Banner Slider
Blog post
how to lose weight fast
Have you ever wondered how to lose weight fast? Do you want to lose weight fast, most people do? We live in an age of speed where everyone wants quick results. Regardless of the fact that the excess weight a person carries […]
Have you ever wondered how to lose weight fast?
Do you want to lose weight fast, most people do? We live in an age of speed where everyone wants quick results. Regardless of the fact that the excess weight a person carries takes time to accumulate, he often wants to get rid of it in a short space of time. That’s why everyone is looking for the quick fix and explaining the allure of the latest pill, potion, or exotic tea.
Everyone wants to know how to lose weight fast and it is possible to lose weight fast using pills but these have negative side effects. It is also possible to starve yourself on one of the diets that eliminate food completely and lose weight quickly. You may have noticed that most people who lose weight this way put it back on.
The best way to lose weight is to steadily lose it in the same way it was gained, which gives the body a chance to adjust and the skin returns to its original size and shape. However, there are ways to tackle weight problems that can help you lose weight faster than others, and there are also some things to avoid.
how to lose weight fast
What to avoid if you want to lose weight and lose weight fast are diets. Diets focus on food and the focus while dieting is usually on what you can’t have. Eliminating food, calorie counting, fat reduction, points and the like means all focus is on food, food, food.
Dieters learn what foods are bad and what foods are ‘Okay.’They learn what to avoid and what to have and, again, it’s all food, food, food. Due to the way the mind works, this focus on food will make you want to eat and especially the foods you have been told not to eat.
Losing weight fast is easier than you ever imagined. First of all decide what you want, not what you don’t want but what you do want. Keep the focus off of food for now and focus on size, shape and fitness level and then write it down.
Now ask yourself the following questions:
- “What do I have to do to achieve that?”
- “What kinds of foods could I eat to help me do that?”
- “What serving size will it take to achieve my goal?
- “How can I enjoy food and still reach my goal?”
You know the answers to those questions, and if you ask them repeatedly as you start each day asking, “What could I eat today that will help me to be thin for…” Prayed “What size portion should I eat tonight in order to reach my goal for… Prayed “How can I stay on track today so that I can achieve my goal of being…in…”
The way the human mind is set up, every time you ask a question, your mind has to give you an answer and you have all the knowledge you need inside of you. Use the power of your subconscious mind to learn how to lose weight fast and keep it off forever.
Related Posts
COMBATIVES – A Rose By Any Other Name, Part 2
The advent of World War I (the war to END all wars) brought warfare into a new and foreboding era of man-on-man murder and carnage. Air power, mechanized warfare, chemical warfare, and the widespread use of machine guns changed the face of […]
The advent of World War I (the war to END all wars) brought warfare into a new and foreboding era of man-on-man murder and carnage. Air power, mechanized warfare, chemical warfare, and the widespread use of machine guns changed the face of battle almost completely. However, the only fact remained that in the end it was STILL man against man in a desperate, brutal and deadly fight for survival. The static and stagnant lines created by entrenched warfare demanded new and innovative tactics and strategies. Among these was the advent of “raid” groups. Small groups of lightly armed men who ventured into “no man’s land” for the purpose of reconnaissance, probing, intelligence, prisoner capture, and psychological “demoralization” missions. The nature of the fighting under these conditions was popularized as “trench warfare”. This was a knife-to-belly melee. All kinds of convenient, specially designed and improvised close-combat weaponry were employed. While technological advances were being made in all other forms of warfare, this particularly unpleasant and vicious man-to-man fighting reverted to the most barbaric, primitive and bloody “methods” imaginable. As it has been since Cain killed Abel and as it will be until the last two humans clench their fists or sixteen stones in furious rage during the final tumult of the Apocalypse.
Encouraged by this, most military forces researched, developed, and implemented fairly comprehensive and rigorous training methods specific to hand-to-hand combat and “trench fighting.” The bayonet, knife (especially the trench knife), and hand-to-hand combat became major training doctrines along with advances in general physical conditioning and battle readiness. Unarmed melee methods were drawn from any and all sources of man-to-man combat. Boxing, wrestling, Savate, jiujitsu and any number of street gouging tactics and “rough and falling” kicks were employed. Those charged with the task of developing such training programs were well AWARE of the fact that NO SINGLE “focus” of combat was ENOUGH in an ACTUAL man-to-man battle to kill or be killed!
