Forum: January 2006
January 31, 2006
Seeking Carpetting
I'm getting ready to sound proof a basement studio in Greenpoint for use as a green screen movie set, and I am hoping there's someone out there pulling up their carpetting during a reno. I can pick up as much as you intend to throw away at your convenience. Doesn't need to be in new condition, but hopefully not filthy or smelly, as it's just for sound proofing purposes. Please email me at gbcasting@gmail.com . Thanks!
cellar wall options
sorry about that accidentally entered...
lots of talk about cellar remodels to make waterproof and solid cement flooring... in the my brownstoner section of this blog the crown heights house had the cool wine cellar- what are these stone walls? http://mybrownstone.brownstoner.com/view_artist.php?artist=14
also, any recommendations to get the smooth cement floors found in lofts and galleries in a cellar?
Polishing marble kitchen countertops
I am looking for someone to clean/re-polish or hone a beautiful marble kitchen countertop that was destroyed by a renter (I think most of the stains are due to acidic food). Any suggestions? Does anyone know about how much this should cost for about 30 square feet of marble? Thanks for your help!
215 Hancock Revisited- stain color?
The parlor doors in the photo of this interior on the home page someone mentioned are mahogany? Is there anyway to achieve this patina or a more deep and rich stained look on stripped original pine doors?
Shaky floors
We live in an 1899 (I think) brownstone and when we walk or when the kids jump around, the room shakes. The bookshelves wobble when the kids dance and the china in the china cabinet rattles when you walk by. Is this normal?
ESCOs and Gas Prices
Since gas prices are so outrageous this year, I thought I'd do a little research on alternatives to Keyspan to see if I could get a better deal. Well, nobody makes it easy! I actually got the list of alternative providers (ESCOs) but they all quote their prices differently, have different programs, and the gas price varies daily! Of course, Keyspan isn't much help in terms of coming up with a comparison. Has anyone in Brooklyn actually switched? To which company and why? I know that fewer than 5% of customers have switched, maybe this is why. Thanks!
Advice on fallen tree
So a neighbors tree fell into our backyard a week ago. My wife went round to talk to the neighbor (he lives on the block backing onto ours) and he was rude and disinterested.
Its pretty clear he is not going to do anything about it, or maybe has the means to, so what is our recourse? I've tried calling 311 but they just said its on private property so the city cannot help. Any advice appreciated.
Spring garden
So....am thinking about the garden for the spring/summer...does anyone have any input about how much it generally costs to have someone come in and do landscaping in the garden? I am not fussy and want something natural and a bit wild looking. I am concerned about lead in the dirt because I am pregnant and know that lead is no bueno for little ones to be smearing all over their faces... looking for advice and recomendations. Is it $2000. or is it $10,000.?
January 30, 2006
Broken Buzzer/Intercom System
The buzzer system in my apartment building in Park Slope has been broken for a few months now. People can buzz us but the intercom system is dead and we can't buzz people in. Before it finally went, it had been acting flaky for a while, so not sure if it needs to be fixed or just completely replaced.
Does anyone have a good reference for someone who specializes in this kind of thing?
Thanks,
Carolyn
Gowanus Houses Rumor
Has anyone heard the rumor that the Gowanus Houses Projects are going to be turned into Condos? iS there any truth to this?
security gate
i'm interested in getting recommendations for a steel or iron security gate for the front door on our house in the south slope. i don't need anything to fancy, and don't want to pay thousands.
any recommendations?
Wanted: Your used/damaged hardwood flooring. Also sources for cheap used reclaimed etc flooring?
Hello we are working on a low budget indp film shooting here in ny/bklyn feb/march. For one of our primary sets - have to lay down hardwood flooring. As our budget is severely constricted was wondering if anyone has or plans to strip space of used/damaged hardwood flooring. Whatever you have we will take and water damage (in fact damage in general) absolutely okay. Of course donations would be most appreciated however if you require some compensation - we can work something out.
On a similar note has anyone a good -cheap- source for salvaged used reclaimed etc flooring? tristate area ideal. Look forward to any insight you can offer.
Many thanks,
Maximillia
maximilliadeltoro@yahoo.fr
buyers agent in Williamsburg/Greepoint?
hi, I'm looking to purchase a 2-3 family home in the greenpoint/williamsburg area. Can anyone recommend a good agent?
Thank you,
Kevin
kevin@velourmusic.com
Installing a mailbox on the side of a stoop
I'm looking for someone to install a 3-unit mailbox on the side of a stoop. I imagine this would involve some masonry work, and maybe also some metalworking (to build a little peaked roof to keep the rain out).
A related question: we considered installing the mailbox in the house, between the inner and outer entry doors on the parlor level, but our mail carrier said the mailbox had to be outside. Is there any truth to this? I can understand that he wouldn't want to climb the stairs at every house, but I've seen brownstones with indoor mailboxes.
Thanks in advance.
amnaia@gmail.com
Neighbor's high deck wall
Some months ago our neighbor built a wood frame extension to the parlor floor of his masonry house on top of the ground floor extension (no permits were posted in the front of the house) and built a wooden deck behind it with a wooden staircase descending into the garden. He has a solid wooden slat fence/ wall around the parlor floor deck. This deck wall is a foot or so away from the wall between the two properties and is about 4 or more feet higher than the property wall. So in effect, we have a very tall combined wall on the neighbor's side. This doesn't appreciably block light, but it restricts some of the openness of our yard. We haven't said much as we don't want to start a war across the property line. Comments?
Window Restoration Referrals?
I'm looking for the name of a good window restoration outfit to fix up the windows in my home in Ditmas Park. Anybody have any experience with this sort of work? Thanks in advance.
Backyard Fence Company
Looking for a reputable contractor or fence company to build a wood fence for our Fort Greene brownstone. This involves removing our old fence and installing a new one. Any recommendations would be extremely helpful. Thanks in advance.
Doing Development Right
Who wants to step up and put their money/skills where their mouths are!
Instead of complaining about these Fedder's buildings who wants to buy and develop lots/gut renovations with me and do it right. Thinking single family/two to three unit coops.
I'm a brownstone owner. I've got capital. I have no development expertise. Looking for someone to share the capital risk/contribute development expertise.
I only want to do this with someone who has interest in doing this the right way. However, this does not mean squabbling over what kind of mouldings are period appropriate! We will have to accept lower returns but we may just help save our neighborhoods.
Email: fortgreeneparkrental@yahoo.com
bad block?
Anybody live on or near St. John's Place between New York Avenue and Brooklyn Avenue? Dangerous, or just downscale?
Source for Marble
Does anyone have a source for small amount of old marble and receommendations for who will cut/finish a small piece?
Iron Fence Rail
I'm restoring my stoop. The original iron railings had a circle in the middle, rabbit-like ears coming out of it and attaching to the rail as well as two legs that attached to the steps. It is not a stock design and we don't have any original pieces. Does anyone have suggestions as to where to find a mold? I've tried Architectural Iron out of Pennsylvania. There are railings like it on Amity Street on Boerum Hill.
