March 31, 2006

re: Appliances

Currently researching appliances for my kitchen.
Looking at Wolf cooker/oven, Liebherr refrigerator, Bosch dishwasher,Zephyer fan/extractorhood.
Would appreciate any advise on the best places to go in Brooklyn. I'm assuming Manhattan stores are not worth the trip as they usually carry inflated prices. Thanks!

spiral staircase

Hi, can anyone tell me how I should go about legally installing a spiral staircase from my first floor apt to the basement? I'm told that these "are not code", does anyone have any experience in this area?

Thanks

Recommendations for Deck Builder

Upon everyone's recommendations on this site, I just called Vinny's and he told me to "look in the yellow pages" for someone closer to me (I live in Greenpoint) So, does anyone know of anyone else reliable? I am looking to have a steel deck built this spring.

Bathroom repairs

I have a newish stall shower that appears to be leaking into the drywall causing puckering and dampness, and the grout between tiles is beginning to crack and separate around the shower door.

Could anyone recommend a reliable contractor who could repair this?

Thanks.

March 30, 2006

How to Change Tax Class

I guess being bogged down in renovations has more than the immediate construction costs. I've just woken up to the fact that I've spent the last five years paying taxes for a multi-family property (8 units, according to the finance dept.) while living in a three-family. I'm getting the runaround from the city, bouncing between the registry and the finance folks... trying to explain I don't care if I've missed the March 15th deadline, I just want it changed.

What's the straight answer on this? How do you change your building class?

looking to insulate my roof

The heating bills for 2-family townhouse have been quite high this winter, because we have to crank the furnace so the upstairs apartment gets heat. One of the heating specialists we had in suggested that we get our roof insulated, as most heat is lost thru the roof. When we bought the house in July we had the roof resurfaced, but we didn't think to insulate at the time (and the roofers and contractor never suggested it). It is a hundred year old, brownstone-type house with no attic. I have heard bad things about the blown-in insulation. Has anyone had the roof of their brownstone insulated. Can anyone recommend a company to do this? Many thanks!

House and Lot

I'm considering purchasing a property consisting of a family house and adjacent lot. The house and lot are listed as a single tax lot on the tax map but two zoning lots on the zoning map. Does anyone no the difference between a tax lot and a zoning lot. What are the implications of having two zoning lots and one tax lot.

Thanks

Clothes Dryer

Any advice out there on buying a clothes dryer? (I already own a washer.) Are there any advantages/disadvantages of gas vs electric? What about venting? Does the dryer have to vent to the outside? I haven't yet decided whether to locate the dryer in the cellar or in the laundry room/closet in the kitchen on the garden floor. Your thoughts much appreciated. Thanks!

Tankless Hot Water Heater

I want to have a tankless hot water heater installed. My research as come up with $1500.00 installed. Is this correct? And does anyone have a recommendation as to an installer? Is there a better alternative? Many thanks

Checking on Complaints & Verification?

In the process of obtaining bids on a renovation. Can anyone inform me of where I can check if there are any complaints against a construction firm, and verify that the company is registered and insured?

Alex Drori?

Whoops, put that in the wrong box AND didn't open for comments. It must be the stripper fumes.

Here it is again:

Has anyone used Alex Drori for wood finishing work? I met him and got a good impression, but was wondering if anyone had more info.

Wood Molding. Urethane, Stain, or Oil?

I just bought a house that has a bunch of crown molding and wood doors that have just been lightly stained or raw and was wondering on what to do with them. I was wondering what people's opinion are between polyurethane, staining, oiling, or even painting.

Dealing with mosquitos in the garden

Anyone have suggestions on how to deal with mosquitos in the back yard...they were horrible last year, and really kept us from using the garden as much as we could..thanks!

March 29, 2006

Advice for a construction worker

This is not about renovation, this is not about real estate, but I think I can find compassion and support on this forum.
May be I just need to be pointed to the right direction. Any advise is really appreciated.
Actually it is related to the construction business, so, it is not totally out of context.

A friend of mine is a recent immigrant. Last month he was hired as a worker by one of the Brooklyn companies who is a supplier of cast stone and plaster products. Since the first day he asked to put him on payroll. They just promised.
Every day he gave a time sheet to the owner and he was paid twice fro two weeks by personal check. Both times payment was delayed by several days. Initial oral agreement was $21/h, but they did not give him any papers to sign.
Owner explained him that paycheck amount is based on $16/h because of the taxes.

He worked as an operator of some sort of equipment, may be a forklift, I am not sure. But he told me that this thing did not have a half of the functions working, you can not open windows and you can not close the doors. He said that when he had to move this car from location to location, he literally had to tie the door to his leg by some sort of rope, because he did not want this door to hit somebody on the street. Also he mentioned that other workers had complained that some hydraulic liquid(?) and oil was dripping on them from this monster.
He was complaining to the owner that this thing should be fixed. An owner mentioned as the reason not to fix this equipment that either registration or insurance (my friend does not remember exactly what it was) is expired.

So, my friend was working till the last week. He missed one check because he had a cold for a couple of days. Then he went straight back to work expecting that he will get one check for two weeks ( by his calculation it is supposed to be over 2K, sometimes he worked for 10-12 hours straight).
Last week he got into minor accident while driving this car. An owner was sitting next to him. Accident was really minor, they got stuck under the bridge with a damage to some pipe that sits high. Police came to check on them and left.
Next day a friend of mine brought his time sheet and asked when he will be paid. And owner responded that it will cost him over 9K to fix the car and that he is not going to pay him and it is my friend who owes him money.
End of the story.

My friend does not speak English well, but an owner is Polish, so they understood each other. Obviously, my friend could not afford a lawyer and I doubt that any lawyer could find this case worth his time. I think that something is really wrong in this situation. But we do not know where to start.
My friend just wants to get his wages and move on. I, personally, would love to see this owner punished. He did not want to talk on the phone, he yells and he is sure that this guy just swallow and move on. To let people to work on broken equipment without insurance and safety instruction, to delay pay and make people to ask for it more then one time - it is plain wrong. I am an emigrant by myself, but I think I exist in an different world. I was skilled professional sponsored for a green card with a normal payroll, normal working conditions and my pay was always higher then an average in USA for my occupation.
So, I do not have an experience to deal with this situation but I want to help my friend. I have checked NY DOL website but I did not find anything useful so far.

Need interview location

SEEKING: Brownstone parlor where we can film two interviews for a National Geographic Channel documentary. We are interviewing two Russian history scholars on April 14 and are looking for a space in Brooklyn. We will neeed access to the room from 7-7 and it will need to be a quiet location. We can offer some compensation and a credit in the show. Please call Jessie at 646-442-8623 if you are interested.

Need Salvage: Interior Brownstone Doors

Need to replace entry doors to parlor floor apt of brownstone. Molding of frame suggests curved top. I believe they should be 104" tall...two doors each about 30 " wide. I think the originals were 4 or 6 panel. Which salvage sources would you recommend? Email: wawknboots@yahoo.com

Hudson Reed Fixtures

Does anyone have any knowledge of or experience with Hudson Reed faucets and showers? Seems too good to be true - and we all know how that tale ends.

Empire Today Flooring?

Having seen many of there commericals lately I am wondering does anyone have any feedback about Empire Today Flooring?

Outdoor Sprinkler System

Has anyone installed an automatic sprinkler system in their garden? If so - any recommendations for a contractor?

Thanks

March 28, 2006

Adding A Floor - Construction Cost

I am interested in hearing about peoples experiences adding an additional floor on the roof of their brownstone.

What would the price per square foot be for the new construction?

What type of building materials are typically used for adding a floor? Wood frame? Brick?

What are important things to consider? FAR? Landmark status? etc...

Thanks!

Mortgage: Broker vs Bank??

hi,

have been looking around and finally ready to jump in the fray. one thing i've often wondered is the value of a mortgage broker vs bank for a mortgage. who pays the broker -- the buyer or the chosen lender? is there much of a difference in the potential $$ savings?

thanks!

Supporting Walls

Tricky question but if I want to remove the center walls in a 20' brownstone and have 4 floors resupported with horizontal rather than perpendicular steel beams what do you think I'm looking at cost wise?

Can you just have garden floor redone to open up the darkest part of the house and leave the perpendicular walls above?

Do you Know a Good Landscaper

We are looking for a reasonably priced landscaper for a 16' x 60' back yard. Any recommendations?

Excellent Painter Needed

Can anyone recommend a good painter for interior Crown Heights brownstone?

level & sod

Can anyone recommend a good and reasonable place / service to level and sod a backyard (or at least place to get sod/dirt)--nothing fancy, just need to tear up a lumpy and uneven lawn and put down some new green behind the house. We live in ft. greene.

Stamped concrete for backyard

Our backyard has been completely covered with concrete. I am too afraid to have it dug up and dragged through my house so I am considering stamped concrete. I have seen some examples and some of it looks pretty good. Has anyone done this? Any idea on price for a 50 x 18 foot backyard and whether or not you were happy with it? Thanks

Sump pump location?

Where should a sump pump pit be located?

My house has a sub-basement (completely below street level) that houses all the building mechanicals, etc. It's not used as living space. It has a brick floor that gets damp, mainly in the rear of the house. The house is on a hill, and water drains toward the house. No way to regrade.

There is an old sump pit in the front of the basement. Terra cotta pipes run under the floor the length of the house to the pit. I'm guessing it was set up that way prior to electric pumps to allow water to move under the floor by gravity and eventually out to the street.

Question: Would I better off locating a new pit/sump pump in the rear of the basement where the water actually comes in?

ISO Floor refinisher

Hello, I'm looking for a reputable, efficient floor refinisher. Thanks in advance.

March 27, 2006

Whole Home Water Filtration

Has anyone had experience in whole house water filtration. It is a good idea in Brooklyn? What systems have people used? Does the house water pressure suffer?

Which comes first?

When renovating a brownstone that's in really terrible condition inside and out, which do you do first? Would it make more sense to do the roof and facade first, or the interiors, or do the two have to be coordinated? For example, when you're replacing all of the windows, do you do that before or after the facade?

Thanks for the advice!

Iron gate/ fencing/ trellis wanted

Does anyone have any iron gates, fencing or trellises that they do not need? Does not matter how rusty or in whatever shape. Around 6-7' high and 3-6 ft. wide. We would lean them against our property wall and use as a trellis for passionflower vines.

keeping track of mortgage payments?