Punching, kicking, hitting, shoving, stomping, biting, ripping, throwing, tripping, choking, strangling, breaking bones, and the use of ANY and ALL weapons of convenience to close combat were EMPHASIZED! The above should meet and meet the “definition” of any of the MIXED martial tactics and techniques (even if muay thai or more accurately Siamese boxing and Brazilian jiu-jitsu were not included). And to be fair, I have books in English from the late 1920s and early 1930s that detail Siamese boxing pretty well. As an aside, one manual details Siamese-style boxers’ “favorite” attacks as being aimed at the liver with brutal kicks and at the throat while grabbing the hair with one hand and punching the throat with the other fist (NO gloves were worn on this one). time). Liver attack was fatal in many cases due to the widespread malaria epidemic which left the spleen swollen and distended even if it survived and made it a deadly focal point of attack. DEATHS occurred DAILY in these matches and were considered just a routine “trade” hazard.
The years after World War I saw an increase in self-protection “systems” designed and “marketed” for the average citizen. Law enforcement organizations also began to pay more attention to this area of training. This was just part of a move to increase the professionalism of law enforcement personnel in general. Virtually ALL of these “systems” advocated a well-rounded, well-balanced approach to personal combat. Elements of boxing, wrestling, foot fighting, and jiu-jitsu as a “mixed” toolbox of self-defense tactics became quite popular. Even methods that were primarily related to western boxing and wrestling maneuvers recognized that a well-rounded fighter MUST be able to BOTH effectively strike and grab. Other methods that promoted “jiu-jitsu” as a singular response to attack and self-defense advocated a “jiu-jitsu” WHICH was fairly comprehensive in its curriculum of punches, punches, kicks, and grappling methods. It would be VERY good to remember here, that despite all the “talk” about WE Fairbairn, during this period the Shanghai Municipal Police academy trained their recruits in BOXING – WRESTLING AND JIU-JITSU! Or as one SMP veteran put it …………………. “our training in this area was a MIXED BAG of physical skills” ! ! !!!!!!!!!!!!
There was virtually NO “authority” or “expert” in this field that did NOT advocate a “MIX” of punches/kicks and grappling either as a combined “method” or as uniquely found as in “real” Japanese jiu-jitsu. When it was “for all the marbles” NO ONE would be so short-sighted as to deny ANY and ALL possible methods of attack and defense. As far as “living life” training goes, the “free practice” jiu-jitsu (NOT Kodokan Judo) of this period allowed for pretty much ANYTHING. It includes atemi to almost ALL points of kyusho, including the testicles, the base of the skull, etc. The ONLY “advice” offered was NOT to hit HARD enough to KILL your sparring partner, SAVE that for “fights” against OTHER jiu-jitsu schools!
ONLY in the arena of combat sports did this division of methods, pitting one against another, become a somewhat popular pastime. The pairing of fighters against boxers, either against jiu-jitsu men, or Savate fighters against boxers (Biddle fought such a match while in Paris) was done under a constantly varying set of rules, for which became practically impossible to really determine. which “method” was superior, and even then, as some sportswriters at the time pointed out, what did ANY of this have to do with ACTUAL fights when NO rules applied? Even Jigoro Kano’s nephew got involved in promoting this kind of fighting between western boxers and native Japanese judoka. They were called “JU (as in Judo/Jujutsu) – KEN/KENTO (as in fist or fist fight)”. Even Choki Motobu, when asked if his Kempo-Karate was “superior” to boxing (after his KO of a Western-style pugilist) said that for his “method” to be used against a boxer, specialized training would be needed. specific to that type of combat. you have to start. Judoka interested in these JU-KENTO matches sought SPECIFIC instructions on HOW to make Judo work against boxing. An entire book on this subject was published in Japan in the early 1930’s. It is VERY important to remember that ALL of these matches had strict rules and regulations for participation! Few, if any, of these mandates would have had much to do with what one might do in a true Pier-Six street fight. As an example: Judoka were almost ALWAYS forbidden to use any method of ATEMIWAZA (punches, punches, kicks, head butts and smashes). However, judo “experts” of the time have argued often and in their writings that ATEMI would be the MOST preferable method of attack and defense in a serious matchup.
The bottom line here is simply this: For use in a REAL violent assault, NO ONE except a total FOOL would suggest an attitude or method that comes close to anything LESS than the ALL INCLUSIVE “anything goes” doctrine. As far as “sports combat” goes, NOTHING has ever been, or could ever be, conclusively proven to be superior to anything else. At one time or another, ANY of these various “methods” had BOTH large and impressive WINS and equally impressive FAILURES.
In the next installment, we’ll look at the World War II era and define the true meaning of the term “combatants”.
©2005 truthaboutself-defense.com
Does the wheel of fortune mean a turn for the worse during tarot card readings?
The Wheel of Fortune Card is the eleventh Tarot card of the 22 trump cards (Major Arcana) and is associated with the number 10. If you draw yourself during a reading, you may be looking at the ups and downs of your […]
The Wheel of Fortune Card is the eleventh Tarot card of the 22 trump cards (Major Arcana) and is associated with the number 10.