January 29, 2006
Cabinet Builder Needed - Small Job
I need someone to custom-build a cabinet in my kitchen (Park Slope) to fill a gap created by installation of a new, smaller refrigerator. The space is roughly 1' wide, 2' deep and 6.5' tall. Recommendations greatly appreciated.
moving my electric meter
Has anyone tried to move their electricity meter's from the front of their facade to their basement? What is involved in doing this and about how much should that cost? Thanks.
Seeking Reliable Marble Sources
We are looking for a resonable and reliable source for Carrara marble for our kitchen counters. A recent run-in with Benny Lacca of Bensonhurst [who literally threw us out of his shop after we admitted that we didn't care for the one slab he deigned to show us, and after daring to ask if there were others].
Any help would be greatly appreciated.
Painting wood in a bathroom
I've installed a wooden chair rail (popular) as a transition between my lower wall marble and my upper plaster wall in my bathroom with a shower and bathtub....what’s the best way to protect wood from steam /condensation?
Planning two coats of oil based undercoat with a finishing coat of semi-gloss.
Any advice would be appreciated. Thanks.
leak from roof
Hello, we recently had a leak in our kitchen extension (frame row house). It was definitely coming though the walls and manifesting itself in the recessed ceiling light fixtures. Cleaning out the storm drain stopped the leak, which seems to have been coming from the roof 3 stories up.
There is no more leak, but we are concerned about mold in the walls. How can we tell if there is mold, and what can we do about it if there is? Who is qualified to deal with it? A roofer, or some other type of contractor?
Thanks for any help.
Vintage Magic Chef 1000 For Sale
Wonderful 1930'a gas range for sale - Magic Chef 1000 (6-burners) - affectionately nicknamed, "Milicent." Photos are available on line, http://tinyurl.com/ddgan .
Here's a bit of interesting history provided by my partner, Milicent's owner:
Milicent is part of the legacy of my most recent project. The Wyse Olin Mansion in Alton, Illinois, came with several historical pieces. The property was constructed between 1860-1865 and is currently about 8,000 ft under roof. It is now renamed "Faith House" and will be a bed and breakfast for ministers. The property was owned for 35 years by John Olin, one of the Olin brothers. The family manufactures brass casings and other specialized chemicals. Indicentally, they also own Winchester(Rifle). Milicent, clearly has not been around all this time. She is a recent additon to the family. She is a Magic Chef Series 1000 and was put into service by the "American Stove Company" , circa 1935. She was given to the previous owner and was in productive use until four years ago. When I began the restoration, I covered her and she has waited patiently for me to complete this effort.
You'll note from the pictures, that she is in pristine condition.
She has:
1. 6 top burners
2. 2 ovens
3. 1 broiler
4. 1 bread warmer.
Areas that need attention:
1. 5 spots that need to be reenameled by a restoration expert (solid,
not rusted)
2. 1 broken control knob on the front right
3. rewiring of the light fixture.
Other than these things she is in far better condition than ANY 1000 I have seen.
Please feel free to email your inquiries to ssevern@candlewood.net
typical brownstone foundation?
During renovation of my 1910 Prospect Heights brownstone, my contractor discovered that the exterior and party walls rest DIRECTLY on the soil. there is NO foundation or footings.
Is this typical of brownstones built at that time? My contractor and engineer believe that it's not typical, and that it may cause serious problems in the future. They are particularly concerned that vibrations from pile driving during construction of the Atlantic Yards project, about one block away, will cause the soil to shift and the walls of the building could move causing serious damage.
I would like to get a second engineer's opinion before we start any serious and expensive foundation work. Any recommendations for engineers? Anyone else have a brownstone with no foundation? Any info greatly appreciated.
thanks,
tracy
Penny Tile
Can anyone provide a (preferable cheap!) source for white penny tile -- round and hexagonal?
Thanks!
Wooden Fencing?
Have read other posts on legal issues and installation issues regarding backyard fences. But trying to avoid the Home Depot look, as well as vinyl, are there any recommendations on contractors or good sources of a slightly better grade of backyard wooden fencing? Thanks.
January 28, 2006
Bathtub Restoration
Looking to have the following work done on an old cast iron bathtub:
1)Re-enameled
2)The drain replaced and reset
3)The claw feet nickel plated
Does anyone have any recommendation on getting this sort of work done in Brooklyn or NYC? I know it will probale involve more than one person. Thanks.
January 27, 2006
landmark windows
I have two new Marvin, landmark approved, parlor floor replacement windows for sale. The are double hung row style sash windows with an eyebrow arch. They were made a little too snug for my opening so I ended up having to get a set remade. If interested call me on my cell at 917 957 6222
window violations on landmark house
I bought a house that had violations because the windows are not in accordance with landmark specifications, that being said they are not horrible windows and I would like to do other renovations in the house before replacing the windows. The renovations are not structural and no piping would be changed but the kitchen needs new appliances and some demo would need to be done and built in shelving/cabinets brought in and installed, I would also like to tear down a wall and build a walk in closet between the bedrooms. Do I need a permit for this and would I have to take care of the violations on the windows before getting a permit? The windows are $30,000. alone, I would much rather wait a couple of years to do that and focus on other reno's first....can't afford to do it all at once.....
How tall can a fence be on a roofdeck?
Hey, you guys seem to know everything...i know that on the ground you can only build your fence to 6'...are there similar regulations for fences on roofdecks? I normally wouldn't fence a roofdeck, but we have dogs that we would like to leave out there unsupervised for short periods of time.
Also, does one need permits to deck a roof?
Basement Renovation
We have taken bids on digging out and refinishing our basment. Can anyone let me know if they have had experience with Dreamcatcher Construction.
Thanks in advance for any feedback.
Recomendations for Stair-Building Contractors
I’m looking for recommendations/referrals for a stair-building contractor to build a new wood staircase between our first and Parlor floor in Carroll Gardens. Any help/advise is greatly appreciated.
Thanks!
Jim
jlodge@nyc.rr.com
Hallway Lighting in a Brownstone
Anyone have a suggestions for lighting fixtures for a brownstone hallway with no windows? We have a single fixture on each floor. I would like to be able to have the light be spread and bright enough to
light hallway and stairs nicely. I would like to use bulbs that neergy savers and lond lasting. Any ideas on a light that is attractive and economical (i.e. from Lowes or HD) It is hard to judge lights on display as you can't really see their light level. Thanks.
Painting a Basement
I wanted to know if anyone has had their basement painted and what price they paid. I need to have the basement walls in my brownstone painted. It is normal size.
Also, I was considering doing myself. What kind of prep work is needed? What kind of paint? any recommendations would be appreciated.
January 26, 2006
What to do with old radiator
I have an ol dcast iron radiator. Do people buy these or is this soemthing I should just try to give away or scrap ?
