• City of Buffalo Taxes are billed in two halves.  The city taxes also include your school taxes.  A bill is sent out at the beginning of July which contains stubs for both halves of your city taxes as well as your sewer rent (addressed below).  The first half of the taxes are due August 1, and the second half is due January 3.
• City of Buffalo Sewer Rent is billed once every year, and is due September 30.
• City of Buffalo User Fee is billed quarterly.  A bill is sent out at the beginning of July which contains 4 stubs, one for each quarter.  This bill covers refuse & recycling collection inside the city of Buffalo, and is based on the number of refuse & recycling totes you have assigned to your property.  These bills are due August 15, November 15, February 15, and May 15.
• City of Buffalo Water is billed quarterly, based on usage.  The cycles vary depending on the area of the city.  Water billing is outsourced to Veolia.
• Erie County Taxes are billed once yearly.  This bill is due February 15.

Here are a couple other things you should be considering, as we enter the winter season here in Buffalo:

1.  Have your furnace serviced.  Don’t just change the filter!  Have the unit cleaned, the thermocouple checked, be sure the pilot is lit, be sure the unit is operational, and have your heat exchanger checked for cracks.  A cracked heat exchanger can expel deadly carbon monoxide gas!
2.  Turn off the interior gate to any exterior faucets, and drain them.  Wrap the outside faucet with foam or insulation to protect it.
3.  Wrap hot water tanks with an insulated blanket specifically designed for hot water tanks to conserve energy.
4.  Wrap your pipes that may be prone to freezing.

Remember, being proactive now can save you hundreds to thousands of dollars in costly repairs, or even your life!

Please note:  The guidelines discussed in this article apply to the properties I handle leasing for, in the Buffalo, NY, Amherst, NY, Williamsville, NY, and Grand Island, NY areas.  There is even some flexibility on a complex to complex basis, so please keep these in mind as GENERAL guide lines.

So, what is a credit report?  A credit report is an organized list of all of a person’s credit related activities, broken down by account.  It is updated monthly with balances, late payment notices, collection accounts, hard inquiries, contact information, and much more.  Credit reports can be obtained from all 3 bureaus (Equifax, Trans Union, and Experian) at www.annualcreditreport.com once a year for free.  By pulling one bureau’s report every 4 months, credit can be checked up to 3 times per year for free.  A credit score is a number value assigned to a credit report, based on repayment history, debt to available credit ratios, length of time accounts have been open, and much more.  The process of exactly how the number is calculated is kept fairly secret, but the most recent information provided at MyFICO.com states that it is based 35% on payment history, 30% on amounts owed, 15% on the length of time credit has been established, 10% on new credit, and 10% on types of credit used.

What are the credit red flags that will impact rental ability?

Every landlord or property manager looks at things a little bit differently.  Several factors are taken in to account, some of which have nothing to do with credit!

First and foremost, having a secure job and a solid rental reference will help significantly when hunting for an apartment.  Landlords want to know that a tenant can pay not only the security deposit and first month’s rent, but also the rent EVERY month!

The overall credit score is a good place to start.  The higher a credit score, the better.  Scores range from 300-850, with about 60% of the country falling between 650 and 799.  The median score in the United States is a 723.  Improving other factors on your credit report is a great way to improve an overall score.

The number of positive and negative accounts open is an important factor to consider as well.  Generally the number of positive accounts isn’t as important as the number of negative accounts.  Positive accounts show the ability to have and manage credit appropriately, but negative accounts impact more deeply by showing the inability to handle credit.  An account would show negative if it is overdue, over limit, or has gone to collections.

The debt to available credit ratio factors in as well.  Someone with plenty of available credit will generally rank higher than someone who is near the credit limits on their accounts.  Being OVER the credit limit on an account is automatically a red flag.

When a credit report is pulled, it shows the name of the creditor, when the account was opened, the limit, the balance, the high balance, any past due amount owed, and the status of the account (current, over due, closed, etc).  These accounts will all be looked at to determine an applicant’s credit worthiness.

Seeing collection accounts on a credit report can sometimes be a red flag.  Many landlords tend to be more lenient toward medical collections, but look more strongly on utility collections, phone bill collections, cable/satellite collections, and other types of collection accounts.  A utility collection is a major red flag because a utility can’t be established in that persons name until the collection account is cleared.  Most rental applications are turned down on that basis alone.