Do people have a system for keeping track of their mortgage payments as they go? My girlfriend and I are about to close on a two-family in Bed-Stuy, and I want to develop an excel file to keep track of the monthly payments, that will keep a running tally of what is left on my principal and interest.

does anyone else do this? I am sure many people are super-organized about their monthly payments. any advice on the matter?

Help me analyse this...

Help me figure out how this is an investment...i.e. how would you try and model a return...

$995K 5th Avenue (Manhattan) 1800 sq ft. Amazing floor plan but comes with rent control tenant in perpetuity. 95-year old tenant has 50-year old daughter who has a daughter etc. etc. etc.

http://www.corcoran.com/property/listing.aspx?Region=NYC&ListingID=840431

Wood spiral staircase

I know there have been discussions about spiral staircases in the past. Many agree that it compromises the architectural integrity of the house. The house that we're renovating is a little less than 17' wide. We've removed the staircase on the basement floor from its orginal place and had planned to move them else where salvaging all the original posts, banister, etc. Our GC suggested on Saturday, due to the narrowness of the house that perhaps we should consider a spiral staircase (wood), which would give us more sq. footage. I thought that would be a good idea, but I would like to hear more pros & cons before we make the ultimate decision. Your advice would be appreciated. Thanks.

Cracking plaster walls?

I finished a renovation last year (new electrical, plumbing, new plaster walls where needed, some demo) of a brownstone but I am noticing cracks showing up in the walls and original plaster trim, which I spent much time restoring. The moldings appear to be separating from the walls in places. Also, the paint around door frames and new moldings seem to be cracking at the connections. I was told that it is just an old house “settling”. Is this correct? I have always lived in newer apartments, so I don’t know what to expect. Should I be worried…did the builder do a slack job, or is this typical old house behavior? Any advice would be greatly appreciated.
Thanks!

Lawyers for disputes rather than transaction

Hello

We have a dispute with a tenant in that the tenants have decided they don't want to pay rent. The property is in Brooklyn. Can anyone suggest a good tenant-landlord attorney?

thanks

lanscaping materials source?

Hello-

After renovating our 4 story brownstone over the past year we are now turning our attention to the outdoor spaces.

We have a plan and really know what we want to do. Problem is we can not find much selection of edging, pavers, gravel, landscape fabric, etc. at Home Depot/Lowes in Brooklyn.

Where do people go to get these products locally? The local "garden centers" we've found are basically plant shops.

We have seen these kinds of items at Home Depot/Lowes out of the city, but not in Brooklyn.

Thanks for help in advance.

win

Roofer Needed.

Roofer Needed.
I am looking for an experienced roofer to to replace the slate on the coppula of my 3 family Bed-Stuy townhouse. The coppula extends 15-20 feet above the roof. From what I've reserched the roofer will need to rent scaffolding and apply for the permits from the buildings dep't. I received an estimate of $7000 from Premiere Roofing. I'm looking for alternatives.

Entrance Way TIles

Hallway tiles
I'm thinking of changing the linoleoum that is in the entrance-way hallyway to something beautiful - like some of those that the Victorian houses had (mosaic border and colored tiles inside). Are there any suppliers in Brooklyn? Is this a super expensive idea?

US Window Factory

US Window Factory
I've heard this company's ads on the radio for a long time...now I need to replace some windows and was wondering if anyone has ever used them. Quality? Price?

(sorry - first time in the forum, didn't pput on the comments!)

Fire Escape Repairs 2

Comments turned on!

Fire Escape Repairs
I have an old fire escape on my 3 story house that needs some TLC. I noticed that one corner of the railing has become separated. Not sure if anything else needs repair. Any suggestions on who to call? Pricing info?

Thanks

Hallway tiles

I'm thinking of changing the linoleoum that is in the entrance-way hallyway to something beautiful - like some of those that the Victorian houses had (mosaic border and colored tiles inside). Are there any suppliers in Brooklyn? Is this a super expensive idea?

March 26, 2006

C of O Change?

I have an 1878 brick row house. There is no C of O on file at the DOB, yet it is listed as a 2 family house and has 2 separate gas meters although only one family resides in it. An old 1939 DOB blue print shows that the 3rd floor had a living room, bedroom, kitchen and bathroom. Soon in the process of renovation… that kitchen as well as the living room will be made into additional bedrooms. Will this require a C of O change? Are there any advantages or disadvantages to convert from a 2 family to a 1 family?

C of O Change?

I have an 1878 brick row house. There is no C of O on file at the DOB, yet it is listed as a 2 family house and has 2 separate gas meters although only one family resides in it. An old 1939 DOB blue print shows that the 3rd floor had a living room, bedroom, kitchen and bathroom. Soon in the process of renovation… that kitchen as well as the living room will be made into additional bedrooms. Will this require a C of O change? Are there any advantages or disadvantages to convert from a 2 family to a 1 family?

Kitchen Tiling

Looking to have my 140sq ft kitchen tiled in a diamond pattern. My tiler quoted $3,000 for the installation(including a cement base)...this seems really high at $21.43sq ft.....would appreciate any advise. Thanks.

Sorry....included comments this time.

Bathtub reglazing

Has anyone had a bathtub reglazed and do you recommend it? I really don't want to replace mine (we are rennovating our 50's "updated" bathroom and the tub is the only unoffensive element in the room!)

I am also in search of a tiler & plasterer

Recommendations are greatly appreciated.

Negative Recommendation for MARK TASH

I live on St. James between Fulton and Gates. I just had a horrible interaction with the upholsterer MARK TASH. He said he would not service me (come in to measure my furniture) because he saw a "crackhead" outside my door. He also went on to state that this is not a safe or respectable neighborhood for him to work in. I strongly recommend against using his services!!!

Changing building class and the assesment

I have a mixed use building in which I wouls like to extend the first floor. Since I have currently maxed my FAR I can either apply for a variance ( expensive and no guarentee) or change the building from residential to mixed use ( commercial). Changing the class will add to my FAR but I'm afraid the re-assesment could be devestaing. I've already talked to the dept of assesments but they were vague about the assesment increase. Does anyone have any past experience or thoughts on my potenital tax increase? Thanks.

Old fireplace brick

I'm about to have the flues & fireplaces rebuilt in our brownstone. Does the removed brick have value to anyone? I'd be surprised if it makes sense to reuse it as chimney brick (I'm guessing 114 years have degraded it quite a bit), but I'd hate to send it to the dump if someone had use for it.

GARDENER NEEDED!

I have a small patio garden and a real backyard that I need professional gardening help for. Any experience with a good,easy to work with reasonable city gardener? Pls e-mail at s.dowling @yahoo.com. Thanks for the help.

Sloping Ceiling

I am in the middle in renovating our parlor floor. We had to take down the whole ceiling, it was beyond salvageable. What we didn't quite realize, was how much of a slope there is. My contractor wanted to even it out, but we would have lost 4" of ceiling height doing that, and the ceilings are only a bit over 9'. The original decision to pull down the ceiling, though upsetting, included replacing the crown moulding that was so beautiful. Now, I don't think we can put crown moulding up, because I am afraid it is going to look horrible. Has anyone dealt with this and what did you do? Thanks

March 25, 2006

bedrooms w/o windows legal?

I am renovating a 75 yr old not landmark condo.
I have been asking everyone (realtors, lawyers, architects) if they know if it is legal to have bedroom in an apartment without a window. I could see that maybe a room w/o a window cannot contribute to the # of bedrooms listed when selling, but I am most concerned about it being legal. (for firecodes, etc.)

custom steel frame windows

Does anyone know who is making the custom steel frame windows I am seeing around Brooklyn (Bar Toto, Cafe Stienhoff)? They look great, but I wonder if they would be drafty. Any thoughts?

Old pine flooring

We recently purchase a 105 year old home.Most of the rooms had carpeting - when we pulled up the dining room and living room - the floors were pine - beautifully refinished and hardly anything needed to make them look great. However, in two of the bedrooms and a hallway the same type of flooring has been painted over several times. Any suggestions in terms of refinishing these floors?

Thanks for any advice.

March 24, 2006

Have You Done Something Amazing to Your Brownstone? Show It Off on HGTV!

HAVE YOU DONE SOMETHING ABSOLUTELY AMAZING TO YOUR HOME?!?

If you’re a creative, out of the box do-it-yourselfer

who has completed a SPECTACULAR home project …

HGTV is looking for you!

HGTV (Home and Garden Television) new prime-time series, “Look What I Did” is looking for unique, cool and imaginative projects designed and completed by real people without the help of contractors or experts. We're searching for individuals across the country that would like to share their fun stories and incredible results.
This fun and inspirational new program chronicles everyday people and their amazing “did it myself” creative home endeavors. From unbelievable room reinventions, to fantastic outdoor creations, one-of-a-kind kids rooms, wild wall treatments, playful pet projects, and more … we’re looking for ideas that break the design mold and make people say “WOW!”
So, if you've transformed your garage into a wine room, built Fido his own futuristic pad, designed the most fabulous fireplace ever, recreated your kids room and built a headboard out of hockey sticks -- or done something else spectacular and uniquely special to your home, HGTV is looking for you!
To apply, e-mail a description of the project (with pictures) of the area you've transformed, and your contact info to Tina at: lookwatidid@yahoo.com or 818/755-4800 x263.

Construction Recommendation

Does anyone have any feedback in reference to S.T. Construction or Design Tech?

wood exterior windows

I do not live on a landmark block, and am in the process of shopping for new windows. When I drive around looking at other windows, I always slow down at what turns out to be painted wooden exteriors, but all of my friends and all of the sales people I talk to insist that I would be making a mistake using all wood, as the maintenance in very difficult. So, to all of you landmarked homeowners, how hard is it really?

Roofer Needed.

I am looking for an experienced roofer to to replace the slate on the coppula of my 3 family Bed-Stuy townhouse. The coppula extends 15-20 feet above the roof. From what I've reserched the roofer will need to rent scaffolding and apply for the permits from the buildings dep't. I received an estimate of $7000 from Premiere Roofing. I'm looking for alternatives.

tillary or henry street?

After much aparment shopping, I have found two lofts, one near the Brooklyn Bridge on Henry Street and one on Tillary Street near John Barry Park. I will be commuting by foot each day to my office on Jay Street. As someone who has never visited Brooklyn, I would greatly appreciate any information regarding the neighborhoods of these locations- perhaps theatres, restaurants, safety. Thanks!