If you draw yourself during a reading, you may be looking at the ups and downs of your life thinking about how they have gotten you to where you are today. The Wheel of Fortune card is associated with destiny, destiny, the spiritual principle of cause and effect, better known as “karma”, and the life cycles of good and bad luck.
You may experience a change for the better when the storms of the past are behind you. This is the time when you will leave the past behind and be able to start anew while being armed with better knowledge and experience of the past.
In another aspect, you may be experiencing a turn for the worse and need to face challenges ahead that you have no control over because the universe has a better plan for you.
Sometimes we blame ourselves for the low moments in our lives thinking that we have brought them on ourselves while we see the positive moments as events that are not under our control. However, these are all just part of the natural cycle in our lives as we grow and learn. The Wheel of Fortune tells us that both are necessary and that without experiencing the not so good moments, we will not know which are the good ones.
Sometimes we may not get the jobs we want. We may not get the boy or girl we are in love with, sometimes we feel bad about our luck. If things aren’t going exactly as planned for you right now, you may need to look at the big picture.
The Wheel of Fortune says that the Universe may have something completely different in store for you. The natural rhythms of life may not meet your own expectations. And sometimes, it takes a crisis to see that for yourself.
As the saying goes, “As one door closes, another opens.” The same logic applies to the turning of the wheel and the changing of the seasons. Find ways to get back to work on your goals for the future while putting past disappointments and heartaches behind you.
Reflect on the actions you have taken and decisions made in the past that have led you to where you are today. By participating in your own destiny, you can determine where your next chapter will take you.
During times of adversity, stay positive and look for the positives. Soon you will see that your luck is about to change. What you see is what you reap.
If you are turning to the tarot cards for advice on something or someone to give you an answer, pulling out the Wheel of Fortune Card during a reading may indicate that an answer may not be so forthcoming. If you choose to make a decision on impulse, then it may be the wrong decision for you in the long run, as all the information is not yet in your hands.
A Story of Yoshisuke Aikawa – Founder of Nissan
Yoshisuke Aikawa was the founder and first president of the Nissan zaibatsu. He was born in 1880 in what is now part of the city of Yamaguchi. Aikawa graduated from Tokyo Imperial University in engineering and began working for Shibaura Saisakusho, the […]
Yoshisuke Aikawa was the founder and first president of the Nissan zaibatsu. He was born in 1880 in what is now part of the city of Yamaguchi. Aikawa graduated from Tokyo Imperial University in engineering and began working for Shibaura Saisakusho, the forerunner of Toshiba. He made a trip to the United States where he investigated malleable cast iron. When he returned to Japan, he established the Tobata Foundry in 1909, which is now known as the Hitachi Metals Company.
In 1928, Yoshisuke Aikawa became president of the Kuhara Mining Company, now the Nippon Mining & Metals Company. He created a holding company called Nihon Sangyo or Nissan for short. In the stock market boom that followed 1931, Aikawa bought controlling interests in more than a hundred Nissan subsidiary companies to create the Nissan Konzerne. This group included some of the most technologically advanced companies in Japan at the time.
In 1937 he moved to Manchukuo, eventually moving Nissan’s headquarters to Manchukuo, where it became part of the Manchukuo Industrial Development Company. As president and director, he guided all industrial efforts in Manchukuo and received bank loans from American steelmakers to support the Manchukuo economy.
Yoshisuke Aikawa disagreed with the political views of the Imperial Japanese Army and predicted that Nazi Germany would be defeated if a general war broke out. He also supported the Fugu Plan to settle Jewish refugees in Manchukuo. Forced by the Kwantung Army, Aikawa resigned as president in 1942 and returned to Japan. After Japan’s surrender, Yoshisuke Aikawa was arrested by the American occupation authorities and imprisoned in Sugamao Prison for twenty months on suspicion of Class A war crimes. He was released but during this time the Nissan zaibatsu had been disbanded.
After his release, Yoshisuke Aikawa played a key role in Japan’s post-war economic reconstruction, buying a commercial bank to arrange small business loans. The zaibatsu was reformed into Nichiyo-kai, Nissan Group.
Nissan Motors was a small side business for the Nissan Group compared to the core business of real estate. During the real estate crisis of the 1990s, the Nissan Group divested most of its real estate and gave Nissan Motors more independence, especially after Renault SA bought a 39% stake. Nissan’s turnaround can be attributed to CEO Carlos Ghosn, who took over in 1999. He severed Nissan Motors from Nissan keiretsu connections and debts.
Yoshisuke Aikawa died in 1967 of gallbladder inflammation and is buried in the Tama Cemetery outside Tokyo.
4 home remedies to remove moles at home
Let’s be honest. Not all moles are good to look at. And when they’re located on visible parts of the body (like moles on the face), they can be a huge source of embarrassment, often resulting in a loss of confidence and […]
Let’s be honest. Not all moles are good to look at. And when they’re located on visible parts of the body (like moles on the face), they can be a huge source of embarrassment, often resulting in a loss of confidence and self-esteem. This is why some moles must be removed at all costs.
