Forum: September 2005
September 30, 2005
Looking fro Examples of Lincrusta
I am working on my graduate thesis for Columbia University, and am desperately looking for row houses in Brooklyn that contain the wallcovering lincrusta. Any information anyone has would be great. All I need is an address and a few pictures.
cmb2118@columbia.edu
September 29, 2005
Carpenter for Door Repair
I am looking for a recommendation for a carpenter to repair a cracked frame in my door (due to a fireman needing immediate entry) I am putting new locks in and the locksmith said we should have the spot repaired for best installation of the lock. This would involve some molding repair as well. Not fancy, craftsman type work, but someone who would do a decent job at a good price.
Steam Heat Specialist
I'm desperate to find a heating guy who specializes in Steam Systems. I start to lose hope when I have a plumber/heating specialist come look at my steam system and they treat it like it's a Hot Water system. Basically, I'm looking for regular seasonal service as well as someone who can address some venting/balance issues I'm having with the system. Any suggestions?
Thanks
September 28, 2005
Looking for Lime
I'm wondering if anyone knows where in Brooklyn I can buy lime mortar
or hydrated lime.
Painter for Apartment
I am looking for a painter in the fort greene area. I just bought an apartment that I want painted well before I move in and have heard a thousand horror stories about bad paint jobs. At a later date I will also be looking for someone to make high end bookshelves...
Any thoughts?
Thanks so much,
Chimney Sweep
Hi, we are looking for recommendations for a company or individual who can come to clean the fireplaces in our 4 apartment co-op.
Thank you.
September 27, 2005
Permits without a GC or Architect?
Hi! I'm about to renovate my brownstone and it requires lots of work, I was thinking to do most of it myself as far as demolitions and plastering, drywalls, finishing...and then getting an electrician and a plumber for their work. How do I get the work permit if I'm not using a GC, I heard that you can get one as a owner but when you are doing small changes, which is not my case. anyone as any answers? Thank you very much!
September 26, 2005
National Architectural Trust
I don't recall seeing any discussion of the National Architectural Trust on this site. Has anyone used them to donate a facade easement? Any IRS problems? (There was a 12/12/04 NYTimes article indicating that the IRS viewed these easement deductions as excessive as the facades in question were already protected from changes by Landmark laws.)
Interpreting Liens
If Property Shark shows judgments/liens on a property for sale, what exactly does this mean for the prospective buyer? Why is the NYC Bureau of Highway Operations frequently listed as a creditor on these reports?
Good Plasterer for Stairs
The walls of the hall/staircase in my Cobble Hill brownstone were covered with a hideous faux stucco something in the ‘60’s. The surface looks like a choppy ocean. Does anyone know a good plasterer who can skim coat them and/or repair old horsehair plaster that is beginning to crack? Many thanks
Financing Purchase and Reno
We are moving into the contract phase on a house in the slope that needs close to 300 thousand worth of work, about 1/2 for maintenance and mechanical issues and then 1/2 for inside finish out. We have bids for the work, but wanted advice on how you buy a house that needs work. What type of mortgages do you ask for? Do you take a mortgage to buy the house and then one to renovate the house? I know their are construction loans - are there loans for those of us that are buying houses that need immediate renovations? Do you need to submit contractors bids - architectural plans?
Garden Center Recommendation?
Can anyone recommend a moderately priced garden center in Brooklyn? I live in Fort Greene and we have a couple cute small garden shops, but they're expensive. I'm wondering if there are large garden centers further out in, Brooklyn, similar to those you find in the suburbs.
Replacing Vinyl Siding with Wood
Hi- I was wondering if anyone with a frame house, knows how much it would cost to replace vinyl siding with wood clapboard and replace trim around windows to bring it back to how it looked originally?
Painting Porcelain Tiles
I am about to lay floor tiles (i think they have to be porcelain) on a new patio deck. My plan is to have the main tiles a terra cotta color and accent them with 2x2 tiles that I want to paint myself with a pattern/flower etc. Problem: don't know what materials I need. what kind of tile, does it get fired before or after I paint it? what kind of sealer, if any, after it's painted. Any advice on what materials to use as well as where to get it would be greatly appreciated.
Anderson Vs. Pella?
Anderson vs. Pella -- can anyone offer recommendation/comments?