Spectacular Victorian Apt. for Rent

Victorian mansion -Flr.-thru, 1750 sq. ft.,2 bedrms, your own washer/dryer, dishwasher, lg. double closets w/beveled mirrors, huge 150 sq. ft. Victorian bathroom w/sep. tub & shower & lg. stained glass windows, sunny, 2 working fireplaces, easy parking, shiny parquet flrs, ceiling fans, gingerbread trim & arch. details, all new eat-in kitchen, door buzzer, near pub. trans. & shopping, faces park, school & museum. 2 Mo. security req. $2000. contact: H1r1m@aol.com

Kitchen Bath designer

Looking for an inspired kitchen and bathroom designer - someone who appreciates our need to keep the feel of our older home, yet understands our love of Toto Washlets and professional appliances. Ideas?

Electrician with ties to Con Ed?

I am looking to separate out my electric meters soon. Any recommendations for an electrician with ties to Con Ed? Readers have commented that this will make the process go much smoother.
Thanks.

Temporary fix -creaky stairs?

After waking up every night this week from a tenant walking up creaky stairs (it's 3 a.m. right now), I am seeking a temporary fix for creaky/loud stairs. Any suggestions other than carpet strips or is that about it? Temp because we'll undergo full renovation in about a year (but i can't wait that long for a full night's sleep!)

March 23, 2006

Looking for Brooklyn Party restaurant

It's not a home reno question, but since ya'll know bklyn so well...

I need recommendations for a restaurant to rent out for a private birthday party.

Needs to be:
1. in Brooklyn (B. Heights, Bococa area, Park Slope, Red Hook)
2. need to fit 50-60 people
3. not insanely expensive. Willing to spend $50-$60 a person.
4. good food and good service
5. Unfortunately not Indian or Mexican food (not good for parents)

Thanks!
Deb

Over-Stripped Wood Doors

The lovely guy who successfully stripped our fireplace mantles and a heavily painted door, just turned his attention to refinishing a pair of walnut doors in our house. They had never been painted but we wanted the old finish removed because the varnish had really deteriorated over the years. We talked at length about how we wanted him to do the gentlest job possible but sadly he lost sight of this request and stripped the doors to within an inch of their life, including a heavy sand. It looks like all the old patina has gone. Do I have any options now besides staining and oiling and simply living with the fact that the doors have lost much of their original character?

Collections Management Intern

Weeksville Heritage Center – Collections Management Intern

Currently we are looking for a Collections Management Intern who will work independently and with the Director of Preservation and the Director of Research in developing a collections database with complete descriptions and digital photographs. The intern will inventory and catalog objects in the collection, researching key items in more depth. The collection includes objects that were donated over the 35 year history of the organization as well as site specific artifacts that were found during an archeological dig.

Location
The position will be at the Historic Hunterfly Road Houses in Crown Heights, Brooklyn, NY.

Please fax a cover letter and resume to:
Robin Cloud
Director of Preservation
Weeksville Heritage Center
FAX 718-756-5277

Continue reading "Collections Management Intern"

French Doors

We have french doors on our parlor floor leading to the common area. As we are converting this once (1) family home into a (3), our GC suggested that having the french doors with glass panes could pose a security issue, especially since the doors will lead to my children's bedroom. The door and moldings are beautiful and I definitely don't want to lose them. Does anyone have any suggestions as to how we can secure our space without compromising the original details?

Thanks,
Faithful

Exterior Doors

Looking for recommendation for sellers and installers of insulated or solid wood doors for the exterior of our Carroll Gardens Co-op building. Right now we have wrought iron doors that are attractive and ornate but the plexi-glass does not provide any shield from the winter. Any suggestions would be welcome.

Wood for a deck??

Any suggestions about where in Brooklyn I can go to check out types and prices of wood for a deck...including Ipe, treated pine, etc..

A/C service contract?

The company that installed my A/C wants to charge me $800 for an annual service contract. Seems expensive. They're saying it includes a "turn on" service, which would normally cost $500. Anyone know a small-time outfit that can do the same for less?
It's a 3-zone split system (Luxair).
thanks,
OE

ballpark estimate for a renovation needed

So if anyone would have an educated guess at this question, i know it will be you guys/gals. Ballpark, how much do you think this would cost in a detached 3000sqft house in brooklyn:
-Replace all windows
-Install new 3 zone central heating and a/c
-Resurface all the floors
-Finish a basement w/ carpet
-Brand new kitchen (top of the line GE, very nice granite counters and custom cabinets)
-Average half bath reno
-Paint half the rooms in the house
Are we talking 100k or 300k?
Thanks for your help... i appreciate any guesses

Great Roofer

I've read the posts that some people have gotten bad recommendations off of Brownstoner,here's one thats not.
We read alot about the "Leak Master" Nick Kontzamnis so we gave him a call to look at a pesky leak. He is super professional and extremely knowledgeable. We've had at least 15 roofers come to our place in the 6 years we'ver owned our house and he's the best. He's 718-421-2000.

March 22, 2006

Interior Brick

We've got some interior exposed brick in part of our federal-style house. I've decided to keep it exposed. But I was in a restaurant on the Lower East Side last year and noticed that the exposed brick there had a glaze on it that I thought looked really good - kind of cleaned it up. Has anyone seen anything like this or does anyone have any thoughts about what the process is and how it might look in a house?

housing violation hire

exterior brick wall repair

we are considering purchasing a brick 4 fam. with some damage the side structural wall. we had a structural engineer in that told us we needed to seek actual estimations from an expert with solid excavation experience. the damage is unnoticable to the eye with the exception that there is a large wooden support structure on every floor that appears to be supporting the roof and keeping the wall intact.
does anyone have any experience with retrofitting, repairing or replacing exterior walls under these sort of circumstances? (damage to structure due to removal of next door building in row.)
any imput, experiences or estimates would be incredibly helpful to us. Thanks!

fixing violations?

I recently purchased a 4 family home and have been told by my contractor that there are some potential violations that never came out in the closing -- in particular there is a small all wood deck off the parlor floor, which wasn't in the plans, etc. I have limited cash at the moment, and am really worried about getting an expensive violation. Any thoughts about what risk there is of my receiving a violation? Should I just remove the deck :-(, or??

March 21, 2006

tenant compensation?

I'm thinking of renovationg the first floor of my 7 family building. The renovation will probably last 6 months and be an inconvenience to my tenants. Are they entitled to a rent compensation? Am I infringing on their right to " quiet enjoyment" of their apartments? If anyone has any experience with this, please help...

Original Pine floors

We're looking to do some work on our parlor floor. We've got these great, wide-plank original pine floors. But the floor isn't level - and in some parts it's really noticeable. I mean it's like a serious incline. We had them cleaned up before we moved in. Now, we have to decide to keep them or not. My biggest problem is that pine is so soft and everytime my kids move, they put another nick in them. Any thoughts? What are our options and are we crazy to even be thinking about pulling them up?

fixing the facade...

We have a brownstone in bed-stuy that has lost much of its original detail, including, sadly, the "cap" that used to cover the top of the front of the building. Does anyone know how much its going to cost to replace these details, if not in their entirety, at least so the building looks more kept up. Thanks!

Rattner Development - Good for local prices or Bad? -please review

Not trying to stir the pot on this so please focus on the question.
Question: In real estate, do large urban developments like the Rattner/Prospect Heights project INCREASE the value of local residential real estate (condo's, brownstones, etc) OR with the additional number of residential units proposed will this DECREASE the value of residential real estate.

Is more better? or worse (valuewise). All else being equal and disregard quality of life issues.

I'm interested in honest opinions from the brokerage community.

Thanks

NEW IN BED-STUY

We've recently purchased a brownstone in Bedford-Stuyvesant area. I have to say that I am very pleased with the investment. I love the area.

I'm been trying to find out if there are any activities such as clubs or even restaurants around. Last weekend I visited a restaurant called Solomon's PorchIt's located on Stuyvesant Ave right at the corner of Halsey St in the Bedford-Stuyvesant area. We were referred by a friend who mentioned that the place was under new management.

Anyway, we went on a Friday night. And I have to say that I enjoyed myself. There was a live jazz band (there aren't too many restaurants around here w/live jazz). The music was wonderful. They also serve food which was great. I'm still looking to see what else is in the area but it's certain that I'll visit this restaurant again. I recommend that all jazz lovers visit the place.

Has any one heard of this restaurant?

home staging, or just interior design?

Has anyone used a home staging service, but not for selling, just for sprucing up your place? We live in a very nice loft and we have some great pieces but I have this feeling it could look more pulled together and could work so much better for us. I'm bascially looking for someone to advise on furniture placement, wall decorations, storage solutions, and possibly some new furniture (but mostly we want to focus on how to make what we already have work). Has anyone done this? Did you hire a home stager or just an interior decorator?

Jurasic Park Redux

We live near a new development that is just beginning to
dig it's foundation. The problem is that our house shakes to the point where the water in a glass will bounce. Our two neighbors also feel this same vibration and one made a complaint to 311 that resulted in a record being made against HER property's address. If the house more or less shakes from 7am until 6pm each day for a few months, how much damage could or will result? I don't have very much confidence in the DOB or 311. I called my insurance agent and he didn't seem worried. I have taken photos. The digging they are doing does not seem especially violent, but they are going to dig down 30+ feet with metal tube pilings. You can even feel it when standing on the ground.

Replacing an old toilet / closet flange

We're replacing an old leaking toilet in the former maid's quarters of our 1894 brownstone. Toilet connects to a 4-inch cast iron pipe. The pipe opening is 4 inches, but there's a 6-inch diameter lip at the top of pipe, about two inches below the original floor. Because the pipe is below floor level, the old "flange" was a short piece of 4-inch cast iron (about 3.5 inches long) inserted into the lip and secured with lead/oakum. Toilet was bolted to the floor.

Question: Is there a deep closet flange or extender that we can use as a replacement? The 6-inch lip is about 2 inches below the floor, and the actual 4-inch pipe opening is 3.5 inches below. Floor repairs and tiling we want to do could raise the floor level under the toilet by another 5/8 of an inch. How to proceed from here?

HELP! Fireplace Inserts!!

Hello All!!!!
Our brownstones previous owners put in a gaudy gold trimmed fireplace insert- and we've had a tought time finding stores that carry a wide selection for replacements. ANy ideas? Our style is more contemporary than modern, but all feedback is HUGELY helpful. Thanks!