It's from my brownstone.
Outdoor space value?
Hello all, since you as a group seem to know everything (and I'm being sincere), I'd like your thoughts on something: In your humble opinions, how much value is added to a condo that has outdoor space? I realize that this site isn't called condo-er.com, but you guys know the market pretty well. Could a 200sf balcony be priced along the same lines per square foot as the rest of the condo, or is outdoor space just not that important to condo seekers? Thanks much!
Hire engineer for established co-op?
I am in the process of buying a co-op in an established Park Slope building (8 unit). Should I bother with an engineer? What should I consider?
Thanks
Design / Build Firm -vs- Bids ?
I have an 1875 brick row house that needs 4 levels of renovation and I would like to know if anyone had any dealings with Matthew L. Kaplan Architect, Michael R. Streaman Contractor and Aladdin Plumbing? They have a one-stop shop that that offers both architectural design and construction services on 5th Ave & 6th St. I would be interested to hear if this would be a good route to chose, or better to have an architect draw up the blue prints and then obtain bids on the project?
January 25, 2006
Plumber for sprinkler certificate?
Hi all - need a plumber to inspect and give me a certificate for my sprinkler system as required by law and my insurance company. Anyone decent come to mind? And how much did you pay for this service?
Many thanks in advance.
HVAC questions
I am renovating a 4 story 2 family brownstown in Prospect Heights. I would like to look at putting a geothermal heating/cooling system in for the building. As anyone ever heard of this being done in Brooklyn and can recommend anyone you might be able to do this work?
I have been talking to someone in Yonkers who has done geothermal installations outside the city, but I would like to tlak someone who has experience in NYC.
Second question: can someone recommend a good HVAC contracotr with experience with high velocity A/C systems? The A/C component of the goethermal system could be high velocity system.
Thanks
Empty Space on Washington Ave
Anybody have any idea what's being built on Washington Ave (bet. Gates and Fulton) about 30-40 yards from Brown Memorial Baptist Church?
Noise Reduction Windows
I'm interested in installing noise reduction windows as an internal window to my existing windows since I live off a very busy street. Has anyone used Citiquiet or Sound Proof Windows? Any other recommendations?
New Boiler
We have to get a new boiler for our 4-story brownstone. It is hard to decide who to go with. We got an estimate from Belsito Plumbing. Has anyone used them before? The estimates have ranged from 6000 to 15000 (Vigilante)-does that sound right?
Paying an Architect
For a complicated kitchen renovation (lots of pipes moved, all new electric), my architect is proposing I pay him by the hour.
Altho I though you usually paid by a percentage of the project, I'm just as happy with an hourly rate. But I do wonder what the going rate is (for an indy architect with no firm) and if there should be some kind of cap.
Anyone with experience?
Kitchen Cabinets
I need some custom kitchen cabinets. The job would be about three lower cabinets (one finished on all sides), a pantry cupboard, and something that will hide a stacked washer/dryer unit.
Any cabinet shops you recommend? Any idea what I should budget for this? (Flexible about what wood, etc) I'm in Brooklyn but I have a truck and for the right price I could travel.
Boiler Flue/Chimney Repair
The tile flue in my chimney that exhausts the boiler need to be removed and replaced with steel ductwork from the boiler to the chimney. If you have had similar work done in your house by someone you can recommend, I'd like to know who it is. Grateful thanks in advance for any leads.
Standard Deposit for Renovation
What have people typically had to put down as a deposit when signing their renovation contracts? Does 20% sound high? Thanks in advance.
tax abatement on renovations
I bought a 2-family house 1.5 yrs ago that shares the same tax-lot as the neighbors. I just completed a big renovation that was filed as an alt-2. Meanwhile, an architect has been doing an alt-1 conversion to separate the two houses on the tax rolls. Does it makes sense for me to file for a 421B tax abatement--what are the chances my taxes will go up in the next few years if I don't? Should I hire a tax abatement expert?
Metro Waterproofing/Cecil King
I am looking for honest feedback on the work quality of Metro Waterprofing. They gave me a reasonable bid to patch and paint my facade. Cecil King came in a bit lower, but his bid was not as specific. Any suggestions would be helpful. Thanks.
Tinted mortar for fireplace?
We recently had our fireplace relined and our firebox rebuilt. this involved cutting a big hole in the brick above the fireplace and replacing it. we asked the contractor to tint the mortar to match the surrounding brick. he didn't. now he says that adding tint to the mortar would be unsafe and lead to faster deterioration of the brick work due to fire damage. he also said something about requiring use of a different kind of cement, which would be illegal. Is he being honest, or making stuff up to avoid redoing the brickwork?
park slope glass?
Recently i tried to go to park slope glass because the website said they had a showroom of some sort- in hunting them down i finally found them under new owner and new location- i wanted a place to view some single exterior- non-landmark doors for our ground floor that wasn't home depot and lowes it is too complicated to choose a door and have them install it at these 2 places- they never returned my phone calls etc.
i'd just like to see some other door options with a co. that can also see me through the whole project easily .
Water Heaters
One of our water heater tank's time has come. Can anyone reccommend a place that sells A.O. Scott or comparable with possibly free installation?
Handyman for Doors
I'm looking for someone to replace several pivot closet doors in my condo, or better yet, hang the existing ones so that they won't fall off, which they are currently doing. I also have several other small jobs that need to be done (replacing grout and caulk, filling a hole or two) to get this place ready to go on the market. So, please let loose with your best, most reliable, most trusted recommendations. Thanks!
Hot Air Furnace replacement:
Living in a 4 story brownstone in BedStuy. 40+ year old furnace kicks nice hot air - and costs a fortune in the process ($900 for this past month). My low bid was from All-4-One and Keyspan came in at 1K more. Is it worth it to spend the extra for the more professional outfit? I would love to hear some anecdotes/thoughts on the matter.
By the way, the low bid was $5K and the highest bid I got was $8K. Keyspan wants $5900 to put in a Trane XV80 two stage deal with super-duper humidifier that drains to a wastepipe etc...cadillac all the way.
Thanks in advance.
January 23, 2006
Need permits for new bathroom?
do i need go get permits to move a shower + sink + bath in my house. I want to move them and the pipes from one room to another.
The toilet would stay where it is and be turned into a WC.
i'm going to hire an architect and work with a contractor, but do i need to go through the mess with the DOB if I'm not moving the toilet?
Deck Permits?
I'm considering building a small deck off my parlor floor. I've heard mixed things about needing permits. A friend in park slope had his built apparently by someone who knew the code, but he didn't get permits. He said no one on his block (most of which have decks) took the trouble to get permits. Then someone else told me as long as the deck was a few inches from the building, and didn't touch it, I'd be ok. Any insights???
Thanks
How much is reasonable to spend?