How can you get rid of moles?
Mole removal methods range from simple topical applications to homeopathic treatments. Some of them can be administered at home in an instant while the rest of these methods need medical assistance to be effective. Treatments performed by dermatologists usually cost a lot. So if you want to save money, go the DIY route and opt for home remedies.
Here are 4 methods for mole removal at home.
1. Duct tape method
This is what you can do. Take the duct tape and cut off a piece that is enough to cover the mole and the surrounding region. To mask the duct tape, place a Band-Aid over it. You’ll be leaving the duct tape on the wart for a week or so, so you may want to change the Band-Aid from time to time. Remove the duct tape and, using an old nail file, remove the mole.
2. Aloe vera and banana peel
A few times a day for a couple of weeks (or until the mole is gone), you can try rubbing or soaking the mole with the tasty compound of aloe vera and banana peel. This works if you have a solid supply of bananas or aloe vera.
3. Tea tree oil and lemon essential oil
One drop of these essential oils is enough to get rid of these unsightly lumps in less than a week. With each drop, notice how the mole changes color and it should come off easily. When this method is not effective, you can try other natural treatments and procedures.
4. Apple cider vinegar
If you love apple cider vinegar, you can use it to create an effective wart treatment. Use it as a topical treatment every night. Put on nail polish during the day to prevent it from spreading. Remove nail polish at night and reapply cider vinegar. Repeat the procedure until the mole disappears.
These methods have limitations, especially on other types of moles. So if none of these methods work, you can try other commercially produced ointments and applications, such as salicylic acid. Or if you have time to see your dermatologist, a quick visit will definitely give you the answers you need on how to remove moles.
What is sports hypnosis and how does it work?
What percentage of your sports performance depends on what goes through your mind? What percentage of your training do you dedicate to the mental aspect of your game? Elite professional and amateur athletes are always looking for ways to give them that […]
What percentage of your sports performance depends on what goes through your mind? What percentage of your training do you dedicate to the mental aspect of your game?
Elite professional and amateur athletes are always looking for ways to give them that extra edge. They know that the discipline required to go faster, further and higher, to be more precise, more powerful or more agile requires mental toughness, confidence, commitment and courage. Every minute of performance is backed by hours of practice, gym sessions, careful nutrition monitoring, and rigorous rest and exercise programs. And the discipline required to sustain the rigorous program required to be an elite athlete begins in the mind.
After preparation comes performance on the sports field, and again, the ability to perform perfectly under pressure, build on achievements and overcome disappointments requires highly developed mental skills.
Since the unconscious mind is really the driving force behind most of our beliefs and behaviors, it makes sense that a technique that brings about changes at the unconscious level could be highly effective.
Recently, top athletes have turned to visualization techniques and hypnosis to prepare their minds for the discipline of practice and the rigors of competition.
Olympic gold medalist Mary Lou Retton used sports hypnosis to help her win many medals in gymnastics.
Tiger Woods has been a disciple of sports hypnosis since he was 13 years old. He uses sports hypnosis to calm his mind before golf matches.
The Russian gymnastics team has used hypnotherapists at the Olympics for years.
Others who have used hypnosis to improve their performance include former England cricket captain Mike Brearley, Mr Olympia Lee Haney and heavyweight boxing champion Mike Tyson. Tennis star Andre Agassi worked extensively with Anthony Robbins, using NLP and hypnosis. Phil Jackson, basketball coach for the Chicago Bulls, says they practiced self-hypnosis daily when he coached Michael Jordon and the Bulls to their six NBA championships.
Despite the enormous success that hypnosis has brought to top athletes, and its obvious effectiveness, it is still viewed with suspicion by some, mainly due to the “mythology” that surrounds it.
Most people are first exposed to hypnosis, either through a theatrical performance or through references to it in movies and television shows. In these contexts, hypnosis is usually portrayed as a magical ability that allows the practitioner to take control of other people and force them to do her bidding. While highly entertaining, it also raises fears in most people about what happens when they “go under hypnosis” and what might happen if they allow themselves to be controlled by someone who “plays with their minds.”
Of course, on stage or in the movies, the seemingly mysterious aspects of hypnosis are exploited for their entertainment value. The fact is that you are not “under hypnosis” as you would be “under anesthesia”, but you are very alert and focused. And the hypnotist cannot control you, but requires you to accept and comply with suggestions every step of the way. You can only be hypnotized if you want to be hypnotized, and the hints only work if you agree to follow them.