HELP! Fireplace Inserts!!

Hello All!!!!
Our brownstones previous owners put in a gaudy gold trimmed fireplace insert- and we've had a tought time finding stores that carry a wide selection for replacements. ANy ideas? Our style is more contemporary than modern, but all feedback is HUGELY helpful. Thanks!

Prices of homes sold?

How does the NYT know how much homes are actually sold for? Do they use public tax records? Are these available online? Anyone know? (sorry for repost, forget to allow comments, shouldn't that be the default setting instead of the other way around?)

radiant heating

Has anyone considered putting in radiant heating in their brownstone? If so, please let me know your experiences. Thanks

March 20, 2006

Restoring front doors

After much waffling, I've decided that our front doors should be restored instead of replaced. They're the original doors to the building and have seen better days, but I think there's still hope. They're made out of solid pine and need some pieces replaced along with new hardware and a complete refinishing.

I'm looking to get a couple of quotes at least for the entire job - does anyone have names and numbers for talented, reliable, and reasonable door restorers?

Thanks very much!

Spray-In Insulation?

I have a fully detached 3 story wood-frame victorian. there is no insulation in the walls and asbestos shingles on the outside. I am looking into hiring a company called foamdynamics to drill holes in the outside of the house and spray in foam insulation. i am also looking into putting siding over the shingles for appearance -shingles are not in great shape- and to help with insulation. is there anyone that has added siding or worked with spray foam insulation and can comment on the insulating effectiveness of either? thanks in advance.

bamboo fence

Have anyone tried rolled bamboo fence? I have a really ugly falling apart chain linked fence and i'm so tired of looking at my neighbors' messy backyards.

temporary greenhouse

can anyone comment on whether it is up to code to build a temporary greenhouse in your backyard for those cold winter months and take them down in the summer? the pretty greenhouse & cherry blossoms under my brownstone is making me wish i have a warmer place to entertain and keep my plants happy. i'm thinking of building this greenhouse out of removable plastic sheet.

Age of House

How do you find out how old your house is? Mine is listed as 1899, but I understand a lot of 1899 houses were built earlier. Where do you find out the actual date?

waterproofing a stoop

my husband and I would like to waterproof the storage space under our stoop so that we can store our bicycles under there, etc. Any recommendations for contractors to do this small job? How much should it cost? Thanks.

anyone have a mortgage broker they like/trust

looking for a reliable trustworthy mortgage broker to work with...anyone here have a particualrly good experience with theirs.

painting brownstone facade

I recently purchased a brownstone that was painted yellow and brown. Money constaints do not allow me to chip it off and redo the entire facade, so I think that painting it a more aggreable color would be better. Does anyone have any recommendations for paint, etc.

Need Referral for Steel Deck builder

I need a refferal for a company that builds steel decks in Brooklyn for a Brownstone.

Security systems??

My family lives on the parlor floor of our brownstone...my husband was assaulted twice in our crown heights neighborhood, and is now testifiying against the perpetrators. I'm obviously a little concerned about security...would any one recommend an alarm system?
Many thanks.

Tempered Window Glass

I am putting 80" windows on my Parlor floor, but I have been told conflicting info from window vendors. Some say I have to get tempered glass if my window starts lower than 18" from the floor, and other vendors say they do not think that is true. Does anyone know the actual code on this? Thanks

Shelf/Furniture Maker?

Hi -- We are going to convert the formal dining room of our TH into a library, and need a good, economical woodworker to work with us to design and build the shelving for this 13 X 13 room. Can anyone recommend someone for this?

European Combo Washer/Dryers (ventless)

Hi there,
I just moved into a co-op with both a full sized washer and dryer, taking up a lot of kitchen counter space. I was looking into the combo washer/dryers (units the size of either 1 washer or 1 dryer and does both), I realize they are costly but the investment might be worth it...I know some brands have been problematic (Haier, for one), but others seem to get good ratings (like LG, for example). I have been told that in general with these units the drying time is longer - this is not an issue for me, I am single and don't generate an enormous amount of laundry.
Thanks for any comments and advice!

March 19, 2006

Replacing Windows

We just purchased a brownstone where the original windows have been replaced with very cheap vinyl. Many of these windows now need to be replaced again, and we are deciding whether we can afford to go with wood, or whether we need to use vinyl to stay within our price range. Our preference would be to try and restore some of the house's historical charm, but I'm not sure windows are the place we most want to spend our limited resources right now. Can anyone give me a sense of the price differential for wood versus vinyl? Thanks so much!

Decks - building code

I think this question might be helpful also for the previous poster, who didn't turn on "comments". I'm planning to build a deck on my 4 family. I plan to build to code, but not to file permits at this time. I have spoken to a number of licensed contractors, but seem to get a slightly different version of what is to code. I would like to use as little steel as possible, and use fire-retardant materials where i can - ipe, etc. One poster gave a link to this resource www.nyc.gov/html/dob/downloads/pdf/swimpools.pdf -- which gives info about deck building. However, it mentions that materials must correspond with the DOB code, but doesn't mention where to find this info about what materials would be to code. Does anyone know, or can point me to, info about building material code for decks on four family houses? many thanks!

Malber Washers and Dryers

I'm planning to install a stackable washer and dryer in my kitchen. Because I can't vent in the space, I need to decide between a ventless (condensation) dryer or venting into a bucket. The only ventless dryer in my price range is the Malber TD800. Has anyone had any experience with this brand? (This is not for the combo washer, but for separate washer and dryer.) Has anyone had experience with the bucket system? I will be putting in a 220v line if this makes any difference. Thanks much.

March 18, 2006

deck size

I am looking to remove an old deck and enlarge into a larger one. Can anyone inform on what the size limitations are?
i understand that if i am using wood, there has to be 3 feet on both sides and generally should be 8 feet or less long. my far is 1.62 and the lot is 20x100. also, can the deck be over the basement hatch door? also,there is firescape in the back.
thanks.

How did you correct your sagging staircase?

Our staircase from parlor to top floor has settled over the years and now one side sits at least 3-4 inches lower than the other (due to sagging floor joyces). Structurally, we believe the stair to be sound, but cosmetically, it looks awful and gives you a falling sensation when you walk up or down the stairs. We don't like it, and want to address it. Our contractor and architect outlined for us some options: 1) replace the stairs (no way!) or 2) shim each tread - to do so, remove the bannister and spindles then put them back in place when finished (cost = $7-10K on time and materials). It's expensive, and we're not sure it will fix the whole problem. We are also afraid it will ruin the bannister/spindles. Has anyone done this? Has anyone done something else you'd recommend? Would you trust this job to your gut renov contractor, or does it require a specialist like SoxCo? And, since we don't really have the budget for it now, is this something one could opt to do later, after living in the house for awhile?

Concrete Countertop?

We are researching the upcoming renovation of our kitchen and are very interested in concrete countertops. I think it looks great, but have heard that it might not wear so well. Does anyone have any advice, comments, or referrals?

Looking for studio/1 br rental

Am looking to rent a studio or 1 bedroom apartment in brooklyn, between $1200 and $1400. Single male, steady income. Thanks!

In need of an Architect

In need of a good architect for a gut renovation of an 1100 square foot pre-war co-op in Park Slope. Would love someone who is familiar with doing co-op work in pre-war buildings in the area and who has a good understanding of how to truly maximize small spaces. Looking to create a warm comfortable space within a realistic budget. Recommendations greatly appreciated!

tile and plaster

I am in need of a good plasterer and someone to install tile in a bathroom for Park Slope, does anyone have a recommendation?

Thanks!

Soft Pine Floor Refinishing

I purchased an apt in a 100-yr old building. It has soft pine floors throughout. They are beautiful, but need refinishing. The previous owner says they should only be lightly sanded and then coated with wax finish. She says any hard sanding will ruin it, and to find someone who understands grit levels and care needed to refinish this type of floor. In one of the rooms, the floor is partially painted red.

Can anyone recommend someone for this job? I am looking for an experienced person with referrals who won't botch the job.

Prewar Woodworker Needed

I just purchased a prewar 2br on 122nd b/w Bway and Amsterdam. There are beautiful wood baseboards and window frames that have been painted over. I am sure spots will need filling or reworking/rebuilding in addition to sanding, staining, etc. Anyone know of a good person for this job?

March 17, 2006

Legal Basement Apt?

I'm sure this has been discussed before - but I can't seem to find it - so please forgive me. We are seriously considering a house wiht a 2 family C of O. Currently the rental apt is on the top floor. We would like to make the english basement into the rental apt and use the top and parlor floor as our own. The basement has 3 methods of egress.
How or where can I find out if it would be legal to do so? I'm sure there are restrictions as to how far above ground the windows have to be? Or something like that? But I'm not sure where to find this information.
Thank you for your help...

Cable TV question part 2

Thanks for you responses regarding my question about digital vs. satellite. One of the main problems I have with the current set up is that the cable wiring was so badly done that it's very unsightly. The wires snake through the hallways and go over doors and around corners. Are there less wires used for satellite than digital? We would want the cable on 3 separate floors with the ability to watch different channels at the same time.

Thanks again!

manhattan co-op

sorry, this is off the brownstone subject...
my family is going to be selling my grandmother's UES apartment this spring- a 1 1/2 bedroom in the east 70's, needs a cosmetic renovation in bathroom and kitchen, post-war, but a nice doorman building, and on a really gorgeous tree lined block (street, not avenue). the broker they found through the building wants to list it at $625,00 and said we shouldn't expect to get more than $675,000 max. i think that sounds really low. any thoughts?

March 16, 2006

4 A's Real estate

Has anyone had dealings with these realtors?
they call themselves 4 A's Real Estate Brokers and are showing BrownStones in Bed Stuy and neighbouring areas.

looking for a wood finisher

I'm the one who just posted about the big pocket door, but I figured I should post this separately.

Our house had its windows all replaced with white vinyl crap before we bought, and we're trying to put in better replacements, floor by floor. I got Marvin unfinished wood interior/ext aluminum clad replacement windows for the parlor floor last year, and love them. One problem: glazing and varnishing was an enormous, impossible pain in the butt. I want to do the third floor this year, but need to find a good finisher who I can get the windows shipped to, who can do them in her shop and then deliver them here ready to go.

Any help?

extra grande pocket door for sale

We have a fantastic, gigantic pocket door that we can't use anymore (we converted its spot to an archway). It's double-wide, about 100 yrs old (post victorian), red oak. Very good condition, with a few nail holes. about 5 ft wide by 8.5 feet tall. It has about 2 coats of paint on it, with thick shellac underneath.