Hey- I know this is always a very personal question, but I am wondering how much other people here think is reasonable to spend on a primary residence. The old rule of thumb of 3X your income is how i've been taught to think, but i'm wondering if that is too conservative in this day and age. I know that there are many variables like if there is a renter or not, and taxes, but assuming there is not a renter and average taxes, is my rule of thumb still valid. Thanks
Woodwork for tenant's apartment
I'm closing on a house soon and am wondering if there's anything I can afford to do with the woodwork in the tenant's apartment. Right now, all the woodwork is painted black -- I think it looks terrible (like tar!), but my renovation budget is so tight I'm not sure what, if anything, I can do about it. I would be interested in hearing any ideas. Is stripping/refinishing woodwork worth it for a tenant's apartment? Or should I just ignore (or repaint)? Everyone keeps warning that tenants will just trash the place...
This is in Prospect Lefferts Gardens, one block outside of the historic district.
Closing of stairway to garden apt?
Hello-
We have a 4 family limestone, and live in the parlor apartment. Our family is growing so we are considering creating an opening in the wall that leads to the entry hallway and then creating a little room in the hallway that extends to under the stairs. (we would put a wall straight up starting where the bannister to the third floor begins, so the tenants could continue having access to the 3rd, 4th floors) We would need to close off the stairs to the garden apartment, making the only entrance to the garden apt hallway, and thus the basement, through the garden entrance. We're considering doing this with our contractor who has done lots of good work for us, but aren't getting permits.. Does anyone see any problems? For example, might it be illegal to permanently divide the 1st from the 2nd floor??
Many thanks!
Cat
Carpet/Upholstery Cleaning
Sorry, previous post was not open for comments: Can anyone recommend a good person or company to come to my home in Park Slope to steam clean carpets & upholstery?
Contractor/Architect Needed
Am lookng for recommendations/referrals for a renovation we are about to undertake. We are planning to close on a place in the Slope in just a month or two. It is a loft apartment, with an iron spiral staircase leading up to the second floor loft space (where the bedrooms are).
We'll need to childproof the loft space (looking for a creative solution) and replace the spiral staircase with a straight staircase.
Any recos for an architect/contractor pairing?
lighting
Does anyone know of a good source for antique light fixtures? I don't mind if I have to rewire. I just can't spend alot as I want to replace all fixtures in the house. Also, if anyone knows of where to get nice plaster medallions (not the home depot crap), please let me know. Thanks!
Newbie Q re: forum archive...
How do I view the comments on archived subjects? I keep getting bounced back to the current days forum when I try to see the replies to the post I've searched for. I'd rather not bother the esteemed forum for stuff that's been answered many times before.
TIA
Window Bars at Parlor Level????
What's the general 411 on parlor level window bars. We live in bed stuy and are inclined to leave windows open in the summer - obviously we need window bars. Any suggestions for good guys who do unique designs? Any special code considerations?
Thanks in advance.
January 22, 2006
Kitchen Partial-Renovation
I have a quote of $28,000 to do partial renovation to an 8' by 8' kitchen. The work quoted is to remove the old tile floor and put a new tile floor. 3 new base cabinets, Refigerator panel and cabinet over the Frig and one other wall cabinet (total 5 cabinets), a new undermount sink on a new granite countertop with stainless steel backsplash - the stainless will be glued to the wall. I'm not getting new appliances and my other wall cabinets stay as is. I have sticker shock. It comes out to $437 a square foot. I'm using mid-range floor tile and cabinets. Does this sound right?
Show Off Your Bathroom on HGTV
I’m a television producer based in Brooklyn and I’m casting homeowners who are interested in giving an on-camera tour of their bathrooms for a new show called “I Want That Bath” on HGTV. I’m looking for unique and creative bathrooms; size and budget don’t matter, but innovation and surprise does. This is more about the overall look and style of the room than specific products. Bathrooms that would work may include:
Contemporary rooms that incorporate traditional architectural elements
Unexpected furniture used for everyday needs
Unusual color or texture combinations
Rooms that have an interesting history to them
Quirky design elements or lighting
Anything that shows off your unique personal style
The show would begin shooting in March. If interested, please contact Carly at thatbath@yahoo.com. Many, many thanks.
January 21, 2006
Cast Iron Fireplace Cover
We would like to locate a cast iron fireplace cover to fit in an arched surround opening 26 5/8" high and 18" wide. We would need only the cover/door piece not the iron surround piece. The shape seems to be fairly standard among Brooklyn houses - it's the same shape as the fireplace photo in the Dec. 15 2005 slate fireplace post. Thanks in advance for any advice.
Alarm System Recommendation & Advice
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.
This was originally posted on 9/8/05 but the link to review the COMMENTS is malfunctioning.
January 20, 2006
Converting 1 Family to 2 Family Dwelling
1. How do I go about turning a 1 family townhouse into a 2 family dwelling and obtaining a new C of O from the Dept of Building?
2. How long is the process from start to finish?
3. What is the expected cost?
Painter/floor person recco's wanted
I'm a new home owner in the Slope and would be so grateful for tips on reliable painters and/or hard wood refinishers who don't charge an arm and a leg. Names and numbers would be highly appreciated. Thank you.
RE: Radiator restoration
Looking to have four old cast iron radiators stripped and painted with heat resistant paint. Any recommendation on anyone doing this sort of work in Brooklyn / NYC?
Opinions on contractor pricing - reasonable?
I am currently doing some renovations on my brownstone in Park Slope - moving the kitchen to the parlor floor and renovating a bathroom. In the course of redoing the bathroom the contractor I'm using found some structural damage - he had to rebuild the floor under the toilet and tub which had basically rotted away. Now he is telling me that there is also damage to the beams in the basement. There is one long beam that has a section damaged from termites and three other cross beams that need to be replaced b/c they aren't providing any support b/c of rot (at the back of the house under the bathroom). You can see where grout is already cracking in the bathroom - he says a result of the lack of support from the beams. Anyway, he wants to replace those 3 beams and reinforce the termite beam with two steel columns. Would require some work with the gas line and water pipes that are down there close to the beams and redoing the electric for the washer/dryer that are down there. He's said he could do this work for $3500. Is this a reasonable amount or crazy talk?
He's also offered to install a clothes rack and a door (removing shelving) for $500 - includes the door and hardware. How does that pricing sound?
I'm not too familiar with what things should cost - some things he quotes me sound reasonable, others not so much.
DIY Debris Removal
On many occasions clean-out and waste removal guys have done jobs for me where they show up with a U-Haul truck. They tell me that a homeowner/contractor can make deposits directly at the "dump" in Brooklyn. I know they are not illegally dumping it in some vacant lot, but they never tell me where, only that they weight the truck before and after and then you pay a price. Is this true? Is there a place where I can throw out garbage in Brooklyn?
Seeking paint and plaster guy/gal
I am renovating an apartment bit by bit and I'm seeking a hard working person who is able to prep walls, do some plaster work (flat walls), and paint. I could have quite a bit of work that will need to be done on and off over the upcoming months. Anyone have a name?