Considering using Arthur Coppola's company: Allbrand Commercial Windows and Doors, Inc at 951 Third Ave in Brooklyn. Anyone have any experiences with them?
Cost for Reno
We have a bid in on a house but, don't want to buy it unless we can convert a 3 car garage into a studio (we're artists) and add a 10 foot extension with 10 foot ceilings to the garage. The garage is currently brick 16' x 23' with roof that slopes with the lowest point at 8' tall. We would like to know the most we could end up spending to do this. Also, we know we can build out from the house 650 square feet but, we don't know if we can build out from the garage. can anyone help with these two questions? The house is in Kensington, Brooklyn.
Part-time Super
I live in a small six unit co-op. We have just split from our management company. Does any one know of a part time super who would primarily be responsible for taking out the trash and keeping the exterior clean and shoveled in the winter? What is the going rate as well? This would be for the Gutteberg area, one block away from Blvd East.
High End Restoration Contractors
I'm a finish carpenter moving to Gowanus from Boston this week and looking for a lead on respectable, high end restoration contractors in the Brooklyn area. If you've used anyone you thought does decent work and can pass along any contact info, that'd be great.
Reupholsterer
Can anyone recommend a good reupholsterer who will make house calls and bring fabric swatches? I have a couple of midcentury modern pieces that need an overhaul. Thanks.
Glass Installer
I'm trying to find a brooklyn-based glass installer to install some interior plate glass. The project I need done would involve the installation of glass which is flush with part of a wall/ceiling with crown molding - so that the glass will have to be cut somewhat precisely. I'm having difficulty finding someone willing/able to do such work. Any suggestions would be appreciated.
September 23, 2005
Architect Wanted for Condo Development
I am looking for a recommendation for a good architect to work on a project in Carroll Gardens. The project is a two story 2200 sq ft addition to a 3 story townhouse and to convert the building into condos. Any leads would be appreciated.
Roofers - A. Malek?
We're looking to get a new roof put on our brownstone including completely removing the old roof. All the roofers we've talked to so far only cover existing roofs with more and more layers. Does anyone know of a roofer who can start from scratch? Has anyone used A. Malek? We see they're signs everywhere but aren't sure if that's because they're good or because they're usually listed first alphabetically.
Stripping a Cabinet
I want to strip a cabinet and the moulding in my kitchen that has been painted over many times. No doubt some of the more ancient layers are lead paint. Does any one have any advice as to how to go about this task? The cabinet is really great and is part of the pre war apt. I feel it's defintely worth the work to save it.
Stoop Railing Repair
I'm in need of costing out a job to either repair or replace (to match the original) the iron "stoop railing" running up both sides of my brownstone's front stairway and along the sidewalk. The only name I've heard from people is the Piccolo guy, but other posts on this site suggest I should keep looking. Does anyone know who else does this kind of work in the Park Slope area? Thanks.
Woodworker for Bannister and Spindles
Looking for a good but reasonably priced woodworker who would strip and refinish 3 stories worth of banister and spindles. Anyone know how much I should expect to pay for such a labor intensive job?
Ironworker for Spiral Staircase
looking for a good iron worker who could make a spiral staircase to be attached to a deck. thanks for any references
Light Fixtures for Sale
We have three light fixtures that we changing from use in our home. They went in with the renovation(3 years ago), but we have changed our use of the rooms they were in (too delicate for the kids random projectiles). All custom made by Illuminaria Lighting(sp?) in Lower Manhattan. Attached are pictures. Needless to say, they are all working (as you will see in the photos) before being taken down, and we will guarantee as such.
Prices are $150 for the light above and $100 and $125 for the 2 others. Email for other pics and more info: davidcbowen@gmail.com
September 22, 2005
Tiling Staircase Risers?
I have it in my head to tile the risers in my staircase. However will that look stupid if the treads (e.g., the part you walk on) are wood? If so, does that mean that the treads ought to be stone?
Clinton Hill Neighborhood Advice Wanted
I'm about to begin a home search in Clinton Hill, but I'm not very familiar with the nabe. Which are considered the "prime streets" in CH? Is the area around Pratt highly desirable?
September 21, 2005
Alternative to Red Oak Floors?
I'm redoing my floors and want to find an alternative to the ubiquitous red Oak. Has anyone experiences with Maple or Ash? I hear Maple has a tendency to shrink more than oak and also shows the gaps more readily. Ash I don't know know much about but like the color.