Continue reading "extra grande pocket door for sale"

Digital Cable vs. Satellite in Ft. Greene

We've recently moved to Ft. Greene and are trying to decide between digital and satellite tv. Anyone have an opinion? I notice a lot of dishes on rooftops in the neighborhood so I'm wondering if there's a reason.

Thanks in advance.

Looking for a Garden Apartment

My boyfriend and I have been hunting for a garden apartment in Carroll Gardens, Cobble Hill, Brooklyn Heights, Prospect Heights, Park Slope or Boerum Hill and can't seem to find anything starting in early to mid April. We work on Wall Street and can pay up to 3k. Ideally, we'd like a place with a big kitchen and around 1,000 square feet. We do have two cats. We're gardeners and would prefer an apartment on the garden level, but would consider something with a deck and shared outdoor space. If you know of something, please contact me at kshevory@yahoo.com. Thanks!

Need Help With Plaster Moulding Restoration

I am trying to find someone who can restore the plaster ceiling mouldings in my living room. Due to water damage years ago, and some sloppy electrical work, half of the moulding is either missing or, damaged. The general design and detail is still there though. If anybody can recommend someone for the job, please pass that info along. Thanks.

Black pipe inside wood fireplace chamber

Our wood burning fireplace has a 'black pipe' gas line inside the firebox. This was used at one time for a gas log. Can I leave this gas pipe in the firebox and use it for a 'log lighter' for wood burning? I would bring the shutoff valve to the front side of the firebox. There is an emergency shutoff valve outside the house. Can it withstand the heat from burning wood? My local plumbing company says yes, but I would like a second opinion.

Lumber Yard

I need to find a lumber yard that can cut a small piece of plywood to our specs. Can anyone recommend a lumber yard in (or close to) the brownstone belt?

changing a sink

bought a new condo that has one of those annoyingly modernist bowl type sinks sitting on top of a marble vanity. i want to change this to one of the kohler-type infinity sinks that are wide and broad and span the width of the vanity. how difficult is this to do it myself? what is involved in it?

i'm primarily thinking the difficult part is disconnectin the current bowl from the drain pipe, etc..

could i hire someone on craigslist to do it for less than $50?

If You Could Start Again

We are about to close on a new house. I have the opportunity to put ANYTHING in it that I want. So here's the question: based on your experience and dreams- what would you do? Central Vac? Gas fireplace? Central air and heating? Soundproofing under carpets? We already have new closets ( including a cedar)and windows on our list.
House is a 3 story detached and has not been touched since the 70s but has great bones.

Investing in Brooklyn

I've been thinking very seriously about investing in income generating property, likely a multi-family home in brooklyn (10-20 unit bldgs) I am curious what areas seem to provide best prospects for capital appreciation and gentrification.. Prospect Heights was one area I came up with.. thanks in advance for your comments

March 15, 2006

looking for a fence company

Now that spring is in the air, we are looking to tear out the chainlink fence in our backyard and replace it with a wooden one. Anyone have any experience with a good fence company?

Ammonia Smell in Entry under Brownstone Stairs

We live in the garden apartment of a brownstone with a private entrance under the main stairs of the building. Recently a strong ammonia smell has started to emanate from the entryway between the gate and front door to our apartment, and we can’t determine where it is coming from. The space has a small closet, which is painted shut and impossible to open, so it is possible that a previous owner placed some kind of cleaning product in there years ago that has now corroded and is leaking. The area is also damp and has terrible drainage in bad weather, so it is possible that the smell is somehow related to this.

If anyone has recommendations regarding someone we could call to either break open the closet or evaluate what the smell could possibly be coming from, I would really appreciate it. We are at a total loss… Thanks.

March 14, 2006

re: Tiling

I'm currently renovating my kitchen and looking to tile with Moraccan terra cotta cement tiles, approximately 150 square feet including cement base. How much should this job cost in total or by square foot? Would appreciate any advise. Thanks,

HVAC Again

Hi -- I have searched the Forum and haven't found much consensus on HVAC providers. We are committed to the forced air system in our Prospect Heights BS, but are replacing our furnace and are in the process of getting quotes. Sears came in very high -- it may have been the salesman, but Keyspan has a reputation for poor service. We plan to get a new furnace with electronic air filters, and maybe AC also. Which HVAC vendors have Brownstoners liked in terms of pricing, service, and product quality?

Plumbing Problem: toilet backflow

I bought last year a two-unit row house with a newly renovated downstairs unit, including bathroom. In my own recent renovation of the upstairs unit, my contractor gutted the bathroom to the wall studs and installed new pipes and electric, including a pipe vent in the wall behind the sink.

The problem is that when the toilet in the upstairs unit is flushed, water gurgles and splashes out of the downstairs toilet. It soaks the underside of the lid, and spills onto the floor if the lid isn't down. It could be a nasty surprise to someone seated on the downstairs toilet, and indeed is a bit scary just to see it happen.

I did not test this before the upstairs renovations started, so I don’t know if this happened with the old upstairs toilet and pipes. My contractor thinks the issue is with the renovation that was done in the downstairs unit - that there isn't proper pipe venting and air pressure in the pipes. He thinks he might be able to vent the pipe from the basement, but hasn’t spent much time yet investigating. Does this sound reasonable? Has anyone had a problem like this before? How big of an effort might it be to fix?

Park Slope Brownstone - The paint is peeling off our tin ceiling. It's coming off in chunks - any way to patch? Or do we need to strip and repaint? Also, any recos for painters?
Thanks!!

Clinton Hill

My husband and I are considering purchasing a beautiful brownstone in Clinton Hill just off of the Clinton Washington stop on the C line. My question is, what is there to do in the neighborhood for activities (gym, restaurants, clubs etc.)Are there any good resources online for the neighborhood?

For the young women reading: do you feel comfortable being in the neighborhood at night?

Furniture Restoration

I have an 1958 wooden bedroom set that is in need of a light sanding, for it has several stains and discoloration area’s, 2 draws need fixing and replacement of new draw handles. Can anyone recommend a furniture restoration company?

cutting down a tree?

We have a "tree" which is really an ugly overgrown weed in the front of our bed-stuy brownstone. The roots are breaking up the cement, and making it really hard to keep the garbage under control, etc. (its a small front area). Can we just cut it down, or?? Thanks!

Ripping up ugly floor

I'm buying a great little house in Lefferts. The previous owner put down ugly parquet flooring. i would like to rip it up in in living room, dinig room, and hallway and leave the old underneath. Have people found the pine to be strong enough and how much might the rip out cost? Thanks

Painting a fedders house

I own a pink new construction house in bed-stuy and I'm tired of sticking out. I'm thinking of painting it red or brown or maybe off-white. I'm aware that I should use masonry paint and I'll use it if I go ahead.

My concern is that I've never seen a new construction fedders style house painted. Can anyone point me to examples so that I can see what it looks like?

March 13, 2006

driveway

Can anyone recommend a good contractor for a new concrete driveway?

Free radiator

I have a 32" long x 9" wide x 26" high radiator. Located on the upper east side. If interested, please email me: brtaylor62@gmail.com

Thanks.

Legal recommendations

Hi, I am about to put an offer in on a 4 family property in East Williamsburg/Bushwick (whatever they are calling it today). Can anyone recommend a laywer and maybe an inspector that has experience in the area?

Exterior wall insulation

Has anyone had any experience with trying to insulate the exterior of a brownstone which is detached on one side (ie, it's the last rowhouse of the set). Our 4-storey house has exposed brick, and I suspect this is a major heat-loss area. Can one put sheet insulation and some kind of extterior finish over it? Any other alternatives? Does re-pointing make a big difference? Our gas heating bill was 1300 for Dec-Jan! Thanks.

Fench and Deck

I am looking to change my backyard fench and deck. Can anyone recommend a company that are reasonable? How much should I expect to pay for about a 20X45ft backyard and an 7 by 14ft deck? The job requires removing the old deck and fence. I am also debating btw cedar wood or those newer plastic material. Suggestions wanted.

Shutting off my gas meter

My house was once an illegal four family (it's a legal two family). At one point, there was a kitchen installed in the small bedroom on my parlor floor. The gas line that flowed to the second floor is still there - it flows through the room below from the basement. I want to remove this pipe from these two rooms and cap in in the basement. I have the threaded cap I need and have a good understanding as to where I want to cap the line. However, there are no shutoff valves anywhere along the lines (there are some at the appliances however). My only option seems to be to shut off my meter, drain the gas from the system by turning on the appliances and then cap the line. However, I can't seem to get the meter to shut off. I am definately a little timid about this and want to make sure I know what I'm doing first. The valve on the meeter is facing up, showing that it is on. I would assume that I have to turn it sideways in order to shut down the gas feed. I tried turning the valve to the left but it seemed to resist (I ceertainly do not want to force it) I have not tried to turn the valve to the right. Is that the way to do it, or do I need a special tool? If I am am able to shut it off is there any risk to turning it back on myself?

STOOP STAIR REPAIR

Has anyone used these guys Brownstone Authority? Our cement stairs on the stoop are cracking and a large chunk fell off recently. As far as i can see there have been mixed reviews for Metro, Jmos, Malack or Buscarello.. who else is out there?

DESIGNER FOR A VICTORIAN BATHROOM?

I’m planning to re-do my bathroom in true Victorian high style. Can anyone recommend an architect/designer that can take the project from start to finish?

I’m looking for someone who has real historical knowledge, style and resources. The room is small and I was hoping to find someone who can add unique architectural details.

C of O

I am about to close on a brownstone in Crown Heights. There is no C of O and our mortgage is contingent on having a C of O. The sellers have hired an expediter who began the process on 3/1/06. I am wondering if there is any chance we can get a C of O by 3/24/006, our current close date. (Two weeks from now.) Anyone know how quickly the expediters move?

plumber

Can anyone recommend a plumber who can trouble shoot a problem which is causing a very very loud banging in the pipes.

pocket doors

Soory, forgot to allow comments anyone have a referral to someone who can put a pocket door in for me?

Collapsed Retaining Wall!