Trash removal from bathroom reno
After a bathroom reno with the demolition funneled into the basement, I'm looking for a price-sensitive trash removal that doesn't involve $800 dumpsters or dealing with the Brooklyn mob. Any ideas? I have a 10 x 15 room filled with contractor trash bags.
Roofdeck Fire Escape
I recently moved into a third floor brownstone apartment with a deck (built on the roof of the extension of the apartment below). The building has a fire escape - one set of stairs goes from the apartment above us to the deck and the other is off of the deck (literally a metal ladder on the side of the building). Where the fire escape leads off of the deck is an opening a few feet wide for access to the ladder down the side of the building. The opening really worries me as it is drop -- I have visions of people accidentally falling off of our deck! Does anyone know if we could building a latch door - something we would only close while people are outside -- or if this violates building codes, etc.?
Removing a property from the rent stabilization program
I'm considering a complete rehab/renovation of a commercial building (6 apts.,1 storefront). The building is rent stabilized but currently vacant. Does anyone have any experience/advice/insights regarding the process of removing such a building from the rent stabilization program. Is it something that requires the use of an attorney? If so, referrals would be greatly appreciated.
Also any insights/referrals for sources of financing for this type of project would also be extremely helpful. Thanks in advance.
Basement Apartment Legal?
Hi there. I've been living in a really great apartment in Brooklyn Heights for over a year and a half now, but I have an inkling it may not be legal. I'm curious if anyone is familiar with the code and can let me know. This is only for curiousity's sake! I'm not moving!
Our apartment is two floors -- the ground floor (at street level), with stairs leading down to the (finished) cellar, where we have our bedroom. (Cellar b/c the floor is COMPLETELY below street level.) We have one tiny window down there that opens up to some airspace below a staircase behind our building. There is also a door leading to the unfinished part of the basement, with an alternate method of "escape" if need be.
Legal?
January 19, 2006
Reporter Looking for High Heating Bill Victims
My name is Jose Martinez, reporter for the Daily News and I working on a story about heating oil costs for homeowners.
I am posting on Brownstowner in hopes of finding a few homeowners who aren’t happy about their heating costs during this very mild winter.
I’m writing this story on a quick turnaround, so quick replies are appreciated!
I can be reached at 212-210-2347
JMartinez@edit.nydailynews.com
Roofer and Gutter Installer
We did a full interior renovation last year and now we are getting hit with outside issues! Does anyone know of a good company that does both roofing and gutters? Looking to take care of both at once. Thanks.
Planting Tree on Sidewalk
We want to plant a tree in front of our house (there’s already a pit so we don’t need the concrete drilled). Can anyone recommend where to buy the tree? Will they also plant it? We decided to buy it ourselves rather than adding our names to the list for a free city tree, which can take up to 2 years. Also does anyone have a recommendation for tree species? We’d like one that blossoms in the Spring. And it would be nice to get a hardy one that grows quickly. Thanks!
Refinishing Parquet Floors
The last time I had my 100 yr-old parquet floors refinished, the man who did the work advised me to be very careful the next time they needed refinishing. Reason: because there wasn't much more solid surface parquet wood left and a careless refinisher might ruin the floors permanently. Anyone heard of this problem before? I've had the floors refinished only that one time, and I doubt that the previous owners of my house refinished the floors often, if at all (and I'm only the third owner of this house). Also, do any of you know a good reputable parquet floor refinisher who could give me an honest opinion of my floors…and hopefully do the work? The man who did the work for me at the time retired long ago. Thanks.
Permitting and Plumber for Bathroom Job
I want to renovate my bathroom because it's both A) terribly laid-out and B) really ugly. This will require me to move pipes (I want to switch the location of the bathtub and toilet). Because of the pipe-moving I needed permission from my co-op (which I obtained) and a work permit from the city. To obtain this permit I've been told a million different things (an engineer or architect has to submit the paperwork, a licensed plumber has to sign paperwork, I need an inspection before and after the work is completed, I need an expediter, etc.) I've called a couple expediters and I got estimates of $600 and $2000 (neither including the actual DOB fees). This seems like an extraordinary amount of work/money just to be able to move two pipes... am I wrong? Does anyone know of a good expediter (that can do a small job like this)? A good licensed plumber? Thanks.
Electrician for Small Wiring Project
We need to rewire some speaker wire from our stereo down to basement and back up to the kitchen. Can anyone recommend a reasonable electrician?
Floor Guy Needed
We have about 500sq ft of wood floors to refinish on the 2nd floor of our brownstone. I think they are oak, not original to the house. This is in the rental unit. They are just worn, not damaged. Can anyone suggest someone? Or, does this sound like a job that is small enough to rent a sander from Lowes or Home Depot and do it myself? If you are a tradesperson and want to do this job please call 917-309-2133. We would need it done next week. Thanks.
Restoring Old Marble
Any suggestions for restoring marble after years of neglect? Our GC mentioned some combination involving pumice to bring our yellowed mantles and floors back to their shining glory....anyone heard o' this?
January 18, 2006
Repointing Bids
I'm in a four-story brick walkup coop between 4th and 5th Avenues in Park Slope, and I've been charged with getting bids to repoint some of our brick, resurface the front facade, caulk cracks on the side and back, and generally refurbish the exterior of the building. Can anyone on Brownstoner recommend a firm? I've tried to call the Progeny Restoration number (what I found on Google, anyway), but nobody picks up. Thanks.
Replacing Baseboard with Radiators
need to rip out the inefficient copper tube and fin baseboard convectors and replace them with a nice old fashioned cast iron radiator for the ground floor in my 3 story brick townhouse. Right now the only thing heating the ground floor is the boiler which makes it about 8-10 degrees colder than the rest of the house. The baseboard is on a separate zone of our hot water boiler supplied by copper pipe. Any plumbers that might do this job and what might it cost? I was thinking of doing it myself, but didn’t feel up to learning how to work with copper pipe, etc. myself just now. Also, don’t know what I would use to make the connection between copper pipe and the radiator at the end of its run.
Converting Basement
We live in a typical 3 story brown/limestone on 8th St / 8th Ave, with an unfinished basement. The basement is currently in use as storage space, but the space is extremely wet. According to our neighbor, the all-season moist comes from an underground stream that flows parallel to the street (?!).
The concrete floor must be taken out and redone / waterproofed, the walls need a new waterproof coat / plaster and the ceiling must be taken out and redone too, which would likely include re-routing of pipes and plumbing. We expect that this all, plus new closets, would cost us anywhere upwards from $60,000.
We'd be interested to hear from people who have done a similar project if such an investment is worth while in terms of an increased re-sale value of the house. We think that the project would pay for itself in terms of additional square footage for a playroom / entertainment room (although we understand that this must not be sleeping space), as well as lower our gasbill (the basement is really cold these days, and that transfers to the first floor).