Be proactive when discussing credit with a landlord.  Having perfect credit is nearly impossible in this economy.  However, showing that steps have been taken to improve a credit score will help significantly.  Some landlords will also be willing to overlook credit issues if the applicant is willing to pay additional rent or security deposits up front.

If an application for an apartment is denied because of credit, the landlord or property manager is required by law to mail a letter with the reason why, as well as provide contact information for the bureau which provided the credit report.  This letter can then be used to obtain a free copy of the credit report from that bureau.

Knowing what your credit looks like before you go hunting for an apartment can save you a lot of headaches in the long run.  Be ever mindful of your actions, and how they can impact you.  Doing so will help ensure you have good credit, and the ability to grab that great apartment!

The In-Rem auction is a great way to purchase property, often times for less than market value.  These properties are being sold due to unpaid water bills, or unpaid city tax bills.  Properties are sold AS IS, so being sure to complete due diligence prior to bidding is important.

Pre Auction - First of all, you can preregister for the auction to save a ton of time on auction day.  This can be done at the City of Buffalo website.  In addition, you can pull a full list of all properties being auctioned off on their website as well.  Properties may be pulled right up until the time the bidding starts, so you’ll want to go through the list and choose several properties you have interest in.  Narrow your search to specific areas of the city.  Tackling the In-Rem list as a whole is too difficult.  Once you have your “short list”, drive by each property.

Look for properties that appear to have a solid structure – both roof and walls, and as much of the foundation as you can see.  Structural issues can be incredibly expensive to repair, so take time to examine them thoroughly.  If it looks as though there is someone living in the property, you may have to have them removed once you own the property.  Speaking to neighbors can be helpful, since they will know the history of the property.

Once you have narrowed your “short list” down a little further, can the city inspectors (716-854-4949) and see if there are any outstanding violations that will need to be dealt with once you take ownership on a property.  You may be buying a LOT of headaches, so preparing yourself before hand is important!

Know what is owed! You can contact the city water department (716-847-1065) for information on unpaid water bills, and the city assessor’s office (716-854-5734) for information on unpaid city taxes.  This will give you a good approximation of what the starting bid on a property will be.

At The Auction - Once you arrive at the auction, you’ll either need to register or pick up your bid badge. (You DID preregister, right??)  Be sure to have your photo ID with you.  Remember that if you win a property, you’ll be required to put down a 20% deposit (or $500, whichever is greater).  The deposit must be made in CERTIFIED FUNDS – cash or certified check only.  NO PERSONAL CHECKS are accepted.  Keep in mind that business is business, and that other people will more than likely be bidding for the same property as you.  Try to sit up front, and away from the entrance.  The auction is fast paced and noisy, so you’ll need to focus your attention.

Pay attention, bid when your property comes up, and keep emotion out of it as much as possible. Auctions are designed around using emotion to drive the prices higher.  Keep yourself in check, and know your limits.

Post Auction - Congratulations on winning your property at auction!  Be sure to proceed quickly to pay your deposit, or your property could go back up on the block!  Keep in mind that the property isn’t officially yours at this point.  Once you have paid in full, a deed will be drawn up and recorded, and then mailed to you.  This can take several weeks once you are paid in full.  During that time, you can start working on other details such as insuring the property.  Once you get your deed, the property is yours!

Post Deed - Once you own the property, you’ll want to do a few things.  Take photos of all meter readings (gas, electric, and water) as soon as possible to protect yourself from discrepancies.  If there are squatters in the property, you’ll be forced to use the courts to remove them.  If you don’t plan to start work on the property right away, keeping it secured is important as well.  If there are violations against the property, they will need to be cleared up.

Buying property at auction can be risky, but it can also be incredibly lucrative and rewarding.  Be sure to do your due diligence to help mitigate risks before hand, and good luck!

This is a guest post written by Adrian Brijbassi, an editor from the Toronto Star who write this article on his experiences when visiting Buffalo.  You can find out more about Adrian on his website.

BUFFALO, N.Y. — “I’m a journalist and I’m writing a travel article about how to spend a weekend in Buffalo.” With those words, I had managed to disarm a U.S. border guard, a young man who immediately stepped back from my car and took a seat on the stool inside his booth. He placed a hand on his shaved head and then swiped it down across his perspiring face.

“You’re going to say good things about the city, right?” he asked without any hint of authority. It was more of a plea.

“I have every intention of being fair,” I answered.

“Have you been to Buffalo before?” He fingered through my passport but didn’t appear all that interested in it.

“Just for hockey games and a couple of concerts a long time ago.”