Another problem with the general understanding of hypnosis is that it offers instant success. Having seen in entertainment how the hypnotist seemingly instantly causes a behavioral change in the subject, the belief arises that in hypnotherapy the practitioner can flip a mental switch and negative behaviors from the past are instantly transformed into positive behaviors. Not surprisingly, with these high expectations and impossible claims that have entered the “hypnosis tradition,” the least credulous and most scientific person responds with some skepticism.
The truth about hypnosis is much more mundane, rooted in the natural operations of the mind. And yet, while working within the realm of the ordinary and natural, hypnosis delivers remarkable results effectively and comparatively quickly. But it is not possible to take a boy from school on the under 15C cricket team and out of therapy session acting like Jacques Kallis!
The surprising element of hypnosis is that it works with the natural powers of the mind. And because most people don’t realize how powerful the mind can be, when they see it demonstrated, they are overwhelmed and respond the same way they would to a demonstration of magic.
So hypnosis produces remarkable results using the spectacular power of the mind. But the way to do it is very common, natural and, in some cases, quite boring.
Hypnosis is based on the fact that when the mind relaxes from the Beta state of around 20 cycles per second to the Alpha state of 7-14 cycles per second, it is more open to suggestion. This, by the way, is something that everyone normally experiences on a daily basis as they drift in and out of sleep. A very natural process.
In this state, the critical faculty is suspended (have you ever had strange dreams?) and the subconscious mind can more easily receive suggestions.
These suggestions can be verbal statements, but generally, especially with sports hypnosis, they are visual suggestions that invite the person to see themselves performing at the level they want. Because the imagination is intensified in the hypnotic state, the person actually experiences the action in his mind, going through the same mental process that he would experience if he were doing it on the sports field.
Therefore, the power of hypnosis is that the mind believes that it is doing the action and therefore enjoys the same mental aspect of the training that it would enjoy in real life. The advantage of this process is that mental rehearsal can occur hundreds of times in a single hypnosis session without the accompanying physical exhaustion. The mind learns and adapts to the required behavior while the body rests.
Since all physical behavior begins in the mind, when it comes to performing on the sports field, the mind is well rehearsed to control physical behavior. As long as the physical body has been trained to perform the skills and cope with the physical requirements of the sport, the results are often exceptional.
More recently, advances in our ability to look at the brain through technology like MRIs have shown us how the brain changes based on what it experiences and learns. Discoveries in neuroscience, especially in the area of neuroplasticity, show that the mind actually “rewires” itself as it gains experiences. The more the experience is repeated, such as a thought or an action, the stronger the wiring becomes. These discoveries shed some light on how hypnosis actually works. By bringing an idea or concept into the mind in a highly focused way, and by repeating that thought in the absence of other distractions when the mind is open to suggestions, hypnosis is likely to help develop the neural pathways necessary for the new desire. . behaviour. And because the mental rehearsal required for “rewiring” can be done repeatedly in short periods of time without physical exhaustion, it becomes a highly effective technique for improving performance, motivation, confidence, commitment, and focus.
Hypnosis is not magical or unnatural. It’s not a strange experience as it uses a state of mind that most of us go into twice a day, and it’s not a high-speed cure. But if used correctly and within reasonable expectations, it can and does produce exceptional results and has been shown to change performance, behavior and attitudes where other methods have failed.
Caboose operations on your model railway
If you’re modeling any time period before the 1980s in your train layout, then you’re probably putting a caboose at the end of your trains. Do you know why a caboose is placed at the end of a train? The caboose served […]
If you’re modeling any time period before the 1980s in your train layout, then you’re probably putting a caboose at the end of your trains. Do you know why a caboose is placed at the end of a train? The caboose served a definite purpose, so if you want to operate your model railway like the prototypes, then you need to learn the ins and outs of caboose operations.
The purpose of the caboose was to serve as a shelter for a portion of the train’s crew. The driver and brakeman used the caboose as a viewing platform to keep an eye on the train while it was in motion and as an office to store essential paperwork related to the train. Inside the caboose is a pressure gauge to monitor the train’s brakes and a brake valve that could be used to stop the train in an emergency. The caboose even served as living quarters for the train’s crew when they were away from their home terminal. The interior was furnished with a table, benches, beds, a sink, a stove, and a refrigerator. The other purpose of the caboose was for train protection towards the rear of the train.
For successful caboose operations, you must have a dedicated “Cabose Track” at your main freight yard. This lane may be near the engine service terminal or next to the yard’s marshalling lanes. This dedicated track is used specifically for the storage and maintenance of your model railway caboose fleet. Ideally, caboose track would be double-ended rather than short-ended track. In this way, the yard locomotive can access both ends of the caboose track.
Many model railroaders enjoy changing freight cars in their designs. Adding caboose operations to your layout allows you to switch cabooses between Caboose Track and trains that stop at the yard. Prototype railways assigned drivers to a specific caboose. This meant that when a driver was called in for duty, their caboose was assigned to be attached to the train they were in charge of.