But given that we will likely move out within the next 3-4 years, we would like to hear your experiences, good or bad.
Removing Paneling
I went to a brownstone open house in Bed-Stuy and the entire home is covered in paneling (all except garden level). Does anyone know how costly it is to remove paneling? Is it worth even considering?
Value of Garden and Roof Access
Does anyone have any advice about the value garden access adds to a condo and the value that roof access/roof rights might add to a condo?
De-Icing Brownstone Steps
The only we can seem to de-ice the steps is by applying lots of salt....which is causing the steps to crumble! Any advice about possibly better ways to keep steps ice free?
January 17, 2006
Tax Preparer with RE Expertise
Can someone recommend a New York based accountant/tax preparer that has a primary specialization in real estate investment properties?
Venting Dryer in Basement
I'm looking for advice as far as venting a dryer in our basement. Our brownstone includes a basement which is completely below grade. It has a washing machine that is already hooked up as well as a space for a dryer - there is a gas line in place. This is all located in the back, right hand section of the basement - very close to the door that leads to the backyard. The door is wooden, which then leads to the double metal doors on the top of the stairs. Since the entire basement is below grade, it seems difficult to cut through the house to install a vent. My question is... is there a way of venting through the doors that I mentioned above. Can I cut a hole through both dors that would allow me to vent the dryer in that direction. Also, can I set it up that I can temporarily remove the venting tube when I want to use the stairs. I can only imagine using the back stairs a couple of times a year but would want to have access to them if need be. Is this possible and can it be done that I can temporarily disconnect the ventilation tube if need be?
Also, can anyone provide any other ideas? The hookups are already in the back so venting it out of the coal chute is not an option.
Kitchen Cabinet Refinishing
Can anyone recommend someone expert at refinishing kitchen cabinets? My (galley) kitchen is 25 years old, and the cabinets are beginning to show some wear and tear. They are quality solid oak, so it doesn't make sense to replace or to reface them. I live in Carroll Gardens. Thanks.
Vent Free Fireplace Installation
I want to install a vent free fireplace in my Brooklyn loft:
http://tinyurl.com/bl64y
Anyone have an experienced contractor?
Rebuilding Post-Fire
The top floor of my row house was recently in a fire and the walls in the front room was totally destroyed. The beams seem to be fine, but the plaster walls were ripped out by the fire dept. I've talked to a few contractors and most say they won't put up a plaster wall back up. I would rather have a solid plaster wall to replace the original one. I just love those solid walls and I hate fragility of sheet rock. Does anyone know of a licence contractor that does it or should I convince my contractor to use grid wire and plaster to rebuild the wall instead of using sheet rock? Or rebuild with plaster and cover with sheetrock for finish?
Contractor for Small Job
I'm looking to combine two closets next to each other into one. Need someone to remove separating wall and door frames, refinish new closet, etc. Must be insured and be as clean as possible (provide dust barriers, etc).
Watermain and Lead
We have a lead pipe that comes in from the street (is that the main??) -- its a major expense to replace. How concerned should we be about drinking water from the faucet? We have some kids in the building. One of the tenants had the water tested a year or so ago and found that it was OK...although I don't know what the specific results were...
Thanks!
Brownstone Rental Wanted
Are you renovating your brownstone, and need the ideal tenants to live in the rental apartment? I would like to entice my parents to move to Brownstone Brooklyn. They are quiet, extremely neat, and will keep your apartment in immaculate condition. Washer and dryer a must. No realtors, no wrecks. Move-in date: beginning April. Contact Samantha at cocco_klein@yahoo.com.
Bacyard Fence Regulations
I would like to have my wooden fence in the backyard torn down and a taller new one built.My question is, are there any laws/regulations about backyard fence height pertaining to potentially blocking your neighbors light or views and do you need a permit to do this? Not that the fence that I want to build would block light but I would like to have a little more privacy and don't really want to spend another summer looking at my neighbor (although he is a very nice man) gardening in his undies. Also about how much does this generally cost for a simple wooden fence? Thanks ahead of time.
Cast Iron Tub for Sale
Cast Iron claw foot tub looking for new home.
60"L x 29"W x 24" deep, good condition.
Best offer takes it. In Park Slope. (must carry 2 floors).
Call 917 822 5280 or email rd135@hotmail.com
Source for Refurbished Radiators
I'm looking for a place that sells new or refirbused steam radiators. I'm looking for something pretty large and elaborate. I know there is some place on Myrtle ave but don't know the name of the store or the phone number. Does anyone know what it is called or if not any other place that sells them?
R3-2 Zoning Use
I have two-story limestone townhouse in Bayridge. The building is currently used as a single family home; however, I have found out that is zoned R3-2. I have looked up the regulations and from what I understand, It can be used as a multiple dwelling; however, it has a FAR of .5??? The building presently occupies way more than that number of square feet per floor.
Is this possible or am I looking at something and interpreting it wrong.
The lot size is 16' 8" wide by 100" deep. The approximate square footage per floor is 800sqft (two floors plus full basement.)
My question is how many units can I put in this building and can I expand?
Any help would be appreciated.
Strange Noise
I live on the parlor floor of a brownstone, and we get a high-pitched hooting noise coming from the small grate in the ceiling in the kitchen. It’s a high-pitched rhythmic sound that almost sounds like someone squeaking very loudly and very badly on a woodwind instrument. Does anyone have any idea what this is, and how it can be fixed?
Appliance Repair
We just moved into our house in Windsor terrace and our dishwasher is
not draining. does anyone know a good repair person?
Stripping Wood
We have been stripping our Wood Spindles/Moldings using the chemical stripper, scrapers, and steel wool for what seems like an eternity. Does anyone know a place where we can send them, and possibly all of our moldings, to be “dipped”? Does anyone advise against doing this?
Stripping Brick
We have exposed brick inside the house that has been painted at least 5 times. We’ve been using paint stripper to get it off, but that leaves a pigmented residue that I do not know how to get off besides sanding. Is there a better way to get it off? Are there any tools that would make the job easier?
Window Replacement
I need to replace about 20+ windows on the first floor of the house. They are original wood framed, double hung jobs and they leak like crazy. Friends and Consumer Reports speak highly of Certainteed windows and they are affordably priced (about $200). I have been told that I need to install aluminum capping before installing the windows but do not have the tools or know-how to do so. My question is: Do I need to install the capping? If so, does anyone know a person that I can hire to do only that? How much should it cost?
Steam Heat Expert Needed
I have pitched the radiators and replaced their valves but do not know what to do with the valves on the main lines in the basement. I think that we can still balance the heat better. I would love a referral to a steam heat expert that can come and diagnose our system, balance it, and give some pointers on how to maintain it.
Private Parking Avail in Windsor Terrace
We are ready to rent 4 individual enclosed garages which are located just off Prospect Park South West directly across from Prospect Park. We are renting to those in need of car and light storage, not for auto-repair and project/studio space, i.e. no lingering. We are thinking the private/keyed spaces are worth $300/month but we really want to know your thoughts.