As if all the other issues that have reared their ugly heads in the past year with our renovation haven't been enough- the retaining wall that is behind our house on Warren St that spans about five courtyards & is owned by the other side at 200 Court St (has a rear yard behind us) collapsed into our courtyard on Friday, leaving us with what looked like Beirut in bricks and rubble. Worse yet, the guy who owns the building (Tony DiPiazza) wants to rebuild it with a metal fence instead of brick, IS HE KIDDING? I wish, but he has a bad rep with his tenants I have heard, and has violations galore with DOB on that building and frankly I was shocked he even sent someone to clean up the mess. The first rebuilding estimate came in at 15,000. Any suggestions folks? The guy is lucky no one (as in children who play back there, and me being pregant) got hurt. I know masons are spendy, but anything less is better!

Hi -- Can anyone recommend a good air duct cleaning service? We just moved into a brownstone and there are thick layers of sediment in each of our ducts -- it's a forced air house. I called Sears and their prices were very reasonable. Has anyone used them or other vendors they would recommend? Thanks, Rachel

Tenant's Lease Renewal premature?

I bought and moved into a three family house six months ago. There were existing tenants in the second floor. Negotiations would not budge for having the house delivered vacant. Their lease is up six months from now, but they are insisting that I tell them now whether I plan to renew the lease. They pay their rent on time, but have been less than desirable in other respects. I know that I need to give them at least 60 days written notice if I do not wish to renew the lease. We had a sit down I have told them this. They are still pushing for an answer. If anyone can give me advice on whether I should even be discussing this at this time.

Cabinet Fair

Has anyone used Cabinet Fair (37th and 3rd across from Costco) for kitchen cabinets? They make their own cabinets, and the prices seem pretty reasonable compared to 'name' brands.

Joining you in Bay Ridge

After over 20 years in the Slope, we are moving to Bay Ridge ( mid 80s). "Importing" my plumber and electrician but I need some suggestions for local services- carpeting, hardware, locksmith, floor refinisher, closet design etc. Can anyone be my welcome wagon?

The Union Lofts

All of these lofts have sold except for one. Is there any way to find out the final closing price of the ones that have sold? Thanks!

March 12, 2006

Cornice

Can anyone recommend a company that repairs metal cornices. Please tell me your experience. How much?

How would you feel if your new neighbor....

Whenever a black/Latino or other longstanding family on the block sells their home I always think, "there goes the neighborhood". Because? It usually means, esp as of late, Manhattanites move in and start doing the most, in my opinion, un-neighborly/brooklyn renovations. Case in point. A family of our has just purchased a four story brownstone w/ 20-22/50' "footprint". They are planning to build a 16 to 20 foot 3 story extension that spans the entire width of their lot, thereby changing the block's backyard "skyline" if you will. This extension will cast quite a large shadow, block light, and if there are side windows, encroach on the privacy of their neighbors. In full disclosure, the lots on our block are on average 150' foot deep.

Everyone on our block thinks this is overkill and would like to see their expansion stopped. We like the idea of waving to our each other from our decks and feel that this will set a precedence that will change the neighborhood into another Manhattan (which is what I thought they wanted to get away from). Apparently the wife wants her children's bedrooms on the same floor as her bedroom (so WTF is the top floor going to be...an S&M den, hydroponic pot farm, smoke house?).

It just does not seem in the spirit of the Brooklyn brownstoner. Why move into a home having pissed off all of your neighbors before even meeting them or better yet, does not meet your needs? If they want a McMansion shouldn't they...oh god whatever.

I also feel that people should be able to do whatever they want with their homes if they want but at the same time I would rather have them crap on my lawn rather than take my sky out...at least I would be able to clean up the crap.

What do other Brownstoners think?

Brownstone Foundation Repair/Replacement

Can anyone recommend a good contractor and/or architect to work with in addressing mortar breakdown/deterioration in stone foundation walls of a brownstone? We have gaps in between stones in the foundation were the mortar has turned to dust and fallen away. An engineer told us we likely need to replace the foundation walls and that it will be a significant and involved project. Any recommendations would be much appreciated.

Any one ever consider radiant heating in their brownstone? Any experiences, contractors, etc?

Birds Nesting

I have birds nesting above my entrance door, and its making a real mess on the stoop. As much as I want to remove them, I don't want to do anything unnecessarily cruel, especially if the nests have eggs. Does anyone know how to deal with this?

March 11, 2006

Glass Installer

Could someone Please recommend a Glass Installer other than Bernie's Glass. We initially went to Bernie's Glass and were treated horribly.

We are looking to install bevelled glass in an old wood door.

Many thanks.

Why does the DOB BIS list a complaint as 'resolved' after the inspector failed to gain access twice? What is a complainant to do after this? Complain again?

March 10, 2006

marble kitchen counter

everyone tells me i shouldnt do it but i cant give it up quite yet... can anyone who has marble countertops in their kitchen give me the low-down... how high-maintenance it really is and how the marble has weathered normal use? thanks

Fire escapes and fire code

i need to find a few fire escapes to my brownstone, because the building i bought are missing them. i was told i needed to add a sprinkler system or fire escapes to pass my occupancy permit. does anyone have fire escapes or a web site to see if this is true? it wasn't a complete rehab. just 2 bathrooms added. thanks

Converting a window to a door

Could anyone give advice on converting a window into a door, or recommend a contractor to handle the job? Thanks

Dead Trees in Neighbor's Yard

Our neighbor has two giant dead trees in his yard. Recently, he had the upper parts of these trees pruned and discarded, but he has decided to leave two 40 foot high dead stumps in the ground. Needless to say - this is rather unsightly for us and our other neighbors. When I discussed this with the neighbor - he replied that he "liked them that way".

Any ideas as to what we can do? Is there any way to get the city involved? Some of the roots actually are on my property - so would I have any right w/r/t cutting down the tree?

Loud Church on Washington Ave

I live on Saint James Place behind the Evergreen Church on Washington Avenue (b/t Gates and Fulton). I am wondering if their services are distrubing anyone else. Last summer it was impossible for us to open our windows and relax because of their speaker out the window amplified services (lasting for 6+ hours).

Condos on Atlantic

Anybody has more info on the condo project at the gas station on Atlantic and Henry ?
I'm buying in the area and too high of a building would be blocking my water views.

March 9, 2006

neighbors trash

IWhat can I do about a neighbor who's front lawn is strewn with debris. Pieces of wood, headboard, chairs,old t.v.,chest and crates. Asking them to remove it is out of the question.

Earthenware Lead?

I'm considering a salvaged earthenware bathtub for my bathroom but am concerned about the fact that old glazes contained lead. Does anyone know if this is totally unsafe for kids bathing? Would I need to reglaze?

exterior recs?

We're in Ditmas Park West and we're looking to do some exterior work this spring/summer. The work includes a complete paint job (wood siding with some stripping of paint to be done) as well as replacing gutters and more than a few bad boards in the eaves. Because of the scope, this job is just slightly more than a paint job but slightly less than a job that truly befits a GC. We're willing to break it up among vendors or find someone that can do the whole thing. Anybody have any recent recs (or damnations) for either individual trades or a contractor that can handle? Thanks.

March 8, 2006

What has happened to Cino's??

Can anyone tell us what happened to Cino's??? After moving to BedStuy, we were in the area recently only to find it gone!BooHooHoo! We have such fond memories of wonderful food and friends (Sal was my daughter's favorite) We were profoundly saddened(though not entirely surprised given all of the change in Ft.Green) to see that the doors were shut. So what is the scoop?

Stripping

Looking to have my wooden spindles,bannisters and
moldings stripped. Does anyone know where i might have
them dipped?

Thanks

Favorite home repair books & sources?

Just wondering if anyone could recommend some books or magazines with solid DIY home improvement info (those geared to old homes would be especially appreciated): how to fix plaster holes in walls, how to paint, maintain radiators - that sort of thing. I love the forum here at Brownstoner, but any suggestions for in-depth guides would be very much appreciated. (When's the Brownstoner book?)

Garden Centers

I'm hoping to find a great Long Island or NJ garden center. Does anyone have any recommendations? On a previous post, someone enthusiastically recommended Roseland Nursery but I cant find any place with that name in New York. Anyone know where it is or if I have the name wrong?

THanks for your input!

Home Depot for Siding

Is there anyone who has done vinyl siding on a frame house considered Home Depot product and services or decided against them.

New Hardwood Flooring

I have an 1875 brick row house that has 8”x 8” hardwood floors with strips of mahogany boarders throughout its 3 floors. Half its floors have been sanded and polyurethane several times, so there are nails protruding out and cracks in the wood. Another problem is while walking on the floor several things in the room shake, needless to mention how it sounds on the level below. During the process of renovation several interior walls will be removed and I’ll have to replace the empty floor spaces, along with the repositioning of the boarders, so I think it is time for replacement floors.

I want to continue the same hardwood 8”x 8” pattern and have received several estimates. One recommended putting the new parquet on top of the existing parquet floor, another suggested taking off the old parquet and replacing it with the new one, and still another suggested installing a new plywood sub floor and than the new parquet. Surprising the company who stated a new sub floor (which I thought would be more time consuming), gave me the cheapest price. Any suggestions on what would be the best way to go?

Brownstone front doors- stay or go?

I've got a door dilemma in Park Slope and I'm hoping for some advice. Our double front door is original and has been neglected for years - to the point that some rot has set it at the bottom and most of the varnish has come off the front. If possible I'd like to salvage them and have them restored to their proper state, but not if it's impractical to do so or will cost more than new doors. So does anyone know a "door expert" that can give an unbiased opinion on cost and trouble of restoring versus replacing these doors? I saw a post about New York Wood Restoration but I couldn't find any contact info. Thanks very much.

Tag Sale includes brownstone indoor shutters

104 So Oxford (between Fulton & Lafayette) - fundraiser for
in-scale development of Ft. Greene/Clinton Hill will include
a floor's worth of original shutters from a So. Oxford brownstone, along with many other brownstone related architectural items. Friday, March 17 6-8pm Preview $5 at door includes glass of wine. Sat. March 18 11am-8pm and
Sun. March 19 1-6pm free entry.

Boiler fumes in my house

I have an oil burner in my brownstone that is quite old. When it turns itself on it seems to send quite a bit of stinky fumes up to the ground floor. The fumes are relatively faint and there is certainly no visible smoke, but the smell is offensive nonetheless. Also, it almost seems that the smell is getting worse. Does this sound like a ventilation problem with my chimney? Is it in need of a cleaning or is it someting else? Also, I currently have a maintenance contract with my oil company. Although these agreements vary from company to company, is this a problem I can expect to be remedied under the terms of my current contract?