You can model a freight yard as a split point terminal where train crews go on and off duty. As a train pulls into the yard, the yard engine will have to pull the caboose out of the end and onto the caboose track. The locomotive in the yard will have to take the caboose belonging to the next assigned driver of the train and place it at the end of the train before it leaves the yard for its next destination. To do this, you will need to have enough cabooses in your layout to accommodate each train you plan to operate in your layout. You can then specifically assign some cabooses to eastbound trains and some cabooses to westbound trains.
You can even run a train in your yard with two or three cabooses at the end. The only caboose with a real crew inside will be the one at the end of the train. Additional cabooses on the train are brought to your terminal for storage in anticipation of an influx of freight traffic due to a particular shipping season for your model railroad (ie perishable fruit or cattle runs).
These are just some of the ways you can increase their interest in operating your model railway. It’s a good way to justify buying additional cabooses to expand your fleet. Adding realistic caboose operations to your model railway will provide a purpose for placing a caboose at the rear of the train other than the “it’s the right thing to do” approach.
New York sweaters you come back in
Home ownership is a relatively rare and peculiar thing in New York City. In a nation made up primarily of homeowners, the city stands out: More than two-thirds of its households are made up of those who rent, rather than own, their […]
Home ownership is a relatively rare and peculiar thing in New York City. In a nation made up primarily of homeowners, the city stands out: More than two-thirds of its households are made up of those who rent, rather than own, their homes.
The differences aren’t limited to ownership rates, either. Like the rest of the United States, New York has its single-family homes and its row houses. It also has condominiums, in which individuals own their apartments while the common areas are shared. But, to a degree unprecedented in the rest of the country, New York’s housing stock also includes cooperatives.
Cooperative buyers technically do not own real estate at all. A co-op, which is almost always an apartment, consists of shares in a corporation that owns the apartment building, combined with a “property lease” that allows the owner to occupy an apartment indefinitely as long as they honor the lease. op rules
In many parts of the United States, the rules that New Yorkers accept as part of big-city life would be seen as an almost unbearable intrusion. You cannot buy or sell a cooperative apartment without the approval of the cooperative’s board of directors, which often denies that approval and is not required to give any reason for doing so. During the housing recession, some cooperatives had an informal policy of blocking sales because they thought prices were too low; Board members who had paid higher prices during the boom years didn’t want to acknowledge that their own homes had fallen in value. When a cooperative approves a sale, it also often diverts part of the proceeds through a “reverse tax” it imposes on the transaction.
Many cooperative boards limit the amount of financing a buyer can use. Some, especially in Manhattan’s prince buildings, only allow cash transactions. Some cooperatives appreciate the prestige that celebrity buyers can bring; others detest the paparazzi and the onlookers they might attract.
You’d think the city would give co-op owners a break, considering all the hassle that comes with this quirky New York institution. But you would be wrong. In reality, the structure of the New York State property tax system penalizes co-op and condo owners. Your property is taxed at a substantially higher fraction of its fair market value than individual homes. (In most states, tax rates are based directly on fair market value, with possible differences in rates depending on whether the property is a primary residence, a second home, or some other type of real estate. New York is, by the state’s own choosing, description – Byzantine, fragmented, and inefficient, as well as one of the most expensive in America.
For the past 15 years, the state has offered relief to co-op and condo owners, both in the city and its suburbs, where most of the rest of New York’s multifamily housing is concentrated. This relief came in the form of a tax relief that directly lowered tax bills for most condo owners. Cooperative owners could only benefit indirectly, because cooperative property taxes are paid by the cooperative corporation, rather than by the owners of the units. Most of the co-ops pocketed the reduction money, but since the reduction helped defray building maintenance costs, unit owners still benefited.
Now, however, the state has tightened eligibility rules for the reduction in a way that will likely trick many ill-advised homeowners into paying state and local income taxes that will cost far more than the reduction is worth.
On the other hand, the new rules will likely mean more business for New York probate attorneys. Given the way the New York Legislature operates, aggressively seeking maximum revenue while doling out favors to well-connected interest groups, these byproducts of downsizing reform are probably no mere coincidence.
As The New York Times reported, Gov. Andrew Cuomo signed legislation earlier this year that will restrict co-op and condo reductions to owners who declare the units as their primary residence. (2) If you own a cooperative apartment in, say, Manhattan as a second home, you’ll pay a higher tax rate than if you owned a private home of equal value in Riverdale or Jamaica Estates. Those detached houses do not need to be primary residences to qualify for their favored tax treatment.
Owning a cooperative or condominium through a trust or limited liability company also does not qualify, although the city may make allowances for trusts whose beneficiaries can show they use the home as a primary residence.