Mason for Stoop and Limestone
We're looking for a masonry company to do some work on our stoop, specifically adding limestone tops to the steps and a limestone slab on the bottom landing. Any suggestions?
Space for Arts Center Wanted in Prospect Hts
Trying to find a miracle of a space to create something amazing in an area I've grown to love (Prospect Heights). I want to run a local arts/event space, one that would have good atmosphere and fun parties and art from local artists. No thumping techno, but great live music. Yoga and dance classes. I want to make my living room the community's arts center and a great location for private parties.
Looking for about 2000 sq ft at $1/sq ft, live/work, with a sympatehtic landlord who would understand what I'm trying to do and possibly give a break on the rent for the first 1-2 months to rebuild into something beautiful. Must have roof access or backyard, 2 exits a plus. Storefront w/apt above also possibility. Would prefer direct/no fee. This is the kind of space that revitalizes a neighborhood (in a good way--no hipsters here). Please help!
CL "wanted" ad: http://newyork.craigslist.org/brk/hou/98359171.html
September 20, 2005
Heating Contractor
I'm looking for a heating contractor to look at my gas furnace in a recently purchased building. I think it works but it's kinda scary. Anybody know anyone?
September 19, 2005
Reviving Damaged Floors
My brownstone floors have been harmed by wet mopping them. I have pets so stripping the floors and reurethaning them is not doable right now. Is there anything else that I can do? Has anyone tried that product from next Ten called Floor Revive?
Thanks in advance
Cost Rising for Small Bathroom
Contractor keeps finding problems and the bill is mounting for a relatively small bathroom....am I getting screwed if we are now approaching $22K?
Custom Radiator Covers
Can anyone recommend a carpenter to build and finish/stain radiator covers that match existing woodwork/wainscotting?
Price for a New Roof
I live in a typical 21X45 brownstone, and I need a new roof. Kamal Construction (which has done several complete browstone refacings on our block, all quite nicely) quoted me $2000 for a "regular" roof and $2800 for a rubber roof. Questions:
-- Is a rubber roof better? Why?
-- Does $2800 sound like a decent price for a rubber roof?
-- Anyone have any experience with Kamal?
I'm inclined to pay Kamal the $2800. Sounds like a fair price, and seems like he does good work. Just wanted to make sure I'm not getting taken for a ride...
Skylight Suggestion -- Fast!
Due to the language barrier with my roofer, he mistakenly thought I wanted to remove my top floor skylight and have my contractor put in a new one. Now I have a huge hole in my roof. Where would I find a Chicken wire Skylight or mildly inexpesive comparable nice Skylight?
Brownstoner, maybe you can send some suggestions. I see you have a nice one on the renovation blog.
Help needed fast b/4 the next rain storm.
White Worms?
In tearing up water damaged wood near the first floor against the foundation of the house, we discovered small white worms in the wood- probably termites- does anyone know for sure? and can anyone recommend a good, knowledgeable, reasonably priced local exterminator who can get it done asap?
Asbestos Removal
We have asbestos insulation in our brownstone. We got a quote to remove it that seemed too expensive. Is there someone locally who does this type of work. It is just in our cellar. My guess is just one days work.
Assechary Attorney
We just changed our 11 unit building to 4 unit building. Anyone have names of an assechary to get our taxes lowered.
September 16, 2005
FAR/AIR RIGHTS/EXTENSIONS
I own a 4 story brownstone. Building size 20x40, with a lot area totaling 1587 sq ft. My FAR according to Property Shark is 2.43 which gives me 3856 sq ft of total buildable area. Also according to Property Shark, about 3600 sqft has been used leaving me with about 250sqft left to do any additional work like an extension. Shouldn't I have about 650sqft left to my discretion? How can I find out if the previous owner sold some of my air rights? How can I purchase more air rights?
Stripping Old Paint
I re-read the August 2005 forum on stripping.(http://www.brownstoner.com/cgi-bin/mt-comments.cgi?entry_id=1526) I am thinking of doing some sample stripping myself so I can find out whether the wood is worth trying to get to a wood finish, or whether it is NOT worth it and I should instead invest in a nice clean new paint job. But – should I be concerned about LEAD in the paint that I am removing? How do you ensure safety with the heat gun or Peel 6/7 routes?