Thanks in advance.

Expediters

Just want to give all of you brave people in Brownstone land some confidence. I successfully expedited my own job and completion of my C of O. I agree, it is not for everybody, but it can be done.

sidewalk/walkways

Hi-
In Ditmas Park looking to have my front walk and the cement walkway around the house we graded and repoured. Any suggestions for a good contractor? Costs? Thanks in advance.

A/C in my brownstone

How do people go about doing th A/C in a larger brownstone with out destroying the look and feel? Has anyone put in central A/C or is this just a pipe dream? Should I just admit that the window unit is the way to go? I'd love some feedback or recommendations.

bodega?

Anyone know what happened to Bodega's restaurant on Fulton and Clinton Ave? Its been closed for a week now with no sign outside.

Anyone got the scoop on future plans for that space?
Thanks

Noise Issues

Has anyone successfully dealt with noise issues from neighboring buisnesses? And if so, how? I've tried talking to the establishment and had no luck. There are a few restaurants in a row with backyard seating, a couple of them are fine (noisy but fairly civilized) the one that is a problem is a bar (a very loud bar). People have braved the freezing cold to spend all winter out there smoking and getting drunk and loud so, I can imagine that the spring and summer is going to be awful.

Pressed Tin

Anyone know of a good, local supplier of pressed tin ceilings/backsplash? I'm in Greenpoint, Brooklyn.

March 7, 2006

Park Slope 4th Ave Noisey?

I was looking at an apt near the union ave stop on 4th ave in park slope. It is on the 2nd floor about 1/3 of the way up from 4th ave towards 5th ave. The apt faces the street and can get a slight view of 4th ave. I'm curious if anyone can tell me how loud and what the air quality is like to be next to 4th ave. Thanks.

Lefferts Place Question

I'd like to know about the area of Lefferts Place between Classon and Grand. I wanted to know if it's in a relatively 'improving' area. I noticed and read about the hotel nearby which was a bummer but wanted to know more. I see that it falls just outside this Operation Impact anti crime efforts of the NYPD. Did this program have any effect (affect?) regarding safety around that? Did it really need help in the first place? I don't know much about clinton hill and just needed some feedback on whether that's more of a block for having a family on or not. Thank you.

Cold cast iron radiators

I was hoping someone would have a suggestion as to what to do with cast iron radiators that do not heat up all the way. Only the top part of the radiator gets hot - the lower rungs of the radiator stay cold. This happens only in 2 out of 4 radiators on our lower level - so I know the hot water is getting through. It's an old colonial house built in 1928 with a hot water gravity system. My husband has tried to "bleed" the radiators with no luck. Help anyone? All suggestions would be appreciated.

New insurance opinions?

Hello all, I've just searched the archives and caught myself up on what has been said regarding insuring a brownstone. We'll be closing on our first one in a couple of months, and I was hoping to get some additional opinions/horror stories/recommendations.

I'm leaning towards a premium policy. However, the house right now is a POS and will remain a POS for more than a year (my husband is convinced it will be two) while we renovate. Does it make any sense to go with a cheaper company now, and then switch when the renovations are finished, or just start with the more expensive policy?

Also, several posters mentioned starting your search with the company you insure your car with. Does anyone have anything to say about Geico?

Thanks a bunch! I'm cleaning my square glasses now in anticipation of your enlightening posts.

Eddie's

About that salvage place on Grand and Greene...I have been by there twice and it is always closed. Does anyone have a phone number for it, so i can call ahead of time to confirm their hours? Its a real schlep for me, but I desperately need fireplace mantles.

Mirror

Want to mirror a wall in my bathroom with one glass panel, or two at most. I want the mirror to be not too thin. Anyone have a reasonable glass/mirror service in Brooklyn?

antique hardware

I have original hardware from my brownstone and would like to have it cleaned. Can anyone recommend a place. Some of it looks like copper did they use copper?

March 6, 2006

Need lawyer for protection against apt. development

I live in a Clinton Hill rowhouse next door to a massive 40-unit luxury condo development going up on Myrtle between Hall and Washington. The development site is an old warehouse that was attached to my house on the first and second floors (my house is 4 stories). They are tearing down the warehouse completely, and excavating to build the foundation. I share a 100-foot property line with the development site. Right now they are in the demolition phase and plan to begin excavation this summer.

I've watched the demolition nervously and initially I had hoped to resolve any problems without a lawyer, but the time has come. The contractor has torn down the wall of the warehouse directly adjacent to my property, which had formed one side of my backyard (no fence on this side because the wall had been an effective barrier). While he promised to demolish the wall by hand (and I believe he did), he did not put up a safety fence in my backyard before doing so, and there are piles of bricks in my yard and I am worried about the lack of security--particularly with the recent murders on Classon.

Now he has pried out some of the warehouse's roof tiles that were slightly embedded in my house's shingles, and there is some surface damage to my exterior wall. I'm also really worried about the excavation this summer--I asked the contractor and developer to pay for a structural survey of my house to make sure there won't be any damage to my foundation. The contractor told me he could recommend surveyers but it seems that they will not pay for the survey.

I need a lawyer who can help me determine what my rights are and to keep an eagle eye on the development. I haven't even seen the final plans, despite repeated requests. And they hinted at building windows on my property line! Please help!

excavatingin a fully attatched building

Hello. I have a fully attached building in Gowanus that I would like to build an extension (25X20)to the already 25X50 main structure. The foundation will need to be 6 ft deep ( frost line) and all the dirt can be moved to the rear of the lot which is already a hole from a previous structure. With only hallway and basement trap access, how long and how expensive is the excavation???

missing woodwork

I am searching for replacements. I am in need of fretwork and a capital. Any suggestions where I can look.

Fire Escape Repair Job

I have a fire escape in the rear of a 3 family/story (Brooklyn) that needs to be repaired. There's a part of the railing that has become separated. There might be some other spots that need some repair. Anyone know of a good company/good price that can check it all out and put it ship-shape?

Thx.

Stairs are a little loose and creaky

Got an interior staircase that is really pretty. The house is old and the stairs are starting to creak and give a little. How to repair and not replace?

Any suggestions? Anyone know of anyone?

Thanks!!

Seeking Experienced Old House Expert

I am looking for reliable recommendations on an expert who can replace lolly columns with steel (cement filled) lolly columns and possibly sister-support the existing central beam in the cellar. I am not looking to jack the house since lots of plaster detail might suffer.

Does anyone have any good recommendations for me? The house is in Brooklyn.

Thanks.

Looking for rubbish removal company

We have about 20-25 contractor's bags (partly full) of plaster and lathe debris. We had it stacked inside our fence, and the DEP fined us for that! Now, it's back in our basement and we have been trying to get someone to remove it, but very few people from the yellow pages seem to even call back. One person quoted $250/-. Is that right? Any recommendations for good and reasonable rubbish removal companies?

Plaster Repair and Paint

I am trying to get bids for someone to come in and fix cracking plaster walls, some molding and paint 2 floors of a brownstone (this includes stairway). I need someone who is versed in proper molding repair, someone who is able to canvas plaster walls where needed and someone who is experienced with lead abatement and cleanup. Does anyone have any professional reccomendations? Thank you.

gilding a pier mirror

I have a built in plaster mirror over my mantel that I would like to gold leaf. Has anyone ever attempted this? There's a lot of old paint--the latest layer is latex but god knows what is under that.

old oil tank removal -- any advice?

our finished basement includes a closet with the old oil tank still present. (the house was converted to gas heat a few years ago.) i'm not even sure if the tank is empty. i'd love to use the closet for storage. any idea how much it would cost to have removed and any recommendations for someone to get it and haul it away. it appears to be very attached to the ground and it might need to be cut apart to get it to the street. also, i'm worried if there's oil still in it. any ideas?

judson

New Lolly Columns and/or a new Center Beam?

I'm a new owner of a Brooklyn Frame - 100 year old house 3 story with cellar and the floors are a bit sloped toward the center. The inspector (a P.E.) indicated that the central beam in the cellar has tree trunk columns and they are probably weakening. The beam has some cracks that he thinks might also be contributing. He offered 3 possible strategies:
1) Stop any further sagging:
1A) install new steel/cement filled lolly columns. This stops further sag, but doesn't correct it.
1B) Install a steel I-beam alongside the existing one with new steel/cement-filled lolly columnns
2) Correct the sag: install a new I-beam and lolly columns and possible crank up slightly.

The house has some lovely plaster details and I'm afraid that these might be damaged if I attempt to jack up the beam. The engineer also said that without gutting walls to see pipes, pipes could get stressed as well, if jacking.

I'm really looking for a minimally invasive procedure!

Does anyone have any experience and possibly know a good person who can help me assess and do the work (I'm thinking options 1A or 1B).

Any advice for evening out the floors... or just live with it?

Thanks!!

March 5, 2006

1 big bath or 1+ 1/2 bath?

We are renovating our small bathroom (the only one on the 2nd floor, and no bath on 1st floor) and have the opportunity to either a) put in a larger tub b) put in a double sink or c) steal some space from a walk-in closet on the other side to give the master bedroom a 1/2 bath, either sink+toilet or a shower. Right now the only other bathroom in our brownstone is a crappy half bath in the English basement, which we hope to one day renovate into a luxurious full bath. Since right now it's only my husband and me, I am leaning towards simply expanding the bath we have, adding a double sink to accommodate our morning routines. But I realize that my husband and I most likely will move out of New York in a few years' time, so I am considering which reno might be most appealing to future buyers. If you were buying a home, would you appreciate a 1/2 bath in the master (in which case, sink+toilet or shower?), or would you rather have a more spacious primary bath? Many thanks for any comments.

March 4, 2006

renovation costs?

Going into contract on a bed-stuy brownstone, and we just had the house (2-family, three story) inspected. The inspector was incredibly exacting. While the house is structurally sound (masonry walls and columns do need to be resurfaced with concrete, forget the term), he was recommending a gut reno. This was a shocker to us. $300,000 worth of renovation??? Is this an insane estimate? Does anyone have experience with upgrading plumbing + electrical in a 100-yr old home who could comment on the time and expense involved? Also, I have seen extensive posts here on demo+sheetrock vs. patching+skimcoating of damaged/cracked walls. Does it make sense to cut into walls for new plumbing/electric and then fix them up, or is it better to demo them down to their framing, do the work, and then sheetrock over them?
Million other questions, but let's start here.