Many second-home owners likely realize that filling out a form or making a phone call is a small price to pay for a tax break that could be worth a few thousand dollars a year. It is a move that I am sure many will regret.
The property tax exemption can be changed or canceled at any time. However, under New York’s draconian income tax policies, it is very difficult to give up membership in New York’s highly taxed “residents” club. You can try to get out, but they put you back in.
Suppose you have a house in Connecticut and an apartment in Manhattan. If you list your apartment as your primary residence, New York State and New York City will treat you as a resident and you’ll pay income taxes to both of them on all your income. If you still spend most of your nights in Connecticut, that state will also treat you as a resident. At most, each state will give you credit for the taxes you pay on wages earned in the other, but all of your investment income will be taxed by both states and the city.
It gets worse. Let’s say you move to Florida, sell the house in Connecticut, but keep the apartment in New York. Perhaps you spend most of your time working from your new home in Florida and only come to Manhattan occasionally for meetings or to visit friends. Having already declared New York as his domicile, the Empire State will continue to treat him as a resident even if he is only there a few days a year. The state system for adjudicating tax disputes is heavily biased in favor of the tax collector. The only reliable way to get rid of that New York address will be to get rid of the New York home.
Owning a condo in your own name will ensure that your estate must go through the New York probate process. His will then becomes part of the public record. Many property owners put their properties into trust or limited liability companies to avoid the cost and public exposure of probate. The new property tax reduction rules will lure some unsuspecting homeowners into New York’s probate system. In addition, direct ownership of real estate will also attract some out-of-state owners to the New York estate tax system.
Do you have to apply for the reduction under the new rules? Sure, if you’re a die-hard New Yorker you could never imagine living anywhere else. In that case, take what the law gives you.
Everyone else: watch out. You may not want to look a gift horse in the teeth, but if the horse is made of wood and someone leaves it outside your castle gate, think very carefully before bringing it inside.
Sources:
1) New York State Department of Taxation and Finance, “New York Property Tax System”
2) The New York Times, “Tax Cut Changes Affect Many Unit Owners”
Related Posts
Heating and cooling your log home
Needless to say, our ancestors didn’t care too much about heating their log cabins. Large fireplaces had no problem heating one or two rooms in which they lived. Of course, now that log homes are family-sized, people are often under the impression […]
Needless to say, our ancestors didn’t care too much about heating their log cabins. Large fireplaces had no problem heating one or two rooms in which they lived. Of course, now that log homes are family-sized, people are often under the impression that there is something different about the way they are heated, and the good news is that a standard system will work just as well in a log home. logs as in a traditional structure.
Almost all log houses are built with at least one chimney. Initially we thought our beautiful soapstone wood stove would heat the entire house and we would use our forced air propane heat for backup. Unfortunately, we were all wrong. Because we have a cathedral ceiling with a large loft, the heat from the stove goes directly upstairs, requiring two ceiling fans to recirculate the hot air. We expected this, but we also thought that the heat would spread sideways into the rest of the open space (dining room and kitchen). Not in your life! Even sitting on the couch about 15 feet from the stove, I need a quilt. I am uncomfortably cold in the kitchen. I think if we had a regular ceiling, the heat might have gone where we expected, but the volume of the cathedral ceiling messed up our calculations. Also, the soapstone stove is designed to run 24/7, and because we both work for a living, the stove doesn’t come on until evening. This wood-burning stove needs to heat up slowly at the risk of cracking the stone, so that when it’s actually cooking, we’re ready for bed.
Old fireplaces traditionally sucked in all the hot air in the room, but modern designs are more efficient at recirculating heat. The most energy efficient chimney is built in the center of the house, so that the heat from the chimney is not lost to the outside. Outdoor fireplaces can create drafts if the fire is extinguished, making it more difficult to start a new fire. If you are planning multiple fireplaces, placing two of them back to back (facing adjoining rooms) will give you the opportunity to build a fireplace with two flues. Or you can put a chimney over your oven, again allowing two flues in the same chimney. A direct vent fireplace will eliminate the chimney, but you’ll have to figure out how to hide the vent in the outside wall. Or, if you’re using a wood stove, you can run the pipe through the wall and straight out, building a box around the pipe to simulate a fireplace. Depending on the look you want, you may want to leave the pipe inside the room and send it through the ceiling. This will give more heat.
It’s a good idea to consider your heating and cooling needs early in the design phase. Although log houses are naturally energy efficient, it is not advisable to skimp on your system. You may be able to heat your entire home with a large fireplace or wood stove, but the municipality will likely have minimum standards to meet before issuing a building permit. Also, you need to consider the resale value. I know of one person who tried to sell a million-dollar handmade log home with no oven, and as you might suspect, the buyer never showed up. The house was listed as unfinished, and installing the heating system after the fact was too daunting a task. A similar problem exists if you try to escape without central air conditioning. Yes, log homes stay cooler in the summer, but those August “dog days” can give you a perfectly miserable night’s sleep, and a potential buyer probably won’t be as forgiving as the original owner. In fact, our mortgage company wouldn’t even consider a construction loan if we didn’t include central air conditioning.