(The wood in question is located at the door and window moldings, and the window shutters that have been nailed shut and painted over)
Wall Repair
Our back wall is badly in need of repair but I'm confused about the correct route to take. In addition to missing mortar between the bricks, there's also a lot of old cement on the surface. One contractor says it's impossible to remove all the cement and to attempt this would damage the bricks. He recommends removing some of the cement, repointing where necessary, and then painting with thorocoat. I'd prefer to completely repoint and let the bricks be revealed in all their glory -- but not, of course, if that would create more problems than it would solve. Any advice?
September 15, 2005
Destination Real Estate
I’m wondering if anyone has used Lawrence Roberts or Destination Real Estate as a broker and if they were successful in buying or renting?
Direct-Vent Boilers
Has anyone heard of a direct-vent boiler/furnace, and could anyone tell me:
1) Do they meet code in NYC?
2) Are they noisy (inside and/or outside)?
3) What are the best makes and are there any makes one should avoid?
4) What's the best way of venting them?
5) Are there any difficulties with respect to window clearances?
6) What are any other perils and pitfalls I should be aware of?
September 14, 2005
Lead Paint on Back of House
Has anyone had to deal with lead paint on the back exterior of your brownstone? If so - did you elect to remove or encapsulate? Any recommendations for reasonable abatement companies?
Engineer/Roofer
Hi, we’re a small coop in park slope and have a roof that needs repairing. Have gotten different opinions as to extent and urgency of repair necessary and would like to consult with an engineer. Can anyone recommend a good one? Also, if anyone has had good experiences with roofers, we’d appreciate that too! Thanks.
September 13, 2005
Contractor for Small Jobs
Can anyone recommend a contractor to carry-out some small jobs? We have shelving that needs to be pulled out of the wall and reconfigured, closet doors to be replaced etc.
Repairing Exterior Veneer
I have a front door with the veneer cracking off. Too far gone to glue or repair the veneer. Can it be removed and the door then be painted? If so with what kind of paint.
Thanks
September 12, 2005
Repairnig Slate Sidewalks
The city has sent several people on our block notices to repair our sidewalks. Some of us want use slate. Has anyone had their sidewalks repaired using slate and can anyone recommend a contractor.
Building an Extension--Cost Estimate?
I'm thinking of adding a small room to our 3-story carriage house by extending out. The room would be approximately 16x7. Any idea how much it would cost? Ballpark?
Removing Load-Bearing Walls
My wife and I are considering purchasing a 20 foot wide brick house. It is currently configured as a 3 family. It's obvious to us that we will have to renovate it and ideally we would like to take out the wall that currently runs the length of the house next to the stairs on all three levels. I suspect that this wall is load bearing and that this will require some structural supports to do. Has anyone had experience with doing this? Is this even possible? Does anyone have any idea how many pesos we would need for this kind of an adventure (On all three floors). I know we would need an architect and a structural engineer for all this, I just want to have a ballbark sense of what's involved.
Thank you.
September 9, 2005
Chimney Repair Advice Needed
I had my chimney cleaned in a five story brownstone.. They told me it needs to be relined. I had a second guy come out and he basically told me the same thing but at much higher price. The two options would be to reline with stainless steel or to do a complete demo. One explained that the consequences of not relining could be quite dire, while the second gave me a bit of a hard sell. I wanted to know if anyway has any experience in having this done. One question is if this is something all chimneys guys tell you needs to be done? Or is this something that can be put off to a later date as I have other pressing repairs to do?
Schnall & Schnall
Can someone please give me contact info on this architectural/expediting firm on Atlantic Avenue? I can't seem to find a website. Also would be interested in hearing how people's experiences have been with them.
Thanks
Stuyvesant Ave. Architecture Firm?
Has anyone work with that architecture firm on Stuyvesant Ave. in Bed Stuy? what's the good word?
September 8, 2005
Condo-ing a Townhouse
Does anyone have any ideas/tips on how to convert a brick townhouse into a condo? What the time frame is, procedure, costs, filings, people involved etc... ?
Alarm System Recommendation & Advice
I am looking for a good alarm system. Any suggestions? Also wondering how much will the installation will tear up my house.
Looking for a Lawyer
Hi! We just had our offer accepted for our first apartment (!) and need to finally start dealing with the whole rest of the process. Any suggestions for a good, reasonably-priced lawyer? Any idea of how much we should expect to be spending? (It's just a one bedroom coop.). Thanks so much!