“What are you going to be doing?” Having collected himself, he stood and once again walked closer to the car.

“The tourism board gave me some suggestions …”

That seemed to worry him. He became more concerned with who the tourism board might be and what potentially lame itinerary they’d set up than with the line of cars waiting to cross the Queenston-Lewiston Bridge on Friday night. “So, where are you going to be staying?”

“The Mansion on Delaware,” I said, totally delighted at this point that I’d found some warmth in a situation that can often be cold and without humanity.

“Good, good, that’s a good start.” He leaned in and tapped a thumb on the roof of the car while I searched for the agenda. “What else? Where’ve they got you going?”

“Dinner at Tempo …”

“Never been there, but heard good things. What else?”

“The Albright-Knox Gallery …”

“Ok, sure. Good. And?”

“A Spirit of Buffalo cruise, Shakespeare in the Park, drinks at some bars.”

“Oh, yeah.” That last bit crossed into familiar terrain for him and he asked, “Which ones?”

“Allen Street Hardware Café …”

“Yeah, so-so, in my opinion. You’re in Allentown, good area, but you should head up to Elmwood and Forest, and try Hertel.”

“Ok.”

“There’s lots to do. I can’t think of anything else off the top of my head right now, though.”

“That’s ok. I’ve got a lot planned.”

“Buffalo doesn’t have a very good reputation.”

“I know.”

“I have to stand up for my city,” he said and handed back my passport. “Have a good time. Write something good about it.”

That ended the best conversation I’ve ever had at a border crossing and began a weekend in Buffalo full of charming encounters such as this.

Please read the rest of this article on Adrian’s website.  Article reprinted with express permission from the author.

This is a guest post from Chris over at Show Appeal Realty.

Long ago, hunters tracked burly woolly mammoths along the melting glaciers of this region. Today, families who live in Buffalo, NY find there’s plenty to do because Buffalo is positioned at the epicenter of a number of diverse family friendly getaways. So let’s get planning your family’s next adventure!

1. Seneca Falls, NY

Located about 2 hours from Buffalo, NY

Known as the ‘gateway to the Finger Lakes’ Seneca Falls is a beautiful area that’s filled with history, shopping and outdoor experiences. You’ll be impressed with Seneca Falls jaw-dropping restored homes, friendly residents, and quaint downtown art galleries and shops. And Seneca Falls, NY has some special treats for mom and dad. Peruse the incredible Waterloo Premium Outlets, visit any number of well respected wineries, or enjoy a scrumptious lunch along Seneca Falls stunning waterway. Historically speaking, you won’t be in Seneca Falls, NY long before you realize that it served as the hub of the women’s movement. Visit the National Women’s Hall of Fame for all the exciting details- it is well worth your time. For an outdoor excursion, make a stop at Montezuma National Wildlife Refuge, a top rated family experience. This 10,000 acre refuge serves as a resting area for waterfowl on their travel to and from northeastern Canada. Ready for a bit of adventure? Then rent a well equipped boat through Erie Canal Cruise Lines and explore, explore, explore! No boating experience is necessary, and you can even spend the night on your vessel! You know the kids will dig this. If sleeping on land is more your thing, Seneca Falls offers a number of fantastic bed and breakfasts, inns, and a few traditional hotels.

2. Allegheny National Forest, PA

Located about two and a half hours south of Buffalo, NY in Sheffield, PA

Remember the simple life? If not, this family getaway is sure to remind you. Located in northwestern Pennsylvania, Allegheny National Forest is an outdoor enthusiast’s dreamland. There’s Geocaching, dozens of miles of mountain biking trails, swimming, boating, fishing (some of the finest warm water fishing in northwestern Pennsylvania in fact), horseback riding, hunting, skiing, ATV trails and snowmobile trails. Wow, did we mention there are lots of hidden waterfalls to discover too? Stay in a rustic, yet comfortable cabin or pitch a tent. Accommodations are generally well maintained and certainly family affordable.