If you want to conserve duct space, you can use forced air heat, with the same ducts serving the air conditioner. Propane or oil are often the fuels of choice in rural areas. If interior wall space is limited, there are companies that specialize in very small high pressure duct systems that fit into tight angles; these systems generally require a much higher initial installation cost. When using traditional ductwork, you want to keep angles to a minimum, so it’s helpful to design first floor walls that will conveniently carry air directly to the second floor. An open floor plan offers a challenge, because you have to keep in mind that the rooms above you need to be heated in some way, and you’ll need supply and return vents to create efficient airflow. If you want to use full log interior walls, you’ll have to find another way to run the ductwork, electricity, and plumbing. We made that mistake and there are not enough vents in our bedroom. The air is stale in the summer, even with the windows open.
Where do the winds go? Since all of our exterior walls are lined with logs, many of our vents were placed on the floor. If your interior walls are drywall or tongue and groove, you can place the vents where they normally go. One thing I wish I had done was go over the plan with the HVAC contractor, because he put the vents in the places I thought were the most inconvenient. Sometimes it can be avoided, and sometimes it cannot.
If you’re concerned about energy and prefer to leave your thermostat all the way down, you’ll find that the south side of the log home tends to be warmer than the north side. Because the sun tends to sink closer to the horizon on a winter afternoon, it is advantageous to place large windows facing south; During the summer, the sun will come through the roof, so it won’t overheat your house. However, you may find that the north side of your house, which receives no direct sun at all, could be noticeably cooler. The best solution is to install underfloor heating (if you can afford it). Although this system requires a boiler instead of a furnace, underfloor heating distributes heat evenly throughout the house, eliminating north-facing blues. With underfloor heating, you have to keep the thermostat stable all the time; the system is not designed to turn off when you go to work. In addition, you can also use the boiler to heat hot water, eliminating the need for a hot water heater. On the other hand, you will still need to install ductwork for the air conditioning.
In general, the same considerations apply as in normal construction. We thought we could get by with a single heating and cooling zone, but in hindsight, two zones would have solved a lot of problems. In the long run, it’s cheaper to do it right in the first place. Retrofitting a log house is not going to be a piece of cake!
Are alternative energy hybrid vehicles the vehicle of the future?
Alternative energy cars have become a hot topic as the price of gasoline continues to rise. The most common type of alternative fuel car is the hybrid car, but others, such as ethanol-powered cars, are gaining ground. Another type of vehicle can […]
Alternative energy cars have become a hot topic as the price of gasoline continues to rise. The most common type of alternative fuel car is the hybrid car, but others, such as ethanol-powered cars, are gaining ground. Another type of vehicle can run on the same oil used to cook French fries at McDonald’s, and this is a biodiesel vehicle.
Hybrid cars are considered alternative fuel cars as they combine electricity with gasoline to produce better fuel economy. While efforts to build alternative fuel cars have worked in the past, gasoline-powered cars succeeded because of power and speed. In earlier times, a hybrid car would probably only go 25 miles per hour, and that pace could only be reached after about 10 minutes. As a result of pollution and the persistent rise in fuel costs, the auto industry has been pouring money into alternative fuel vehicles.
Although one would assume the technology would be the same, there are many different types of hybrid cars. The electric drive portion of some alternative fuel hybrid cars is used to present an additional boost to the car’s engine when starting the car or when it is running. Many other hybrid cars use electric power to operate the car in stop-start traffic. Hybrid cars are getting more powerful compared to what they were when they first came out. Along with technological advances, power should continue to improve, as well as fuel economy.
The auto industry would like to make better alternative fuel hybrid cars, so they focus heavily on being able to maintain power while also working to increase gas mileage. Truck owners need hybrids too, so the hybrid lineup is moving in that direction as well. There’s certainly plenty of power in these hybrid trucks, plus they have better gas mileage and can power power tools. It may be hard to say at this point what will happen to the hybrid car in the future. Perhaps supply and demand will win, and higher-priced energy will be pushed out by lower-cost fuels that are more available and burn cleaner. As hybrid cars constantly improve, they will continue to be widely used.
These types of cars will continue to increase in power and gas mileage even as they reduce the amount of pollutants in the air. We have a requirement for cars that use alternative fuels, but its creation has not caught up with ordinary vehicles and that is why prices have not come down. The purchase price of these alternative fuel vehicles starts around $20,000, but the US government is offering a tax incentive to buyers and they are pouring money into alternative fuel cars as well.