Jacking Up a House
Hello. Wondering if anybody has any experience with jacking up a house that is noticeably sagging in the center. I think it's probably sagging about 7 inches. We could maybe live with it in some places, but in other sections of the house it's really bad. Have heard you can slowly jack up a home, but that it could damage the existing finishes (floors, walls, cabinetry.) We have to redo the walls, but the floors are drop dead gorgeous parquet and it's dripping with details, so would hate to lose them. If this is not a viable option than are there other solutions that might like making the woodwork appear to be straight? And of course we need to know right away because we are about to go in to contract. So thanks in advance for your responses.
Duplex Layout
We are looking to renovate a duplex in a soon-to-be former SRO. The duplex will be the garden and parlor levels. Any insight as to layout - bedrooms on lower level and kitchen and living space on parlor level? Other configurations? Which entrance is most functional? What do you think works best for aesthetics and flow? Thanks in advance.
ISO Front Doors
I am looking to get a new set of front doors for my brownstone. Any ideas where to get ones that are in decent shape? Ideally, I would like the ones that form an arc at the top -- would rather not have to have a transom.
thanks.
Decent Electrician Needed
Does anyone have a referral to a skilled reliable and reasonably priced electrician. I need to have a new thermostat installed and several light fixtures. I care more about the skilled and reliable than the reasonably priced.
September 7, 2005
Plaster Molding Restoration
I am interested in plaster molding restoration. My home has a very ornate ceiling that needs replacement of some elements of plaster molding. Do you have any recommendation of individuals who have done this type of work?
September 6, 2005
Legal Safeguards for Partnership
I need advice on how to proceed. I have friend who I would to invest with. He is to purchase 2 properties for under market value from an agency. His name/property management company must appear on the deed, he cannot sell the properties for minimum of 36 months. What safe guards/legal agreements should I try to put in place to order to invest/co-own these properties.
Brownstone Elevator Installation
I am looking for some advice on installing an elevator. We will soon be having elderly grandparents living w/ us, and I feel that we need to have an elevator installed.
Who specializes in this kind of work? How much should I expect to spend? How obtrusive are such elevators?
Radiator Covers
Does anyone have local recommendations for ready-made radiator covers that are decent quality, but not too expensive? Or else, wood workers who are reasonable?
Thank you.
Designers/Architects for Brownstones
I am planning to renovate/remodel the interior of a Brooklyn Heights brownstone that has been badly neglected. Specifically, I am interested in renovating (remodeling?) the parlor floor apartment (to start with). I am looking for recommendations for Interior Designers/Interior Architects that specialize in brownstones. Any help or suggesions you could provide is GREATLY appreciated.
September 2, 2005
Dealing with Lead Paint and Asbestos
My husband and I are going into contract on a beautiful brownstone in Bed-Stuy and we just got the dissapointing (but somewhat expected) report that the place has both lead paint and asbestos. I am looking for any advice, comments, and price estimates on dealing with this. Money is an issue, but it is very important to us that we deal with this in a safe way as I am pregnant.
Plaster Ceiling Repair & Painter Recommendation
A small area of our ceiling sustained some water damage and now needs to be repaired/plastered. In addition, once this patch is fixed, the whole ceiling needs to be repainted. Can anyone recommend a good plasterer/painter for this kind of job?
September 1, 2005
Plumbing Costs
Does anyone know what the unit cost for rough-in plumbing is supposed to be? I just an estimate back and it's astronomical!
Repairing Water Damage
A small area of our ceiling sustained some water damage and now needs to be repaired/plastered. In addition, once this patch is fixed, the whole ceiling needs to be repainted. Can anyone recommend a good plasterer/painter for this kind of job?
Mortgage Rate Shopping
How much shopping around do we do to get the best rate? Are rates close to bankrate.com available or are those just "promos" that no one really offers.
Brownstone Stoop and Facade
A neighbor recommended Edson for brownstone work - she had the stoop done decades ago and it still looks like new. Does anyone have experience with Edson's recent work or any recommendations for other brownstone contractors? We need our stoop and garden floor facade redone on a brick-and-brownstone in Carroll Gardens.
Sealing Marble Counters
A while back on the Reno blog someone mentioned that we should seal out marble kitchen counters so they don't get stained by acidic things like lemon juice. How should we do it?