Pressure balance vs. thermostatic for new tub-shower

We are renovating 2 bathrooms and understand that in New York, tub-shower faucets now have to be "anti-scald," meaning hot and cold water have to be controlled by one faucet knob. Apparently, this leaves us with the choice between getting a "pressure-balance" system, in which the water pressure is constant and the faucet knob then just controls the temperature of the water, or a thermostatic system, which is much more expensive but which provides two knobs, allowing us to control both the water pressure and the temperature. We are thinking of going with the pressure balance due to cost considerations, but just wanted to know from other people who have gotten this system--is there any problem with just having uniform water pressure that you cannot adjust? Thanks in advance.

Brownstone Garden Design

I would like to re-design my brownstone backyard this spring. I have a concrete patio that extends about 12 ft from the back of the house and the rest is "yard." Can't afford a designer, but can anyone recommend reference books or websites? Thanks for your help.

Leak in roof? Call this guy!!

I just want to thank the forum for recommending Nick Kontzamanis--AKA "Leak Master"--we had a leak in our roof, found his name on this site and called. He showed up ON TIME (!!), was pleasant, professional and completed the work that day. What a find!! Thanks Nick and thanks fellow brownstoner forum-ers...this is a great resource for new homeowners! Nick's # is 718-421-2000

Tell him Liz and Matt referred you...

Cleaning co. to get the lead out

Can anyone recommend a company that will come in and professionally clean up after a renovation, particularly focusing on getting rid of any lead dust? We have done some big renovations on our PS brownstone and are bringing 2 newborns back home very soon. Thanks!

March 3, 2006

condo conversion

You're going to hate me for asking this on this board, but has anyone condo'ed their building in Brooklyn? How much did it cost you? How many units did you have? What attorney did you use? How much were the fees and taxes? How long did the process take? Do banks have a problem lending to potential buyers when the building has only 3 units?

Brooklyn versus Staten Island

I used to live in Brooklyn. Nice. But I bought house in Staten Island, near Verrazano. Beach, boardwalk, bike paths, playground, fishing pier, near shoping, buses and much more. I think live is much better here in Staten Island.

I am selling my house by the way. This house is so beautiful, you're going to love it! Ultra modern fully upgraded house. New- not old, super clean- not dirty, new modern house- not brownstone, new pait- not old paint with lead, 3 car driveway- not parking on the street, 1 block to beach and boardwalk- not 1 block to BQE, come and see. I have open house on sunday 12-4 PM. Must see! If you realy looking for a good house, you will buy my house. New, super clean, and everything included: all new appliances, window treatment, designer light fixtures, even new modern furniture, and much more... I have to move out of state. Call me more info. 718-415-7871 I need to sell it fast!

French doors into archway

Can anyone recommend contractor/carpenter to put in french doors where ther's an archway between 2 rooms. The arch will have to be cut open more.
thanks

GC Recommendation for New Construction

We are preparing to embark on a rear addition with new foundation work. Can someone recommend a General Contractor who has experience with new construction?

Thanks so much.

New Concrete Floor

Without any excavation, we would like to pour a concrete floor over the existing rubble floor of our cellar in order to minimize the dust and dirt.

Should we think of this as a concrete slab or topping?
Should we definitely include steel rebars?
Is a permit required for such a job?
Can anyone recommend a subcontractor for such a job?

Thanks!

Removing Vinyl Siding/restoring wood facade

Can anybody recommend a contractor who would be willing to work in Greenpoint to remove the vinyl siding, restore or replace the wood as necessary, and install new windows? Sadly, this probably isn't a pure 'preservation' opportunity, since the former owner completely destroyed the original window apertures, among other things, and I don't think it would be feasible for us to do a true restoration. But we would like to get some bids so that we can at least improve the facade with some measure of respect for the building's history, and replace the cheap, leaking, crappy windows that we've currently got. Thanks!!

Movers not Shakers

Anyone have experience moving with Movers not Shakers?

Dipping Doors

Can someone recommend where I can send 3 large doors out to be dipped (or stripped). I'm a single mother of a small child and I want to get the lead out, so to speak. I'm looking for the best price, but really need the company to come, take the doors down themselves, dip them, deliver and then rehang them. I'm just not equipped to take a door down myself or figure out how to rehang one. Way too giant and heavy. Thanks. If price isn't nuts, I have other doors too. But these 3 are the real issue.

Thanks.

Need a Small Job Guy!

Hi-
We have some small jobs in our brownstone and would love any referrals. It would be great if someone could do them all, because at this point we'd prefer not to piecemeal everything. We need
-Someone to stain oak stairs
-Lay Hardwood flooring in two hallways and a bedroom
-Repair basic molding along stairs and wall
-Paint hallway, foyer, and one room
Any advice is appreciated.

March 2, 2006

Interior French Doors - Three?

I live on the second floor (above the parlor) in a Carroll Gardens brownstone. It's basically three rooms, the room that divides the street-facing room and the middle room (my living room) has a door frame with a 7 panel glass insert above the frame. The hinges are still on, and there are two holes in the top of the frame. I'm trying to figure out what was there before - doors of some kind, with about 30" panels, it seems. Any suggestions on (A) what was there originally? or (B) how i could put some replacement doors in there? or (C) where to start? Thanks!

absolute floors

any comments about experience with Absolute Floors company and their work would be appreciated. I would like them to sand and refinish 2 staircases within my brownstone. I feel positive about them, but would like to hear if anyone has experience with their work. thanks.

Laundry in small self managed co-op

Hi, I am looking for some information about putting in a laundry (maybe two washers and two dryers) in a small self managed brownstone co-op. We would want them to be pay machines. Any opinions on just buying coin operated machines and servicing them ourselves? Anybody know of a laundry room company that services small buildings? How do these companies work and what are their costs? Primarily we are a small biulding trying to build up our reserve, so we can't affford to subsidize the laundry for everyone. We need the machines to earn enough to pay for the extra costs involved in operating them.

Insulation to replace asbestos on pipes

Hi, we're planning on having asbestos removed on the pipes in our basement and are wondering what to do about re-inisulating. Pipe man said the insulation comes in varying widths, from an inch up. Does anyone know what makes the most sense, cost-efficiency wise?

Prices you are willing to pay

I am trying to make it sound as not selling any services, but probably the nature of question would not alow me to do this. I can only give a promise to browstoner that I will not respond to any job offers posted in comments. But brownstoner.com is a very good place to ask this questions. So, I'll try and for now my goal is to get information only.
I have a relative who are new in NYC, works in construction and want to do small projects on his own. from time to time he gets something and ask me how much is reasonable to charge for:
1. Paint room, like 20x20' for example, including primer
2. Skimcoat the same room
3. Put prefinished floor 20x20
4. Build inside of small closet from plywood or customer materials, leftovers, etc
5. Fix leaky faucet
6. Regrout tiles for an average size bath
7. Tile
I am not sure if I give him correct answers.

thank you for your answers and please do not ask me how you can hire my relative if Brownstoner will not give an explicit permission to do this in this topic.

North Slope construction

Just wondering if anyone knows anything about the construction in North Slope (7th Ave & Sterling)? When will it be done and any idea how much they'll sell for?

One building has been seemingly finished for a year and the other went up fast, but now seems to be moving slowly.

A/C : portables? central?

One of the selling points of our house when we bought it, is that it has forced air heat, and therefore (supposedly) easy to add-on A/C. Furnace guy came to fix furnace on day that it was 17 degrees, and he said, not the type of forced air we have. He said the A/c wouldnt be effective in our system. Heat is fixed, but we are dissapointed, looking towards summer to say the least. NOT one more summer with those horrible monsters that blockout the windows....
Our parlor floor parlor room is probably only 25 ft across, or so, and is used as a bedroom. With the a/s unit in, it is dark and then there is no possibility to open a window when one wouldnt otherwise need the a/c. I am wondering if anyone can recommend one of theose window-less portable a/c units, like delonghi makes, from experience. Alos, any comments about any hope for central air, and who to go to would be greatly appreciated.
Thanks.

March 1, 2006

Taking down a dead tree

We are taking down a large dead tree in our backyard. It hangs over the yards of several neighbors. It is clearly in everyone's best interest to remove the tree as dead branches already fall from time to time, and the whole tree could fall if unattended. But not all our neighbors want to be cooperative (especially after enduring over 15 months of renovations on our house). We have to take the tree down, but it will involve branches falling in our neighbors' yards, which we plan to to remove. Does anyone know if an unhappy neighbor can make real trouble for us? We have verbally notified them that we plan to remove the tree and cover any resultant damage to their property. Is there anything else that we should do?

Oil to gas Conversion

Considering an Oil to Gas conversion in my three story Brownstone. Has anyone ever used Pipe Doctor? The guy's name is Anthony and he quoted me $4,000. he will be removing an old oil tank and installing a burner and water heater. Does this sound like a fair price? He claims that he can do all of the work in two days and he'll be onsite. He gave me his license number to look up?

Thanks

Any experience with Everlast Construction?

We are considering using them for brownstone stoop and facade work and would appreciate any comments. Thanks!

window pane replacement

I need to replace two window panes on large windows. Any recommendations?

Thanks.

Brownstone resurfacing question

If a brownstone is properly resurfaced, how long should the work last? This is a huge expense and I want to make sure it lasts.

Our house has been painted. I'm not wild about the color and a neighbor warned that water can behind the paint and cause the stone to crumble. I've heard about paints that allow the stone to breathe. Will that paint prevent water damage to the stone?

We've owned the house for exactly 8 days and our renovation vision is much more costly than our budget. We're trying to get a sense of what needs to be done, how we can afford it, and setting up a timetable. That and unpack....

judson

Need contractor

I am searching for a contractor who can repair some termite damage in my brownstone. It's not fancy work needs to be done right. We need to pull up a wood floor in the extension (in order to put down chemicals), reconnect a radiator and then put down a new floor, probably slate (?). I also need to replace a few joists in the basement. I already have a termite guy lined up, so the person would need to work with him. Thanks!

Alluminum fin baseboard covers

I have forced hot water heat which uses alluminum fins along the baseboard to disperse heat. I threw away the covers durring renovations and can't find where to buy them.Any suggestions would be appreciated.

Brownstone pool

perhaps an insane question, but has anyone considered putting an in-ground pool in the backyard of a townhouse, where there is no access to the yard for a backhoe or any other large-ish equipment? any suggestions as to contractors? any idea of cost?

Forum: March 2006

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