3. Toronto, Canada

Located about two hours from Buffalo, NY

Toronto makes for a very enjoyable family getaway. Of course, since it’s located in Ontario, Canada, you need to make sure you have necessary documentation for crossing the border, or you’ll be quickly turned back to the USA. If you’re a thrill seeking kind of clan, the action packed Centreville Amusement Park will certainly please you. –And believe it or not, Fido is welcomed in the Centreville Amusement Park. We know that kids of all ages love the zoo. The Toronto Zoo boasts over 700 acres, 5,000 animals, and six miles of walking trails. Undoubtedly, this place will enchant every member of your family. Interesting in hitting the beach? You might not expect it, but there are beaches to explore in Toronto. Cherry Beach offers parasailing, bike trails and hiking. If your belly starts to rumble after a few hours of swimming or beach play, grab a bite at Cherry Beach’s food kiosk. Toronto’s public bus system will drop you right off at the beach, or if you’re driving to Cherry Beach there’s plenty of parking. If you’ve brought the family pet, head off to Dog Beach, Kew Gardens, where man’s best friend is allowed to roam leash free! Lodging in Toronto is primarily hotel centered. But with a bit of planning you’ll have your pick of budget friendly or lavish rooms to choose from.

4. Presque Isle State Park, PA

Located about two hours from Buffalo, NY on the coast of Lake Erie

Perched on the Pennsylvania Coast of Lake Erie, Presque Isle State Park offers more than you’ve come to expect from a state park. This 3,200 acre sandy peninsula juts into Lake Erie from a point just west of Erie, PA. So what’s there to do? For starters, Presque Isle State Park features 11 sandy beaches with mild waves that are perfect for the little ones (bet you didn’t expect to find beaches in PA!) After a few hours at the beach, try boating (bring your own or rent one), fishing, hiking, waterskiing, bicycling or in-line skating. Visiting during winter? No problem, bring your skies and spend a few hours cross country skiing, go ice fishing or ice skating. Don’t have much time, and hope to explore this gorgeous region in just a few hours? Then get on board and enjoy a scenic boat tour. You’ll catch views of three lighthouses, be entertained and educated by your guide, and inspired by the bounty of Mother Nature that surrounds you. There’s even a sunset tour option! When it’s time to hit the sack, chose from a number of cottage rentals, local campgrounds, or one of several hotels.

It’s clear that Buffalo, NY is a great jumping off point for some serious family fun. If you’re itching to hit the road with the family this weekend, we hope we’ve inspired you to check out the variety of family getaways all locate within about a two hour drive from Buffalo.

Guest contributor: Show Appeal Realty, an Arizona real estate brokerage selling Scottsdale Homes and Gilbert real estate.

Scott Enterprises does have other holdings in the WNY region, including a Quaker Steak and Lube, two Papa John’s locations, and a Staybridge Suites on Transit Rd in Clarence.  Scott Enterprises also operates other hotels in the Erie, PA market, as well as Splash Lagoon Indoor Water Park.

[Buffalo News]

Councilwoman Donna Stempniak was the sponsor of the proposition.  She states that the subdivision will help meet the needs for additional housing in the area.  One concern raised was the use of a cul-de-sac at the end of the development, which are harder to maintain during the winter months.  Because of the shape of the tract of land, however, a cul-de-sac is the only viable option.

[Buffalo News]

I Squared R Element Co in Akron will receive $676,000 toward a $5.2 million expansion project, to add a 36,000 sqft warehouse space to their existing facility.  The expansion should also allow the company to add 20 jobs.

Derrick Corp will receive $2.86 million toward a $19.5 million expansion project.  They are adding a 124,000 sqft plant to their existing 230,000 sqft facility, and creating an additional 36 new jobs.

Ricotta & Visco was approved for a $232,000 package, to help finance a $1.5 million renovation of a century old office building on Main St.  This building will eventually become their new offices.  They expect to add 3 people to their staff once in the new building.

University Pediatric Dentistry was approved for $90,000 toward a $1.26 million development project, which will help them in the building of a new clinic on Main St, near the Buffalo Niagara Medical Campus.  Their project is expected to add 20 jobs.

McGard Inc was approved for $482,000 to help finance a $5 million expansion of their manufacturing facility.  They also expect to add 20 jobs with the addition.

Full article at [Buffalo Business First].

Leaders met with Alfred Coppola, who was leading an initiative in the City of Buffalo to put electric in the hands of the government.  Among the topics discussed were the successes other municipalities have had, both in New York and elsewhere, as well as the roadblocks he faced along the way.  He pointed out Akron, NY which runs their electric utility on a 4 employee crew, and is able to deliver electric at a drastically reduced cost to their community.  According to Coppola, Perry’s Ice Cream stays in  Akron for that very reason.

Coppola also stated the next step would be a feasibility study, to determine what sort of costs would be associated with taking control of the grid, including purchasing the infrastructure and other necessities.  Local leaders plan to meet with consultants in the near future.

[The Buffalo News]