate or almost market rate but then not raise rents as a matter of course. In your case it is coming up to 11 years since you moved in and 11 years without a rent increase. We have decided that we need to offer to renew your lease for September 1 at a new rent of $2500.
| |
| | |
| Factors that enter into our decision are that the market rent for apartment 4 is at least the level of your current rent and it doesn't make sense to have that level of disparity in the building. Other factors include my realization that I will have to be more realistic about setting aside money for repairs, since eventually I will have to actually hire other people to do stuff to the building.
| |
| | |
| Peri and I both hope that you will consider our offer in the best light and that you will decide remain in the apartment. We value your family as great neighbors and an important part of our community. We would be happy to talk with you or meet with you and look forward to reaching a new agreement.
| |
| | |
| All the best,<br>
| |
| Tim and Peri McKenna<br>
| |
| (857)498-2574
| |
| | |
| | |
| | |
| | |
| ### work asessment 9/3/14
| |
| rebuild shower
| |
| replace brass pipes in bath
| |
| #### email to Tim and Donna 9/3/14
| |
| | |
| Hi Donna and Tim,
| |
| | |
| ====dsihwsher====
| |
| whirlpool wdf560safm2 ser f73506144
| |
| | |
| ====apt 5 stove====
| |
| Apt 5 stove Ge Profile JGSP32GEV1BB
| |
| | |
| http://www.kpappliances.com/index.php?dispatch=products.view&product_id=1641 $541
| |
| | |
| The first thing I would check is the oven (bake) igniter. How long takes to light up the burner? If it's more then 60 seconds since you've heard a click from the control then the igniter is bad and has to be replaced.
| |
| | |
| The next step is to check the oven temperature sensor. Pull the range out of the wall, unplug the power cord, remove the back panel and locate the two wires plug for the oven sensor. Unplug it and check the resistance. It should be about 1100 Ohms at the room temperature. If it has more then 20 Ohms difference replace the oven sensor.
| |
| | |
| If the oven igniter and the oven temperature sensor are fine then the problem is a bad control board.
| |
| | |
| - The part number for the new oven igniter AP2020569
| |
| | |
| - The part number for the new oven sensor AP2023670
| |
| | |
| - The part number for the new oven control board AP3792697
| |
| | |
| Good luck.
| |
| Gene.
| |
| ====shower enclosure====
| |
| CoastaL Industries Legend neo angle shower enclosure (400 series)
| |
| po 16019, Jacksonville fl 32245
| |
| | |
| Noah and I started work on Sarenna's apartment today. There are a couple of things that need to be done that will impact you:
| |
| | |
| #### shower in big bathroom
| |
| The closet ceiling and living room ceiling in Sarenna's apartment show the evidence of the leaks caused by the shower door and collapsed tiles. It doesn't make a lot of sense to repair and replace ceilings without addressing the problems of the shower.
| |
| | |
| #### rear bathroom supply piping
| |
| | |
| There are very few brass water pipes left in the building. All the piping in Sarenna's apartment is brass <s>and, as best as I can tell, the cold water piping in your rear bath is also brass. The second floor piping will be replaced now as it is in poor condition and who knows when I will next be able to get into that apartment. While it is possible to reconnect your old brass pipes to the new copper pipes, it might make more sense to replace all the remaining old brass piping in one fell swoop. That would mean pulling off a band of plaster 2'x 6' under the cabinets in Tai's room to reconnect the fixtures from the back. In either case there will be a a stretch of hours where the water in that back bath will be off untill the brass from the second floor to the basement is replaced.</s> <b>My memory was that I re-piped your bathroom but I was fooled by the illusion of old pipes running through the second floor. Further study revealed that the pipes are already replaced; nothing needs to be done in your rear bath</b>
| |
| | |
| #### one possible scenario
| |
| | |
| My preference would be to rebuild your shower and floor (and repaint bath walls and ceilings) <s> first </s> so you have a nice working bath. it is hard to say if that could be done in 3 days to 6 days, it depends on what I find and in making sure all the items I might need are available and ordered before I start.
| |
| | |
| It would be good to rebuild/repair the shower by October 1. These type of corner showers are called 'neo' showers and most are now glass on all 3 sides. I would tile the other 2 walls. Would that be OK? We could do less; just replace the door, repair the floor and repair the plaster and tiles. I am open to do either.
| |
| | |
| Let me know what you think. I could come over to talk about how it would go.
| |
| | |
| Thanks,
| |
| | |
| Tim McKenna
| |
| 857-498-2574
| |
| | |
| | |
| ====pear crisp recipe====
| |
| *heat oven to 375
| |
| *slice 6-8 pears, peal the sections where the skin is rough
| |
| *squeeze a lemon over them in a baking pan and mix in a mixture of 1 tblspoon of corn starch, ~1/3 cup of white sugar & 1/2 tsp cinnamon
| |
| *food process till crumbly 1/3 cup flour, 1tsp cinnamon and 1/2 cup of brown sugar + a little salt and about 3 tbsp butter
| |
| *add 1/2 cup of oats and some nuts and pulse the food processor again
| |
| *pour the mixture over the pears and bake for 40 min.
| |
| {{:just cause eviction ordinance}}
| |