Thanks from Windsor Terrace.
January 16, 2006
Window and Cornice Restoration
I'm in the need of restoring my wood windows can you recommend somebody? also need to restore my cornice also help would be appreciated.
Leaky Basement Doors
We are trying to leak-proof our basement and noticed that our existing metals door for the cellar are
leaking where the 2 doors open up. They are the standard "brownstone" basement cellar doors. We need
some nice looking iron or metal covers to put over the doors. Does anyone know anyone that sells these or can custom make them?
Expediter Usefulness
Help me and my husband settle a dispute. He thinks expediters are an avoidable expense, if one is willing to brave several trips to the Department of Buildings. We need to file a building permit and then a change the C of O. Have any readers out there filed their own permits or C of O changes and what was the experience like? Does use of an expediter actually hasten the process of receiving a permit? Note: I am presently unemployed and would be the designated "expediter."
Window Restoration
I would like to restore the windows in my brownstone rather than replace them. They are the original windows and need to be stripped and some of them need the weights repaired as well. Does anyone know of a good contractor or firm that specializes in restoration of old brownstone windows?
What Happened to Liquors?
Does anyone know the scoop on Liquors (restaurant on Dekalb between Adelphi and Charlton) being closed?
January 13, 2006
Creaky Stairs
My Creaky stairs are driving me crazy. Is there anything I can do? The previous owner had had the stairs fully carpeted- a condition that we don't love but one that has practical benefits with two children learning how to climb them. Anyway, I can access the underside of the stairs from the first floor to the second, but only if I break through plaster. I don't so much mind doing this as it would be in the part of the stairway that leads to the basement. I talked to a stair guy who told me that i'd have to rip up the carpet before he could even give me an idea of what the situation was. This, of course, becomes a can of worms. Any thoughts??
Chandeliers on Parlor Floor
Is there just no way around the fact that crystal chandeliers just seem to look best in parlour floors? I think the Venetian crystal – the ones with no brass – look better than the ones with the glass
Stained Glass Worker
Can anyone recommend a person who works with stained or decorative glass? I'm looking to replace some glass from my front door. Would like to look into using stained glass, that would be appropriate for my 1925 Spanish Revival townhouse
Streaks on Facade
Hi I recedntly purchased a brownstone which looked beautiful on the outside. Now the facade as whitish streaks in various places looking somewhat like old salt marks. I'm wondering why this would happen and any recommendation ?
January 12, 2006
Flat Screen Over the Fireplace
My wife thinks I am a cheeseball if I hang a flat screen over the fireplace in our parlour room. It is perfectly centered though, and would improve my television-watching experience, thereby allowing me to get drunk in peace every night and ignore my family. Is she right?
High Velocity Air Conditioning System
I am looking for an HVAC contractor with experience installing "SpacePak" , a high velocity air conditioning system. Has anyone used this system before? Any comments on this product and or contact in NYC would be helpful.
Real Simple TV Wants You and Your Home
Real Simple Television, a weekly "life strategy" series based on the popular magazine, is looking for a suburban homeowner (brownstones welcome) with a disorganized kitchen pantry or laundry room -- who is willing to host our TV cameras and a style expert for an organizational overhaul. We are NOT looking for perfect showplaces, but REAL homes with actual problems requiring Real Simple solutions! Problems include just putting things wherever they fit when you come home from the grocery store or not knowing what's on the back of the bottom shelf.
Anyone interested should send photos of their pantry, family and the rest of the kitchen to katie_kramer@realsimpletv.com. Please include in the email the basic dimensions of the pantry and the rest of the kitchen. We need to get a clear, visual idea of the size of the pantry and kitchen/laundry room. Send photos ASAP; this segment would shoot around Feb. 2nd.
The TV series has begun airing nationally on PBS member stations and premieres in the NY area on January 14th at 3:30 pm. You can see a video preview of the show at www.realsimple.com/tv.
EMAIL PHOTOS AND RESPONSES TO: katie_kramer@realsimpletv.com
Sheet Metal Fabricators
I would like to install a stainless steel backsplash behind my oven. Has anyone worked with any sheet metal fabricators in the area or has anyone installed one themselves?
Replacing a Railing
Contractor charged me $6,500 to bust open wall of my bedroom and install a balcony looking over the back garden. The problem is the railing is sort of lousy/boring iron work, not the graceful iron work you see in old English fences, etc. Can I ask to have that replaced? Where would I get this?
January 11, 2006
Exterior Brownstone Lighting
What are the rules relating to exterior lights in front of brownstones (a stoop light, for instance)? When do they have to be on?
Marble Mantle Resinstallation
Anyone have suggestions on how to put back a marble mantel that is purely decorative. The fireplace opening has been sealed up, but the marble floor surround is still there? It’s going to come in several pieces and I’m wondering how you glue the pieces to each other and/or the wall. Thanks.
Survey Company
Anyone know of a reputable Brooklyn survey company?
January 10, 2006
Mold
We have a large amount of mold in our wall where a pipe burst. Can anyone recommend someone in brooklyn who specializes in removing mold.
January 9, 2006
Mysterious Water
We have a mysterious pool of water in our b-stone basement that appeared a few weeks after we moved in last June and has yet to leave. The puddle is in the front corner of the basement where the coal shoot is. The water is entering from the bottom of the foundation wall just inside the shoot and just outside it as well. The DEP came and put their little stethoscope to the foundation and somehow determined that the water was not from the city line nor from my neighbor. But my water main is on the other side of the house. The DEP had no other info or suggestions for us. Rain definitely increases the problem, but even when it has been dry, water continues to trickle in. Could this be runoff that is staying in the ground for weeks and slowly finding its way inside? Do I sump-pump it or dry-well it or pay someone to dig up the whole damn yard? Any help is greatly appreciated!
Demo-ing and Building a Deck
I would like to have my old deck torn down and a new one built. Does anyone have a contractor they could recommend? Has anyone used Bart (of Decks by Bart) – I have seen a lot of his ads. Also, do I need any special permits to do this? How much should I expect to pay for a 21 foot deck (not sure how wide, 3-4 feet?) with a 1 story staircase?
Tankless Water Heaters
Each of the 3 apartments in our coop building has its own water heater and we are now looking to replace all of them. I've been reading a lot about the new "tankless" water heaters and they sound intriguing. Does anyone have any experience or advice with them? Thanks.
Lead Water Main
Can anyone recommend the company they used to replace their lead water main?
Thanks.
January 8, 2006
Plumber for Sprinkler Certification
Anyone have a good plumber reference? need to get a sprinkler system certified in bed stuy.
Installing New Kitchen Tiles
I have 6" terra cotta tiles on my kitchen floor. I want to redo the floor with new 12" porcelain tiles. Is it advisable to take up the old tiles and start over, or can I tile over the existing floor? Thanks
Antique Radiator Available
Antique cast iron radiator needs a new home. It is roughly 3 feet high, about 12" wide and 8" deep. It has raised decorative scrollwork on the top half of the cast iron ribs. It is (poorly) painted white. It is heavy, but it is on the ground floor. Contact chuckwells @ mac.com
Handyman for Small Bathroom
There was a post a couple of months ago about the wisdom of using a handyman for a small bathroom renovation and buying materials through Lowes/Home Depot/Ikea. I'm interested in doing the same thing but don't know who to turn to. I would love any recommendations of a handyman qualified to do such work. We've dealt with a couple of local handymen who are competent with "odd jobs" but I don't know if I'd trust them to install a new sink, tiles, etc. I'd appreciate any referrals. Thanks!
Deck Material
I am planning on building a deck from my parlor floor to yard this spring. The dept. of buildings is demanding a steel deck. Has anyone done this-Recommendations? I have seen the sight for the guy (Steven?) who buildsdecks with Ipe inlay, but I was wondering what other options I have. Thanks.
Condos and Renting
I'm curious if people know if generally as a rule a condo can either be completely rented or be owner occupied with a room rented out legally. I realize this could vary a lot. I ask because I'm looking at a place that is currently tax abated who will not allow even an owner occupied apt to rent out a room in it. I'm wondering if I would/should expect this with all condos and/or tax abated condos. Thanks so much.
Internal Spiral Staircase
I would love to get feedback and possible contractor contacts to install a spiral staircase in our brownstone. We'll live on the bottom 3 floors and rent out the top floor apartment. I'd like to put an internal spiral staircase in the back section of the house to create privacy for us (owners) moving from 3rd floors to parlor floor and in essence give the tenant a more 'private' entrance - (the main one to the house).
Any thoughts, suggestions? (also - my husband argues about the architectural integrity of the house...thoughts?)
Capital Gains Taxes
Is there anyone out there who can explain the current capital gains tax laws or knows a ruputable tax person who specializes in real estate? We are considering selling our house and will hopefully be looking at some extra money that we don't want to hand over to Uncle Sam without a fight.
Thanks!
January 6, 2006
Tax Class and Reduction
Hi , we live in a 3-apartment coop building in Prospect Heights and have seen our real estate taxes soar. We have discovered that we have been given the wrong tax-class. We have a store on our ground level but we have a separate block & lot number from them (they have their own & their own taxes) and receive no money from the store. Yet, we have a class that suggests that we have a store that we DO get money from etc. Obviously, we're a tiny coop and want to hammer our taxes down--any suggestions would be greatly appreciated! Is going the lawyer route worth it or should we wing this on our own?
Central Heating
I have a house that was built in 1875 which is soon to be renovated. I really would like to discard the radiators and the floor to ceiling pipes. Can anyone offer me feedback in having a central heating system verses the radiator system with gas heat? Any idea what the installation fee and monthly costs are? Does it work better? Also I am one of those people who go crazy at the sight of crawling bugs, do you think the heating ducks are a haven for those crawly creatures?
Fire and Terrorism Insurance
Renewal time has come up on the fire insurance for our Slope brownstone. I don't think we can rely on our broker to give us good advice on our property coverage limits, and I haven't found much in the on-line groups. I think we have to consider "replacement cost", but I have zero idea what it would cost to "replace" a 4-story brownstone on a landmarked block. Does anyone have some good suggestions?
I'm not talking about homeowners (i.e. contents) coverage here, of course.
Also, our broker sent us some vague information about "terrorism" coverage in light of federal law. I think they're saying that one- or two-family brownstones won't have a premium increase for this coverage, but two-family brownstones that are coop or condo (ours is a condo) will have a premium increase. Anyone know anything about this?
Granite Countertops
We're currently renovating our kitchen and basement. Does anyone know of a good place to get granite countertops. Any suggestions or recommendations on installation? Also, our contractor has advised us not to seal our basement floor since we occasionally get water leaks. But another contractor has advised us to seal it. Does anyone have any experience with this?
Security Doors
Does anyone have advice on the safest and best types of locking mechanisms for iron doors? I live on the garden level and our current iron door (followed by a low-security partial glass door) has the key-in/key-out locks, which are relatively secure in terms of break-ins but pose a fire hazard given that we need a key to leave as well as enter. The best solution I can come up with is a keyless touch pad lock for the iron gate. I don't feel comfortable using a deadbolt that flips side to side since hands/implements could reach through and unlock the door.
Any advice? Do most people with garden level iron doors have a key in/out system or is there another style I don't know about? Thanks in advance.
Architect Suggestions
My husband and I just bought a brownstone in Carroll Gardens and before we move in we would like to do some work to the place. I was hoping to get some recommendations of Architects and/or Structural Engineers and some thoughts on the benefits of going with one over the other. Your website isa great resource, but I notice on the left hand side you don't have any links for architects. This would be very helpful for someone like me.
Renovation Club
With great pleasure, my wife and myself closed on a Brooklyn brownstone early October of 2005. We went the ‘gut renovation’ route. Compared to a ‘finished’ 3 family on the open market, we came in pretty good taking into account purchase price and estimated renovation cost.
Our main hurdle at this point in time is the total cost associated with the renovation. The loan (Wells Fargo) has a ‘cap’ on renovation costs. As a result of this ‘cap’, based on the contractor’s estimates (rip off), there is a huge differential between the costs and available bank funds for renovation. After reviewing the contractor’s estimates, its clear to me that the margins are pretty high especially on raw materials. My goal is to minimize the costs by doing some of the work myself and purchasing all the raw materials. In making this decision, it occurred to me that my situation might not be unique; there are others like myself with new and existing homes. My solution, a non-profit renovation club aimed at minimizing costs associated with labor and raw materials for its members - where its member would pool skills sets to complete targeted projects.
LABOR
I am not contemplating extreme labor-intensive projects. There are certain areas where I believe the inexperienced can quickly learn - such as:
* Painting
* Stripping wood
* Laying wood floors
* Landscaping - my wife has done landscaping for 3 homes in Bed Sty.
RAW MATERIALS
After reviewing my contractor’s estimates on raw materials, it was clear to me that his margin is somewhere between 30% and 40%. As a result, I immediately decided I had to purchase my own materials: obviously, Home Depot was not an option. With great luck, I was able to secure a relationship with my cousin’s contactor. He (the contactor) is willing to purchase all my raw materials at cost price (for a small fee of course). My comparison thus far shows 20% in savings.
Over the next few weeks, I would like to get some feedback- ideas, suggestion, caveats etc. After some digestion, I would like to meet with those of you interested in forming this club.
Contact Info:
* Cell 917-847-5033
* Email kmorant@hotmail.com
Design/Build Firm
I am looking for a reputable design/build firm in Brooklyn. Has anyone had a good experience with one that they would like to share? I have met with one firm, but am interested in learning of others